314 Vatican Dr · Donaldsonville, LA 70346

$115,000

3 bd · 1.5 ba · 1,400 sqft · SingleFamily · 21 Days on market

Built 1979 0.32 ac lot Est $176k · 35% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Schools +4.7/10.0
• DSCR +3.8/10.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single-family home in Donaldsonville offering spacious living areas, ample parking, and a large lot with mature trees. Conveniently located near local schools, shopping, dining, River Road, and Highway 70 with easy access to Gonzales and surrounding Ascension Parish areas. Great opportunity for first-time homebuyers, investors, or buyers seeking affordable housing in Ascension Parish. Located in a USDA Rural Development eligible area with possible 100% financing available for qualified buyers. Flood Zone X. Schedule your private showing today!

Key facts

• 0.32 acre lot
• 2 parking spots
• Built 1979

Property features AI

Exterior

• Parking: Carport with space for 2 vehicles; Total of 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Single-story
• Construction: Brick construction; Slab foundation
• Exterior features: Lot approximately 0.32 acres (89 x 109)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-12 ($-150/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (17.4% below list).
• Recommended offer: $95k (17.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#292 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A; Watch: schools 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: 33 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $795 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 21 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $95,000 (17.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $176,400
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1509 Carroll St	0.41mi	3/2.0	1,379 (-2%)	7mo	$164,900	$120	70
204 Saint Joseph St	0.22mi	3/2.0	1,329 (-5%)	12mo	$130,000	$98	70
217 Myrtle Grove St	0.48mi	3/2.0	1,458 (+4%)	14mo	$184,300	$126	57
106 Anthony Dr	0.14mi	3/2.0	1,226 (-12%)	19mo	$210,000	$171	55
310 Gardenia Dr	0.47mi	3/2.0	1,462 (+4%)	21mo	$189,500	$130	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-19,434
• Equity at exit: $17,147

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-17,966
• Equity at exit: $9,943

Cash invested: $32,200 (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 70346

• Home prices YoY: -34.5%
• Active inventory: 33
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$112 /mo · $1,344/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-12

Break-even live

Break-even rent $966

Max offer price $112,799

Occupancy floor 96%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Oak Ridge Ave Donaldsonville, LA	2.0	1.5	1144	$950	$0.83	14d	1	0.58mi
104 Oak Ridge Ave Donaldsonville, LA	2.0	1.5	1144	$950	$0.83	13d	1	0.59mi
116 Oak Ridge Ave Donaldsonville, LA	2.0	1.5	1144	$950	$0.83	13d	1	0.62mi
118 Oak Ridge Ave Donaldsonville, LA	2.0	1.5	1144	$950	$0.83	44d	1	0.63mi

Listing history 19 events

1. 2026-06-18
   days on market $115,000 Active 21 DOM
2. 2026-06-17
   days on market $115,000 Active 20 DOM
3. 2026-06-16
   days on market $115,000 Active 19 DOM
4. 2026-06-15
   days on market $115,000 Active 18 DOM
5. 2026-06-14
   days on market $115,000 Active 16 DOM
6. 2026-06-10
   days on market $115,000 Active 13 DOM
7. 2026-06-09
   days on market $115,000 Active 12 DOM
8. 2026-06-08
   days on market $115,000 Active 11 DOM
9. 2026-06-07
   days on market $115,000 Active 10 DOM
10. 2026-06-05
    days on market $115,000 Active 7 DOM
11. 2026-06-03
    days on market $115,000 Active 6 DOM
12. 2026-06-02
    days on market $115,000 Active 5 DOM
13. 2026-06-01
    days on market $115,000 Active 4 DOM
14. 2026-05-31
    days on market $115,000 Active 3 DOM
15. 2026-05-31
    days on market $115,000 Active 2 DOM
16. 2026-05-19
    historical $115,000 549-char remark

    Show marketing remark (549 chars)

    Single-family home in Donaldsonville offering spacious living areas, ample parking, and a large lot with mature trees. Conveniently located near local schools, shopping, dining, River Road, and Highway 70 with easy access to Gonzales and surrounding Ascension Parish areas. Great opportunity for first-time homebuyers, investors, or buyers seeking affordable housing in Ascension Parish. Located in a USDA Rural Development eligible area with possible 100% financing available for qualified buyers. Flood Zone X. Schedule your private showing today!

17. 2026-05-19
    historical $115,000

    Show marketing remark (549 chars)

    Single-family home in Donaldsonville offering spacious living areas, ample parking, and a large lot with mature trees. Conveniently located near local schools, shopping, dining, River Road, and Highway 70 with easy access to Gonzales and surrounding Ascension Parish areas. Great opportunity for first-time homebuyers, investors, or buyers seeking affordable housing in Ascension Parish. Located in a USDA Rural Development eligible area with possible 100% financing available for qualified buyers. Flood Zone X. Schedule your private showing today!

18. 2021-07-23
    soldstatus $120,000
19. 2007-11-30
    soldstatus $38,250

ⓘ 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: $1,344 · $112/mo
• Projected year-2 tax: $1,344 · $112/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 1/10 Low FEMA zone X · 0% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$6,442
• − Property taxes: −$1,344
• − Insurance: −$575
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$3,345
• Taxable loss: −$2,130
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $362/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 — Donaldsonville

• Score: 58/100
• State rank: #292
• US rank: #20697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donaldsonville, LA
• Population (ZIP): 9,831

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 Black (68%)
• Race & ethnicity: Black 68% White 27% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 8%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -68.89%
• Current HPI: 130.5878
• Rent YoY: —
• Metro: —
• 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

+200.7% since first listed

4 events — show timeline

• 2026-05-19 Coming Soon $115,000 AcadianaMLS
• 2026-05-19 Coming Soon $115,000 GBRMLS
• 2021-07-23 Sold (Public Records) $120,000 Public Records
• 2007-11-30 Sold (Public Records) $38,250 Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,344 · -1.5% YoY. Source: county tax records.