None · Prairieville, LA 70769

$189,900

3 bd · 2.0 ba · 1,212 sqft · SingleFamily · 14 Days on market

Built 2001 0.38 ac lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This versatile 3 bed, 2 bath elevated home is perfectly suited as a full-time residence, weekend retreat, or camp. Nestled on 2 spacious lots on Bayou Manchac and surrounded by mature trees, it offers the privacy and charm of waterfront living while remaining conveniently accessible. Inside, you'll find an inviting floor plan featuring a spacious living area with tray ceilings, neutral finishes, and abundant natural light. The kitchen offers ample cabinet and counter space, a gas cooktop, and an adjoining dining area that looks out to the water. With a little TLC, this home presents an excellent opportunity to add your own personal touches and make it truly your own. The elevated design pro

Key facts

• Covered parking
• Natural light
• Waterfront living

Tags

• WATERFRONT LIVING
• COVERED PARKING
• SPACIOUS LOTS
• PORCH OVERLOOKING WATER
• AMPLE CABINET SPACE
• NATURAL LIGHT

Property features AI

Finance

• Other: Directions: HWY 42 to Manchac Acres Rd; turn right on Camp Dr; property will be on the left
• HOA & community: Located in the Manchac Campsites subdivision

Exterior

• Parking: Other parking
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Detached single-family residence; Single-story (entry level not specified)
• Construction: Frame construction; Composition roof; Built with traditional foundation (not specified)
• Exterior features: Waterfront property; Lot dimensions approximately 105 x 163 x 109 x 143; Lot area about 0.38 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Lighting; Porch; Smoke detector(s)
• Laundry & utility: Washer hookup (inside); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 7.9% vs local median 4.3% in Prairieville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#70 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Ascension Parish (suburban): math 48% / reading 58% proficiency, ranked #7 of 98 in LA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.5%/yr); 492 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 579 units permitted in Ascension Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Ascension County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.47% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-21,849
• Equity at exit: $28,315

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-4,560
• Equity at exit: $16,419

Cash invested: $53,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 70769

• Rents YoY: 3.5%
• Active inventory: 492
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,976 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $124

Break-even live

Break-even rent $1,820

Max offer price $189,900

Occupancy floor 89%

Sensitivity live

Price	-10% $255	-5% $189	+0% $124	+5% $58	+10% $-8
Rent	-10% $-32	-5% $46	+0% $124	+5% $202	+10% $280
Rate	-1.0pp $219	-0.5pp $172	base $124	+0.5pp $74	+1.0pp $24

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20122 Leandor Isle Ave Baton Rouge, LA	3.0	2.0	1463	$1,850	$1.26	14d	1	1.11mi

Listing history 11 events

1. 2026-06-18
   days on market $189,900 Active 14 DOM
2. 2026-06-17
   days on market $189,900 Active 13 DOM
3. 2026-06-16
   days on market $189,900 Active 12 DOM
4. 2026-06-15
   days on market $189,900 Active 11 DOM
5. 2026-06-14
   days on market $189,900 Active 9 DOM
6. 2026-06-10
   days on market $189,900 Active 6 DOM
7. 2026-06-09
   days on market $189,900 Active 5 DOM
8. 2026-06-08
   days on market $189,900 Active 4 DOM
9. 2026-06-07
   days on market $189,900 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $189,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,715
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$2,452
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$5,524
• Taxable loss: −$1,542
• Est. tax savings @ 24.0%: +$370
• After-tax cash flow: $1,854/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Ascension Parish
• NCES district ID: 2200090
• Math proficiency: 48% ▼ -31.00%
• Reading proficiency: 58% ▼ -25.00%
• Median HH income: $68,423
• Composite: 47.0/100
• National rank: #2347
• State rank: #7 of 98 in LA

Livability — Prairieville

• Score: 69/100
• State rank: #70
• US rank: #8507

Category grades

Amenities F Commute F Cost of living B Crime B+ Employment A+ Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prairieville, LA
• County: Ascension Parish · 98,362 people
• City population: 49,278
• Metro: Baton Rouge, LA
• Population (ZIP): 49,278
• Household income: $109,404
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 91.0

Population outlook (Ascension County) Hauer SSP2

• Today (2025): 145,480 people
• By 2030: 158,329 · +8.8%
• By 2040: 183,741 · +26.3%
• By 2050: 207,615 · +42.7%
• By 2075: 260,244 · +78.9%
• By 2100: 289,576 · +99.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 15% Two or more races 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 16% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Ascension

• 2024 margin: Solid R (+34.0) · D 32.2% · R 66.1% · Other 1.7%
• 2008→2024 swing: +1.7pp toward D · 2008: -35.7pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+32.5 2016: R+36.0 2012: R+34.3 2008: R+35.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.56%
• Current HPI: 144.2267
• Rent YoY: ▲ 3.47%
• Metro: Baton Rouge, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

+42.9% since first listed

6 events — show timeline

• 2026-06-04 Listed $189,900 GBRMLS
• 2002-11-22 Sold (MLS) — GBRMLS
• 2002-08-06 Listed $109,900 AcadianaMLS
• 2002-08-06 Listed $109,900 GBRMLS
• 2002-06-05 Listed $132,900 AcadianaMLS
• 2002-06-05 Listed $132,900 GBRMLS