915 W Macci St Unit 22C · Gonzales, LA 70737

$108,000

2 bd · 2.0 ba · 978 sqft · Townhouse · 15 Days on market

Built 1995 8,505 sqft lot $110/sqft · at area comps Est $113k · at est. $370/mo HOA · 24% of rent

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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 +20.4/30.0
• ARV discount +9.4/15.0
• 1% rule +9.1/10.0
• DSCR +6.5/10.0
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

QUIET, PEACEFUL, AND AFFORDABLE UPSTAIRS UNIT NEAR SHOPPING, RESTAURANTS, HOSPITAL, AND MORE! LAMINATE WOOD FLOORS INLIVING AREA. UPDATED TILE IN KITCHEN, BREAKFAST AND BOTH BATHS. EACH BEDROOM HAS ITS OWN PRIVATE BATH Great 2bd/2bath condo in fantastic location in Cypress Village in Gonzales. All appliances remain including washer/dryer. Good investment property walking distance to hospital and numerous restaurants. Sellers have limited knowledge of property history. Received ownership due to estate transfer. Newer AC system, new stove (never used), refrigerator and microwave. W/ D and all remain, including some furnishings if desired by buyer. Sellers are selling AS IS.

Key facts

• Updated tile
• Laminate wood floors
• New stove

Tags

• UPSTAIRS UNIT
• LAMINATE WOOD FLOORS
• UPDATED TILE
• PRIVATE BATH
• NEWER AC SYSTEM
• NEW STOVE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $108k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.5% in Gonzales — 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 65/100 on livability (#135 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities 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 (+3.3%/yr); 567 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $747 of loan paydown is wiped out by about $3k 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

• It's been on market 15 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y 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.
• Current owner paid $90k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,380 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 5.9

CMA / ARV

• ARV (median comp): $112,661
• List price: $108,000
• Delta: -4.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 W Macci St Unit 21C	0.01mi	2/2.0	975 (-0%)	2mo	$115,000	$118	97
921 W Elrem St Unit 25-A	0.04mi	2/2.0	975 (-0%)	11mo	$110,000	$113	88
921 W Tony St Unit 13 - C	0.06mi	2/2.0	975 (-0%)	14mo	$114,900	$118	85
921 W Tony St Unit 13D	0.08mi	2/2.0	975 (-0%)	16mo	$112,500	$115	82
919 W Rothland St Unit 5B	0.12mi	2/1.5	1,088 (+11%)	6mo	$125,000	$115	68
2817 S Roth Ave Unit 17-C	0.05mi	2/1.5	1,108 (+13%)	7mo	$114,900	$104	68
919 W Rothland St Unit D	0.12mi	2/1.5	1,088 (+11%)	7mo	$130,000	$119	68
913 W Rothland St Unit 6-C	0.12mi	2/1.5	1,088 (+11%)	7mo	$124,900	$115	68
2628 S Roth Ave Unit 31B	0.17mi	2/1.0	1,035 (+6%)	13mo	$116,000	$112	68
2715 S Roth Ave Unit 9B	0.11mi	2/1.5	1,088 (+11%)	12mo	$119,000	$109	65
910 W Macci St Unit B	0.03mi	2/1.5	1,108 (+13%)	12mo	$109,000	$98	64
919 W Rothland St Unit 5-C	0.12mi	2/1.5	1,088 (+11%)	14mo	$111,900	$103	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-7,931
• Equity at exit: $16,103

10-year hold

• IRR: 3.2%
• Equity multiple: 1.24×
• Total profit: $7,156
• Equity at exit: $9,338

Cash invested: $30,240 (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 70737

• Rents YoY: 3.3%
• Active inventory: 567
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$566
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$45
• HOA: −$370
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $141

Break-even live

Break-even rent $1,347

Max offer price $108,000

Occupancy floor 86%

Sensitivity live

Price	-10% $202	-5% $171	+0% $141	+5% $110	+10% $79
Rent	-10% $20	-5% $80	+0% $141	+5% $201	+10% $261
Rate	-1.0pp $195	-0.5pp $168	base $141	+0.5pp $113	+1.0pp $84

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 W Macci St Unit 18D Gonzales, LA	2.0	1.5	1108	$1,375	$1.24	24d	1	0.02mi
920 W Tony St Unit 12-D Gonzales, LA	2.0	1.5	1088	$1,425	$1.31	24d	1	0.08mi
609 Saint Francis Pkwy Gonzales, LA	1.0–3.0	1.0–2.0	1104	$1,706	$1.55	14d	15	0.30mi
2020 S Veterans Blvd Gonzales, LA	1.0–2.0	1.0–2.0	895	$1,653	$1.85	14d	14	0.96mi
2009 S Veterans Blvd Gonzales, LA	2.0–3.0	2.0	1191	$2,020	$1.70	14d	13	1.15mi
2419 W Orice Roth Rd Gonzales, LA	1.0–3.0	1.0–2.0	1084	$1,318	$1.22	14d	19	1.23mi
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	44d	1	1.27mi

HOA detail

• Monthly dues: $370 · $4,440/yr

Listing history 13 events

1. 2026-05-07
   status Pending 681-char remark

   Show marketing remark (679 chars)

   QUIET, PEACEFUL, AND AFFORDABLE UPSTAIRS UNIT NEAR SHOPPING, RESTAURANTS, HOSPITAL, AND MORE! LAMINATE WOOD FLOORS INLIVING AREA. UPDATED TILE IN KITCHEN, BREAKFAST AND BOTH BATHS. EACH BEDROOM HAS ITS OWN PRIVATE BATH Great 2bd/2bath condo in fantastic location in Cypress Village in Gonzales. All appliances remain including washer/dryer. Good investment property walking distance to hospital and numerous restaurants. Sellers have limited knowledge of property history. Received ownership due to estate transfer. Newer AC system, new stove (never used), refrigerator and microwave. W/D and all remain, including some furnishings if desired by buyer. Sellers are selling AS IS.

