2077 Ravier Ln · St. Gabriel, LA 70776

$102,000

3 bd · 2.0 ba · 1,376 sqft · SingleFamily · 26 Days on market

Built 2009 0.50 ac lot ↓ 34% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Property Subject to be a Short sale.

Key facts

• 0.5 acre lot
• Garage
• Built 2009

Property features AI

Exterior

• Parking: Garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One-story
• Construction: Vinyl siding
• Exterior features: Half-acre lot (approximately 0.5 acre); Lot dimensions about 50 x 100; Subdivision: Ravier Place

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate flooring; Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $662 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).
• Recommended offer: $100k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 4.0% in St. Gabriel — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($705 loan paydown + $2k appreciation (1.6% local appreciation)).
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 16y ago; this cycle's ask has dropped $14k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $100,470 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.70% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.80%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 2.65×
• Total profit: $47,078
• Equity at exit: $38,020

10-year hold

• IRR: 33.0%
• Equity multiple: 5.14×
• Total profit: $118,309
• Equity at exit: $53,098

Cash invested: $28,560 (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 70776

• Home prices YoY: 1.1%
• Active inventory: 40
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$535
• Tax est. 1.5%: −$128 /mo · $1,530/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $662

Break-even live

Break-even rent $892

Max offer price $102,000

Occupancy floor 57%

Sensitivity live

Price	-10% $732	-5% $697	+0% $662	+5% $626	+10% $591
Rent	-10% $525	-5% $593	+0% $662	+5% $730	+10% $798
Rate	-1.0pp $713	-0.5pp $688	base $662	+0.5pp $635	+1.0pp $608

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $102,000 Active 26 DOM
2. 2026-06-17
   days on market $102,000 Active 25 DOM
3. 2026-06-16
   days on market $102,000 Active 24 DOM
4. 2026-06-15
   days on market $102,000 Active 23 DOM
5. 2026-06-14
   days on market $102,000 Active 21 DOM
6. 2026-06-13
   days on market $102,000 Active 20 DOM
7. 2026-06-10
   statusdays on market $102,000 Active 18 DOM
8. 2026-05-06
   price $102,000
9. 2026-05-06
   status Pending
10. 2026-05-06
    status Active
11. 2026-05-06
    price $102,000
12. 2026-04-07
    status Pending
13. 2026-04-07
    status Pending
14. 2026-04-02
    status Active
15. 2026-04-02
    price $86,000
16. 2026-04-02
    status Active
17. 2026-04-02
    price $86,000
18. 2026-01-17
    status Pending
19. 2026-01-06
    status Active
20. 2026-01-05
    price $100,000
21. 2026-01-05
    price $100,000
22. 2026-01-05
    status Active
23. 2026-01-04
    listed $116,000
24. 2026-01-04
    listed $116,000 Active
25. 2019-03-22
    soldstatus Sold
26. 2019-02-04
    status Pending
27. 2019-01-30
    listed $125,000 Active
28. 2019-01-30
    listed $125,000
29. 2019-01-19
    historical
30. 2017-06-26
    status Pending
31. 2017-04-28
    status Active
32. 2017-03-30
    historical
33. 2016-10-27
    price $125,000
34. 2016-09-01
    listed $127,000 Active
35. 2016-08-31
    listed $125,000
36. 2010-05-01
    listed $154,900
37. 2010-05-01
    listed $154,900

ⓘ 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 5/10 Major FEMA zone X · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,757
• − Mortgage interest: −$5,714
• − Property taxes: −$1,530
• − Insurance: −$510
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − Depreciation: −$2,967
• Taxable income: $6,715
• Est. tax owed @ 24.0%: −$1,612
• After-tax cash flow: $6,328/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: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — St. Gabriel

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Gabriel, LA
• City population: 6,672
• Population (ZIP): 6,304

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 48% White 39% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Lithuanian 7% Serbian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 2%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.60%
• Current HPI: 149.6923
• 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

-34.2% since first listed

30 events — show timeline

• 2026-05-06 Price Changed $102,000 AcadianaMLS
• 2026-05-06 Pending — GBRMLS
• 2026-05-06 Relisted — GBRMLS
• 2026-05-06 Price Changed $102,000 GBRMLS
• 2026-04-07 Pending — AcadianaMLS
• 2026-04-07 Pending — GBRMLS
• 2026-04-02 Relisted — AcadianaMLS
• 2026-04-02 Price Changed $86,000 AcadianaMLS
• 2026-04-02 Relisted — GBRMLS
• 2026-04-02 Price Changed $86,000 GBRMLS
• 2026-01-17 Pending — GBRMLS
• 2026-01-06 Relisted — GBRMLS
• 2026-01-05 Price Changed $100,000 AcadianaMLS
• 2026-01-05 Price Changed $100,000 GBRMLS
• 2026-01-05 Relisted — GBRMLS
• 2026-01-04 Listed $116,000 GBRMLS
• 2026-01-04 Listed $116,000 AcadianaMLS
• 2019-03-22 Sold (MLS) — GBRMLS
• 2019-02-04 Pending — GBRMLS
• 2019-01-30 Listed $125,000 AcadianaMLS
• 2019-01-30 Listed $125,000 GBRMLS
• 2019-01-19 Delisted — GBRMLS
• 2017-06-26 Pending — GBRMLS
• 2017-04-28 Relisted — GBRMLS
• 2017-03-30 Delisted — GBRMLS
• 2016-10-27 Price Changed $125,000 GBRMLS
• 2016-09-01 Listed $127,000 GBRMLS
• 2016-08-31 Listed $125,000 AcadianaMLS
• 2010-05-01 Listed $154,900 AcadianaMLS
• 2010-05-01 Listed $154,900 GBRMLS