170 Politz Ave · St. Gabriel, LA 70776

$450,000

3 bd · 2.5 ba · 2,262 sqft · SingleFamily · 212 Days on market

Built 2014 7,405 sqft lot $199/sqft · 9% above area Est $414k · 9% over $40/mo HOA · 1% of rent

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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).

• Cash flow +12.2/30.0
• Appreciation +5.8/10.0
• DSCR +3.6/10.0
• ARV discount +3.6/15.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This is HOME? This beautiful cared-for custom home checks every box and then some! Featuring 3 bedrooms, 2.5 bathrooms, and a private office, this beauty offers both luxury and functionality. Step inside to a split floor plan designed for ultimate privacy in the primary suite. The chef-inspired kitchen boasts a built-in wine cooler, a spacious island, and a cozy keeping room perfect for casual mornings or hosting guests. The expansive living room overlooks a shaded backyard patio, offering the ideal setup for relaxing afternoons or entertaining. You'll love the large walk-in pantry, convenient laundry room, and well-placed half bath for guests. This home also features premium upgrades including a whole-house generator, tankless water heater, and a gutter system -- true essentials for comfort and peace of mind. This one is absolutely a must-see! ?? Floor plan available in the documents. ?? Call today for your private tour!

Key facts

• Spacious island
• Private office
• Split floor plan

Tags

• PRIVATE OFFICE
• SPLIT FLOOR PLAN
• CHEF INSPIRED KITCHEN
• BUILT IN WINE COOLER
• SPACIOUS ISLAND
• LARGE WALK IN PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $435k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $370k (17.8% below list).
• Recommended offer: $370k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 D — 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; 1 comparable units currently listed for rent nearby; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($3k loan paydown + $7k 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.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $370,000 (17.8% 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. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.82% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (median comp): $413,779
• List price: $450,000
• Delta: 8.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 S Club Ave	0.09mi	4/3.0 (+1)	2,304 (+2%)	14mo	$420,000	$182	74
220 Fieldhouse Ave	0.16mi	3/2.5	2,117 (-6%)	9mo	$385,000	$182	74
410 Clock Tower Dr	0.24mi	3/3.0	2,150 (-5%)	7mo	$379,000	$176	73
155 Tiger Dr	0.10mi	3/3.0	2,117 (-6%)	13mo	$399,999	$189	72
270 Fieldhouse Ave	0.14mi	4/3.0 (+1)	2,334 (+3%)	12mo	$410,000	$176	71
510 South Club Ave	0.35mi	4/3.0 (+1)	2,226 (-2%)	9mo	$412,000	$185	67
3132 Veranda View Ave	0.50mi	3/2.5	2,310 (+2%)	11mo	$565,000	$245	64
3135 Veranda Lakes Dr	0.32mi	3/2.5	2,021 (-11%)	5mo	$550,000	$272	63
3129 Veranda Green Ave	0.39mi	3/2.5	2,470 (+9%)	6mo	$649,900	$263	62
3647 Rue D Orleans	0.30mi	3/3.0	2,480 (+10%)	8mo	$560,000	$226	62
3106 Veranda Square Ave	0.43mi	3/2.5	2,518 (+11%)	1mo	$669,900	$266	60
3027 Lac D'or Ave	0.40mi	3/2.5	1,933 (-14%)	9mo	$500,000	$259	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 2.4%
• Equity multiple: 1.13×
• Total profit: $16,106
• Equity at exit: $167,734

10-year hold

• IRR: 6.6%
• Equity multiple: 1.86×
• Total profit: $108,084
• Equity at exit: $234,255

Cash invested: $126,000 (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 70776

• Home prices YoY: 1.1%
• Active inventory: 40
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,700 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$423 /mo · $5,077/yr
• Insurance: −$188
• HOA: −$40
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $-87

Break-even live

Break-even rent $3,811

Max offer price $434,554

Occupancy floor 97%

Sensitivity live

Price	-10% $167	-5% $40	+0% $-87	+5% $-215	+10% $-342
Rent	-10% $-380	-5% $-234	+0% $-87	+5% $59	+10% $205
Rate	-1.0pp $139	-0.5pp $27	base $-87	+0.5pp $-204	+1.0pp $-323

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2904 Rue Dauphine Baton Rouge, LA	4.0	3.0	2622	$3,700	$1.41	44d	1	0.41mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: water

Listing history 30 events

1. 2026-06-18
   days on market $450,000 Active 212 DOM
2. 2026-06-17
   days on market $450,000 Active 211 DOM
3. 2026-06-16
   days on market $450,000 Active 210 DOM
4. 2026-06-15
   days on market $450,000 Active 209 DOM
5. 2026-06-14
   days on market $450,000 Active 207 DOM
6. 2026-06-13
   days on market $450,000 Active 206 DOM
7. 2026-06-10
   days on market $450,000 Active 204 DOM
8. 2026-06-09
   days on market $450,000 Active 203 DOM
9. 2026-06-08
   days on market $450,000 Active 202 DOM
10. 2026-06-07
    days on market $450,000 Active 201 DOM
11. 2026-06-03
    days on market $450,000 Active 197 DOM
12. 2026-06-03
    price $450,000 Active 196 DOM
13. 2026-06-02
    days on market $460,000 Active 196 DOM
14. 2026-06-01
    days on market $460,000 Active 195 DOM
15. 2026-05-31
    days on market $460,000 Active 194 DOM
16. 2026-05-31
    days on market $460,000 Active 193 DOM
17. 2026-05-01
    price $460,000 935-char remark

