219 E Railroad St · Gonzales, LA 70737

$119,900

1 bd · 1.0 ba · 930 sqft · MultiFamily · 170 Days on market

Built 1960 6,098 sqft lot $129/sqft · 17% below area Est $145k · 17% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Investor Opportunity in Ascension Parish - 1BR/1BTH w/ 930sqft living/1,285sqft under roof. Located at 219 E. Railroad St, Gonzales, LA 70737 on a 50x120 lot in Flood Zone X (no flood insurance required). Brick home offering great rental potential with room to add value through updates and TLC. Features include a 10x12 covered back porch and an architectural shingle roof approximately 8–10 years old. The home is currently tenant occupied, and the tenant would like to remain, providing immediate rental income for investors. * * * * This income-producing property is being sold AS-IS, and the seller will make no repairs. * * * * SHOWINGS ARE BY APPOINTMENT ONLY- please do not disturb tenant. Don’t miss this solid opportunity to expand your rental portfolio in Gonzales.

Key facts

• Rental potential
• Covered back porch
• 6,098 sq ft lot

Tags

• COVERED BACK PORCH
• ARCHITECTURAL SHINGLE ROOF
• RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.2% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 579 units permitted in Ascension Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.90% ✓
• Cap rate: 17.17%
• Cash-on-cash: 38.86%
• DSCR: 2.73
• GRM: 4.4

CMA / ARV

• ARV (median comp): $145,250
• List price: $119,900
• Delta: -17.45%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.3%
• Equity multiple: 2.50×
• Total profit: $50,374
• Equity at exit: $17,877

10-year hold

• IRR: 42.2%
• Equity multiple: 5.03×
• Total profit: $135,353
• Equity at exit: $10,367

Cash invested: $33,572 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,284 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$39 /mo · $462/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $1,087

Break-even live

Break-even rent $908

Max offer price $119,900

Occupancy floor 47%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,284
Total (2 units)			$2,284

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12023 Roddy Rd Gonzales, LA	2.0	1.0	900	$950	$1.06	14d	1	0.87mi

Listing history 17 events

1. 2026-06-18
   days on market $119,900 Active 170 DOM
2. 2026-06-17
   days on market $119,900 Active 169 DOM
3. 2026-06-16
   days on market $119,900 Active 168 DOM
4. 2026-06-15
   days on market $119,900 Active 167 DOM
5. 2026-06-14
   days on market $119,900 Active 165 DOM
6. 2026-06-10
   days on market $119,900 Active 162 DOM
7. 2026-06-09
   days on market $119,900 Active 161 DOM
8. 2026-06-08
   days on market $119,900 Active 160 DOM
9. 2026-06-07
   days on market $119,900 Active 159 DOM
10. 2026-06-05
    days on market $119,900 Active 156 DOM
11. 2026-06-03
    days on market $119,900 Active 155 DOM
12. 2026-06-02
    days on market $119,900 Active 154 DOM
13. 2026-06-01
    days on market $119,900 Active 153 DOM
14. 2026-05-31
    days on market $119,900 Active 152 DOM
15. 2026-05-31
    days on market $119,900 Active 151 DOM
16. 2025-12-30
    listed $119,900 Active 795-char remark

    Show marketing remark (768 chars)

    Investor Opportunity in Ascension Parish - 1BR/1BTH w/ 930sqft living/1,285sqft under roof. Located at 219 E. Railroad St, Gonzales, LA 70737 on a 50x120 lot in Flood Zone X (no flood insurance required). Brick home offering great rental potential with room to add value through updates and TLC. Features include a 10x12 covered back porch and an architectural shingle roof approximately 8-10 years old. The home is currently tenant occupied, and the tenant would like to remain, providing immediate rental income for investors. ****This income-producing property is being sold AS-IS, and the seller will make no repairs.**** SHOWINGS ARE BY APPOINTMENT ONLY- please do not disturb tenant. Don't miss this solid opportunity to expand your rental portfolio in Gonzales.

17. 2025-12-30
    listed $119,900 Active 768-char remark

    Show marketing remark (768 chars)

    Investor Opportunity in Ascension Parish - 1BR/1BTH w/ 930sqft living/1,285sqft under roof. Located at 219 E. Railroad St, Gonzales, LA 70737 on a 50x120 lot in Flood Zone X (no flood insurance required). Brick home offering great rental potential with room to add value through updates and TLC. Features include a 10x12 covered back porch and an architectural shingle roof approximately 8-10 years old. The home is currently tenant occupied, and the tenant would like to remain, providing immediate rental income for investors. ****This income-producing property is being sold AS-IS, and the seller will make no repairs.**** SHOWINGS ARE BY APPOINTMENT ONLY- please do not disturb tenant. Don't miss this solid opportunity to expand your rental portfolio in Gonzales.

ⓘ 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: $462 · $39/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: +$197/yr (+$16/mo · 42.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 24% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,408
• − Mortgage interest: −$6,716
• − Property taxes: −$462
• − Insurance: −$600
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − Depreciation: −$3,488
• Taxable income: $11,757
• Est. tax owed @ 24.0%: −$2,822
• After-tax cash flow: $10,224/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

+0.0% since first listed

2 events — show timeline

• 2025-12-30 Listed $119,900 AcadianaMLS
• 2025-12-30 Listed $119,900 GBRMLS

Property tax history

+5.8%/yr

Latest (2025): $462 · -1.7% YoY. Source: county tax records.