920 W Tony St Unit 12C · Gonzales, LA 70737

$119,000

2 bd · 1.5 ba · 1,094 sqft · Condo · 55 Days on market

Built 1983 Good condition $109/sqft · at area comps Est $118k · at est. $322/mo HOA · 21% 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 +16.0/30.0
• 1% rule +7.8/10.0
• ARV discount +7.3/15.0
• DSCR +4.9/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

With a back entrance to Heritage Crossing, one can easily enjoy the wonderful eateries and shopping available in the neighboring Lifestyle Development just seconds away! No carpet here! Laminate flooring in Living Room and both Bedrooms. Private patio and fresh paint make this condo a must see! This one won't last long. HOA fee of $322/month includes exterior insurance and maintenance, sewer, water, and garbage.

Key facts

• Laminate flooring
• Fresh paint
• Private patio

Tags

• BACK ENTRANCE
• LAMINATE FLOORING
• PRIVATE PATIO
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $58 ($698/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Zoned schools: Pecan Grove Primary School (math 35% / reading 51%, grade F, #197 of 646 statewide, top 31%, 643 students, 71% FRL); Gonzales Middle School (math 18% / reading 33%, grade F, #139 of 218 statewide, top 64%, 781 students, 69% FRL); East Ascension High School (math 47% / reading 49%, grade D, #43 of 265 statewide, top 16%, 2,098 students, 55% FRL) — zoned schools average 65% FRL vs 44% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 53% district-wide (-14 pts) — the specific schools serving this property underperform the Ascension Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 571 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $823 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 15 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 1.28% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 6.5

CMA / ARV

• ARV (median comp): $118,417
• List price: $119,000
• Delta: 0.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-14,960
• Equity at exit: $17,743

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-5,714
• Equity at exit: $10,289

Cash invested: $33,320 (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: 571
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$322
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $58

Break-even live

Break-even rent $1,449

Max offer price $119,000

Occupancy floor 91%

Sensitivity live

Price	-10% $140	-5% $99	+0% $58	+5% $17	+10% $-24
Rent	-10% $-62	-5% $-2	+0% $58	+5% $118	+10% $178
Rate	-1.0pp $118	-0.5pp $88	base $58	+0.5pp $27	+1.0pp $-4

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 W Tony St Unit 12-D Gonzales, LA	2.0	1.5	1088	$1,425	$1.31	25d	1	0.01mi
910 W Macci St Unit 18D Gonzales, LA	2.0	1.5	1108	$1,375	$1.24	25d	1	0.07mi
609 Saint Francis Pkwy Gonzales, LA	1.0–3.0	1.0–2.0	1104	$1,706	$1.55	15d	15	0.34mi
2020 S Veterans Blvd Gonzales, LA	1.0–2.0	1.0–2.0	895	$1,653	$1.85	15d	14	0.92mi
2009 S Veterans Blvd Gonzales, LA	2.0–3.0	2.0	1191	$2,020	$1.70	15d	13	1.11mi
2419 W Orice Roth Rd Gonzales, LA	1.0–3.0	1.0–2.0	1084	$1,318	$1.22	15d	19	1.20mi
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	45d	1	1.21mi

HOA detail condo

• Monthly dues: $322 · $3,864/yr
• Likely covers: watersewertrash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-14
   status $119,000 Pending 55 DOM
2. 2026-06-10
   days on market $119,000 Active 55 DOM
3. 2026-06-09
   days on market $119,000 Active 54 DOM
4. 2026-06-08
   days on market $119,000 Active 53 DOM
5. 2026-06-07
   days on market $119,000 Active 52 DOM
6. 2026-06-05
   days on market $119,000 Active 49 DOM
7. 2026-06-03
   days on market $119,000 Active 48 DOM
8. 2026-06-02
   days on market $119,000 Active 47 DOM
9. 2026-06-01
   days on market $119,000 Active 46 DOM
10. 2026-05-31
    days on market $119,000 Active 45 DOM
11. 2026-05-31
    days on market $119,000 Active 44 DOM
12. 2026-05-06
    price $119,000 415-char remark

    Show marketing remark (415 chars)

    With a back entrance to Heritage Crossing, one can easily enjoy the wonderful eateries and shopping available in the neighboring Lifestyle Development just seconds away! No carpet here! Laminate flooring in Living Room and both Bedrooms. Private patio and fresh paint make this condo a must see! This one won't last long. HOA fee of $322/month includes exterior insurance and maintenance, sewer, water, and garbage.