    Show marketing remark (948 chars)

    This is HOME? This beautiful cared-for custom home checks every box and then some! Featuring 3 bedrooms, 2.5 bathrooms, and a private office, this beauty offers both luxury and functionality. Step inside to a split floor plan designed for ultimate privacy in the primary suite. The chef-inspired kitchen boasts a built-in wine cooler, a spacious island, and a cozy keeping room perfect for casual mornings or hosting guests. The expansive living room overlooks a shaded backyard patio, offering the ideal setup for relaxing afternoons or entertaining. You’ll love the large walk-in pantry, convenient laundry room, and well-placed half bath for guests. This home also features premium upgrades including a whole-house generator, tankless water heater, and a gutter system — true essentials for comfort and peace of mind. This one is absolutely a must-see! ?? Floor plan available in the documents. ?? Call today for your private tour!

18. 2026-05-01
    price $460,000 948-char remark

    Show marketing remark (948 chars)

    This is HOME? This beautiful cared-for custom home checks every box and then some! Featuring 3 bedrooms, 2.5 bathrooms, and a private office, this beauty offers both luxury and functionality. Step inside to a split floor plan designed for ultimate privacy in the primary suite. The chef-inspired kitchen boasts a built-in wine cooler, a spacious island, and a cozy keeping room perfect for casual mornings or hosting guests. The expansive living room overlooks a shaded backyard patio, offering the ideal setup for relaxing afternoons or entertaining. You’ll love the large walk-in pantry, convenient laundry room, and well-placed half bath for guests. This home also features premium upgrades including a whole-house generator, tankless water heater, and a gutter system — true essentials for comfort and peace of mind. This one is absolutely a must-see! ?? Floor plan available in the documents. ?? Call today for your private tour!

19. 2025-11-17
    listed $465,000 Active 935-char remark

    Show marketing remark (948 chars)

    This is HOME? This beautiful cared-for custom home checks every box and then some! Featuring 3 bedrooms, 2.5 bathrooms, and a private office, this beauty offers both luxury and functionality. Step inside to a split floor plan designed for ultimate privacy in the primary suite. The chef-inspired kitchen boasts a built-in wine cooler, a spacious island, and a cozy keeping room perfect for casual mornings or hosting guests. The expansive living room overlooks a shaded backyard patio, offering the ideal setup for relaxing afternoons or entertaining. You’ll love the large walk-in pantry, convenient laundry room, and well-placed half bath for guests. This home also features premium upgrades including a whole-house generator, tankless water heater, and a gutter system — true essentials for comfort and peace of mind. This one is absolutely a must-see! ?? Floor plan available in the documents. ?? Call today for your private tour!

20. 2025-11-17
    listed $465,000 Active 948-char remark

    Show marketing remark (948 chars)

    This is HOME? This beautiful cared-for custom home checks every box and then some! Featuring 3 bedrooms, 2.5 bathrooms, and a private office, this beauty offers both luxury and functionality. Step inside to a split floor plan designed for ultimate privacy in the primary suite. The chef-inspired kitchen boasts a built-in wine cooler, a spacious island, and a cozy keeping room perfect for casual mornings or hosting guests. The expansive living room overlooks a shaded backyard patio, offering the ideal setup for relaxing afternoons or entertaining. You’ll love the large walk-in pantry, convenient laundry room, and well-placed half bath for guests. This home also features premium upgrades including a whole-house generator, tankless water heater, and a gutter system — true essentials for comfort and peace of mind. This one is absolutely a must-see! ?? Floor plan available in the documents. ?? Call today for your private tour!

21. 2023-10-20
    soldstatus Sold
22. 2023-10-20
    soldstatus $445,000
23. 2023-10-05
    status Pending
24. 2023-09-21
    historical
25. 2023-09-11
    listed $444,900 Active
26. 2023-09-11
    listed $444,900
27. 2014-01-31
    soldstatus $54,500
28. 2011-07-25
    soldstatus
29. 2011-06-01
    soldstatus
30. 2009-02-17
    soldstatus $5,861

ⓘ 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: $5,077 · $423/mo
• Projected year-2 tax: $5,077 · $423/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 23 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: $44,400
• − Mortgage interest: −$25,207
• − Property taxes: −$5,077
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,552
• − Management: −$3,552
• − HOA: −$480
• − Depreciation: −$13,091
• Taxable loss: −$8,809
• Est. tax savings @ 24.0%: +$2,114
• After-tax cash flow: $1,065/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

+7748.5% since first listed

14 events — show timeline

• 2026-05-01 Price Changed $460,000 AcadianaMLS
• 2026-05-01 Price Changed $460,000 GBRMLS
• 2025-11-17 Listed $465,000 GBRMLS
• 2025-11-17 Listed $465,000 AcadianaMLS
• 2023-10-20 Sold (Public Records) $445,000 Public Records
• 2023-10-20 Sold (MLS) — GBRMLS
• 2023-10-05 Pending — GBRMLS
• 2023-09-21 Delisted — GBRMLS
• 2023-09-11 Listed $444,900 AcadianaMLS
• 2023-09-11 Listed $444,900 GBRMLS
• 2014-01-31 Sold (Public Records) $54,500 Public Records
• 2011-07-25 Sold (Public Records) — Public Records
• 2011-06-01 Sold (Public Records) — Public Records
• 2009-02-17 Sold (Public Records) $5,861 Public Records

Property tax history

+19.6%/yr

Latest (2024): $5,077 · +25.3% YoY. Source: county tax records.