2. 2026-05-07
   status Pending 679-char remark

   Show marketing remark (679 chars)

   QUIET, PEACEFUL, AND AFFORDABLE UPSTAIRS UNIT NEAR SHOPPING, RESTAURANTS, HOSPITAL, AND MORE! LAMINATE WOOD FLOORS INLIVING AREA. UPDATED TILE IN KITCHEN, BREAKFAST AND BOTH BATHS. EACH BEDROOM HAS ITS OWN PRIVATE BATH Great 2bd/2bath condo in fantastic location in Cypress Village in Gonzales. All appliances remain including washer/dryer. Good investment property walking distance to hospital and numerous restaurants. Sellers have limited knowledge of property history. Received ownership due to estate transfer. Newer AC system, new stove (never used), refrigerator and microwave. W/D and all remain, including some furnishings if desired by buyer. Sellers are selling AS IS.

3. 2026-04-21
   listed $108,000 Active 681-char remark

   Show marketing remark (679 chars)

   QUIET, PEACEFUL, AND AFFORDABLE UPSTAIRS UNIT NEAR SHOPPING, RESTAURANTS, HOSPITAL, AND MORE! LAMINATE WOOD FLOORS INLIVING AREA. UPDATED TILE IN KITCHEN, BREAKFAST AND BOTH BATHS. EACH BEDROOM HAS ITS OWN PRIVATE BATH Great 2bd/2bath condo in fantastic location in Cypress Village in Gonzales. All appliances remain including washer/dryer. Good investment property walking distance to hospital and numerous restaurants. Sellers have limited knowledge of property history. Received ownership due to estate transfer. Newer AC system, new stove (never used), refrigerator and microwave. W/D and all remain, including some furnishings if desired by buyer. Sellers are selling AS IS.

4. 2026-04-21
   listed $108,000 Active 679-char remark

   Show marketing remark (679 chars)

   QUIET, PEACEFUL, AND AFFORDABLE UPSTAIRS UNIT NEAR SHOPPING, RESTAURANTS, HOSPITAL, AND MORE! LAMINATE WOOD FLOORS INLIVING AREA. UPDATED TILE IN KITCHEN, BREAKFAST AND BOTH BATHS. EACH BEDROOM HAS ITS OWN PRIVATE BATH Great 2bd/2bath condo in fantastic location in Cypress Village in Gonzales. All appliances remain including washer/dryer. Good investment property walking distance to hospital and numerous restaurants. Sellers have limited knowledge of property history. Received ownership due to estate transfer. Newer AC system, new stove (never used), refrigerator and microwave. W/D and all remain, including some furnishings if desired by buyer. Sellers are selling AS IS.

5. 2006-11-30
   soldstatus $89,900
6. 2006-11-15
   listed $89,900
7. 2006-09-27
   listed $89,900
8. 2006-09-27
   listed $89,900
9. 2005-11-29
   listed $79,900
10. 2005-03-21
    listed $73,100
11. 2005-03-21
    listed $73,100
12. 2004-03-16
    listed $68,900
13. 2004-03-16
    listed $68,900

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

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $992 · $83/mo
• Projected year-2 tax: $992 · $83/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,298
• − Mortgage interest: −$6,050
• − Property taxes: −$992
• − Insurance: −$540
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − HOA: −$4,440
• − Depreciation: −$3,142
• Taxable income: $206
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $1,637/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 — Gonzales

• Score: 65/100
• State rank: #135
• US rank: #12429

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gonzales, LA
• County: Ascension Parish · 98,362 people
• City population: 49,084
• Metro: Baton Rouge, LA
• Population (ZIP): 49,084
• Household income: $82,521
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 863.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 59% Black 26% Hispanic / Latino 10% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Lithuanian 15% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 9% French/Haitian/Cajun 1% 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: ▼ -89.49%
• Current HPI: 145.3384
• Rent YoY: ▲ 3.26%
• 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

+56.7% since first listed

13 events — show timeline

• 2026-05-07 Pending — GBRMLS
• 2026-05-07 Pending — AcadianaMLS
• 2026-04-21 Listed $108,000 AcadianaMLS
• 2026-04-21 Listed $108,000 GBRMLS
• 2006-11-30 Sold (Public Records) $89,900 Public Records
• 2006-11-15 Listed $89,900 AcadianaMLS
• 2006-09-27 Listed $89,900 AcadianaMLS
• 2006-09-27 Listed $89,900 GBRMLS
• 2005-11-29 Listed $79,900 AcadianaMLS
• 2005-03-21 Listed $73,100 AcadianaMLS
• 2005-03-21 Listed $73,100 GBRMLS
• 2004-03-16 Listed $68,900 AcadianaMLS
• 2004-03-16 Listed $68,900 GBRMLS

Property tax history

+0.2%/yr

Latest (2025): $992 · -1.6% YoY. Source: county tax records.