13. 2026-05-06
    price $119,000 415-char remark

    Show marketing remark (415 chars)

    With a back entrance to Heritage Crossing, one can easily enjoy the wonderful eateries and shopping available in the neighboring Lifestyle Development just seconds away! No carpet here! Laminate flooring in Living Room and both Bedrooms. Private patio and fresh paint make this condo a must see! This one won't last long. HOA fee of $322/month includes exterior insurance and maintenance, sewer, water, and garbage.

14. 2026-04-16
    listed $122,000 Active 415-char remark

    Show marketing remark (415 chars)

    With a back entrance to Heritage Crossing, one can easily enjoy the wonderful eateries and shopping available in the neighboring Lifestyle Development just seconds away! No carpet here! Laminate flooring in Living Room and both Bedrooms. Private patio and fresh paint make this condo a must see! This one won't last long. HOA fee of $322/month includes exterior insurance and maintenance, sewer, water, and garbage.

15. 2026-04-16
    listed $122,000 Active 415-char remark

    Show marketing remark (415 chars)

    With a back entrance to Heritage Crossing, one can easily enjoy the wonderful eateries and shopping available in the neighboring Lifestyle Development just seconds away! No carpet here! Laminate flooring in Living Room and both Bedrooms. Private patio and fresh paint make this condo a must see! This one won't last long. HOA fee of $322/month includes exterior insurance and maintenance, sewer, water, and garbage.

16. 2021-12-22
    soldstatus Sold
17. 2021-12-03
    status Pending
18. 2021-12-02
    status Active
19. 2021-11-24
    status Pending
20. 2021-11-17
    price $95,000
21. 2021-11-05
    price $99,900
22. 2021-09-28
    listed $104,500 Active
23. 2021-09-28
    listed $95,000
24. 2020-08-21
    soldstatus
25. 2020-06-23
    listed $1,000
26. 2019-08-16
    soldstatus
27. 2019-08-07
    listed $1,000
28. 2012-10-30
    listed $80,900
29. 2010-05-28
    listed $99,500
30. 2010-05-28
    listed $99,500
31. 2009-09-15
    listed $105,000
32. 2009-09-15
    listed $105,000
33. 2005-03-21
    listed $95,900
34. 2004-03-25
    listed $76,400
35. 2004-03-25
    listed $76,400

ⓘ 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 4/10 Moderate FEMA zone X · 22% 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: $18,266
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − HOA: −$3,864
• − Depreciation: −$3,462
• Taxable loss: −$1,028
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $944/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This condo is in good condition with fresh paint and laminate flooring, ready for a new owner or renter.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+55.8% since first listed

24 events — show timeline

• 2026-05-06 Price Changed $119,000 AcadianaMLS
• 2026-05-06 Price Changed $119,000 GBRMLS
• 2026-04-16 Listed $122,000 GBRMLS
• 2026-04-16 Listed $122,000 AcadianaMLS
• 2021-12-22 Sold (MLS) — GBRMLS
• 2021-12-03 Pending — GBRMLS
• 2021-12-02 Relisted — GBRMLS
• 2021-11-24 Pending — GBRMLS
• 2021-11-17 Price Changed $95,000 GBRMLS
• 2021-11-05 Price Changed $99,900 GBRMLS
• 2021-09-28 Listed $95,000 AcadianaMLS
• 2021-09-28 Listed $104,500 GBRMLS
• 2020-08-21 Sold (MLS) — GBRMLS
• 2020-06-23 Listed $1,000 GBRMLS
• 2019-08-16 Sold (MLS) — GBRMLS
• 2019-08-07 Listed $1,000 GBRMLS
• 2012-10-30 Listed $80,900 AcadianaMLS
• 2010-05-28 Listed $99,500 AcadianaMLS
• 2010-05-28 Listed $99,500 GBRMLS
• 2009-09-15 Listed $105,000 AcadianaMLS
• 2009-09-15 Listed $105,000 GBRMLS
• 2005-03-21 Listed $95,900 AcadianaMLS
• 2004-03-25 Listed $76,400 AcadianaMLS
• 2004-03-25 Listed $76,400 GBRMLS