406 E Chuck St · Gonzales, LA 70737

$175,000

3 bd · 2.0 ba · 1,785 sqft · SingleFamily · 17 Days on market

Built 1978 9,147 sqft lot Est $275k · 36% under

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.3/10.0
• 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

Investor's Special! This spacious 3-bedroom, 2-bath home is located in the quiet Fairwood Subdivision in the heart of Gonzales. Offering great potential, this home features an oversized living room with a charming wood-burning brick fireplace, a formal dining room, and a functional layout ready for your personal touch. With some cosmetic updates including paint, flooring, and kitchen renovations, this property could truly shine. The architectural roof is newer, providing added value and peace of mind. Enjoy multiple covered porches, ample parking, and a convenient storage room. A fantastic opportunity for investors or buyers looking to customize a home in a desirable location.

Key facts

• Formal dining room
• Architectural roof
• 9,147 sq ft lot

Tags

• WOOD-BURNING BRICK FIREPLACE
• FORMAL DINING ROOM
• OVERSIZED LIVING ROOM
• MULTIPLE COVERED PORCHES
• CONVENIENT STORAGE ROOM
• ARCHITECTURAL ROOF

Property features AI

Finance

• Other: Located in the Fairwood subdivision

Exterior

• Parking: Carport (2 spaces); Total 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Residential property
• Construction: Wood siding, frame, and brick construction; Slab foundation; Built with approximately 2661 square feet
• Exterior features: Shingle roof; Lot dimensions approximately 75 x 120 (0.21 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 3 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.13% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $274,890
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1623 S Sandra Ave	0.31mi	3/2.0	1,728 (-3%)	1mo	$178,000	$103	79
1620 S Lynne Ave	0.49mi	3/2.0	1,756 (-2%)	2mo	$217,000	$124	73
309 W Joan St	0.56mi	3/2.0	1,800 (+1%)	1mo	$247,000	$137	72
1127 S Vista Ave	0.58mi	3/2.5	1,760 (-1%)	1mo	$259,000	$147	68
1303 S Sanctuary Ave	0.67mi	3/2.0	1,689 (-5%)	2mo	$285,000	$169	58
1504 Marshland Ave	0.71mi	3/2.0	1,685 (-6%)	2mo	$289,730	$172	56
1504 Marshland Ave	0.71mi	3/2.0	1,685 (-6%)	2mo	$289,730	$172	56
902 S Audubon Place Ave	0.70mi	3/2.5	1,658 (-7%)	1mo	$254,900	$154	53
1105 E Grace St	0.49mi	3/2.0	2,025 (+13%)	3mo	$214,900	$106	52
1506 Cypress Grove Ave	0.73mi	3/2.0	1,649 (-8%)	2mo	$284,850	$173	52
1522 Marshland Ave	0.71mi	4/3.0 (+1)	2,021 (+13%)	2mo	$311,655	$154	34
1312 Cypress Grove Ave	0.73mi	4/3.0 (+1)	2,021 (+13%)	3mo	$315,035	$156	33

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,323
• Equity at exit: $26,093

10-year hold

• IRR: 11.1%
• Equity multiple: 1.88×
• Total profit: $42,880
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,979 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$99 /mo · $1,185/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $474

Break-even live

Break-even rent $1,379

Max offer price $175,000

Occupancy floor 71%

Sensitivity live

Price	-10% $573	-5% $524	+0% $474	+5% $425	+10% $375
Rent	-10% $318	-5% $396	+0% $474	+5% $552	+10% $631
Rate	-1.0pp $562	-0.5pp $519	base $474	+0.5pp $429	+1.0pp $383

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Saint Francis Pkwy Gonzales, LA	1.0–3.0	1.0–2.0	1104	$1,993	$1.81	15d	15	1.07mi
2137 S Commerce Ave #113 Gonzales, LA	3.0	3.0	1800	$1,650	$0.92	44d	1	1.45mi
39511 Auster Ln Gonzales, LA	3.0	2.0	1461	$2,150	$1.47	15d	1	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $175,000 Active 17 DOM
2. 2026-06-17
   days on market $175,000 Active 16 DOM
3. 2026-06-16
   days on market $175,000 Active 15 DOM
4. 2026-06-15
   days on market $175,000 Active 14 DOM
5. 2026-06-14
   days on market $175,000 Active 12 DOM
6. 2026-06-10
   days on market $175,000 Active 9 DOM
7. 2026-06-09
   days on market $175,000 Active 8 DOM
8. 2026-06-08
   days on market $175,000 Active 7 DOM
9. 2026-06-07
   days on market $175,000 Active 6 DOM
10. 2026-06-05
    days on market $175,000 Active 3 DOM
11. 2026-06-03
    days on market $175,000 Active 2 DOM
12. 2026-06-02
    remarks 685-char remark
13. 2026-06-02
    listed $175,000 Active 1 DOM

ⓘ 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: $1,185 · $99/mo
• Projected year-2 tax: $1,185 · $99/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 · 22 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: $23,752
• − Mortgage interest: −$9,803
• − Property taxes: −$1,185
• − Insurance: −$875
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$5,091
• Taxable income: $2,998
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $4,972/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

+19.9% since first listed

9 events — show timeline

• 2026-06-01 Listed $175,000 GBRMLS
• 2026-06-01 Listed $175,000 AcadianaMLS
• 2019-09-25 Sold (MLS) — GBRMLS
• 2019-07-25 Listed $1,500 GBRMLS
• 2016-08-18 Sold (MLS) — GBRMLS
• 2016-07-13 Listed $1,500 GBRMLS
• 2008-02-25 Listed $145,900 AcadianaMLS
• 2008-02-25 Listed $145,900 GBRMLS
• 2003-03-20 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,185 · -1.7% YoY. Source: county tax records.