316 Claiborne St · Donaldsonville, LA 70346

$120,000

2 bd · 1.0 ba · 1,700 sqft · SingleFamily · 18 Days on market

Built 1979 8,712 sqft lot Est $221k · 46% 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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.1/10.0
• Schools +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready 2 bed, 1 bath in Donaldsonville offers something most homes in this price range cannot: a built in expansion opportunity. An unfinished studio space sits underneath the main living area, ready to be finished into a private guest suite, home office, rental unit, or whatever fits your vision. Whether you are buying to live, invest, or both, this property gives you room to grow without leaving the value behind. The main level is bright, functional, and ready for immediate occupancy. The lower studio is a clean slate, currently unfinished, offering a flexible footprint for the next owner to customize. With the right vision, this property can serve as a single family home with bonus space or a dual income property with a finished accessory unit. Once finished, the lower studio could generate steady rental income, accommodate extended family, or serve as a dedicated workspace. Few homes at this price point deliver this level of flexibility for both lifestyle and income. Open to Conventional, VA, FHA, RD, and Cash financing. Located in the historic Donaldsonville community, with easy access to Highway 1, schools, and downtown amenities. Vacant and easy to show. This is the kind of property that rewards a buyer who can see what's possible. Come take a look.

Key facts

• 8,712 sq ft lot
• 2 parking spots
• Built 1979

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Multi/split levels
• Construction: Brick exterior; Slab foundation
• Exterior features: Brick construction; Slab foundation; Lot approximately 0.2 acres (70 x 130)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#292 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A; Watch: schools 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: 33 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 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 + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.11% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.42%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $221,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Opelousas St	0.08mi	3/2.0 (+1)	1,635 (-4%)	23mo	$75,000	$46	62
310 Gardenia Dr	0.53mi	3/2.0 (+1)	1,462 (-14%)	21mo	$189,500	$130	26

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,650
• Equity at exit: $17,892

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $30,603
• Equity at exit: $10,375

Cash invested: $33,600 (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 70346

• Home prices YoY: -34.5%
• Active inventory: 33
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$629
• Tax from tax record: −$26 /mo · $316/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $348

Break-even live

Break-even rent $893

Max offer price $120,000

Occupancy floor 69%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1228 Mississippi St Donaldsonville, LA	2.0	1.0	1426	$2,100	$1.47	23d	1	0.89mi
113 Oak Ridge Ave Donaldsonville, LA	2.0	1.5	1144	$950	$0.83	14d	1	1.40mi
104 Oak Ridge Ave Donaldsonville, LA	2.0	1.5	1144	$950	$0.83	13d	1	1.41mi
116 Oak Ridge Ave Donaldsonville, LA	2.0	1.5	1144	$950	$0.83	13d	1	1.44mi
118 Oak Ridge Ave Donaldsonville, LA	2.0	1.5	1144	$950	$0.83	43d	1	1.45mi

Listing history 15 events

1. 2026-06-15
   status $120,000 Pending 18 DOM
2. 2026-06-15
   days on market $120,000 Active 18 DOM
3. 2026-06-14
   days on market $120,000 Active 16 DOM
4. 2026-06-10
   days on market $120,000 Active 13 DOM
5. 2026-06-09
   days on market $120,000 Active 12 DOM
6. 2026-06-08
   days on market $120,000 Active 11 DOM
7. 2026-06-07
   days on market $120,000 Active 10 DOM
8. 2026-06-05
   days on market $120,000 Active 7 DOM
9. 2026-06-03
   days on market $120,000 Active 6 DOM
10. 2026-06-02
    days on market $120,000 Active 5 DOM
11. 2026-06-01
    days on market $120,000 Active 4 DOM
12. 2026-05-31
    days on market $120,000 Active 3 DOM
13. 2026-05-31
    days on market $120,000 Active 2 DOM
14. 2026-05-22
    historical $120,000 1283-char remark

    Show marketing remark (1283 chars)

    Move in ready 2 bed, 1 bath in Donaldsonville offers something most homes in this price range cannot: a built in expansion opportunity. An unfinished studio space sits underneath the main living area, ready to be finished into a private guest suite, home office, rental unit, or whatever fits your vision. Whether you are buying to live, invest, or both, this property gives you room to grow without leaving the value behind. The main level is bright, functional, and ready for immediate occupancy. The lower studio is a clean slate, currently unfinished, offering a flexible footprint for the next owner to customize. With the right vision, this property can serve as a single family home with bonus space or a dual income property with a finished accessory unit. Once finished, the lower studio could generate steady rental income, accommodate extended family, or serve as a dedicated workspace. Few homes at this price point deliver this level of flexibility for both lifestyle and income. Open to Conventional, VA, FHA, RD, and Cash financing. Located in the historic Donaldsonville community, with easy access to Highway 1, schools, and downtown amenities. Vacant and easy to show. This is the kind of property that rewards a buyer who can see what's possible. Come take a look.

15. 2026-05-22
    historical $120,000

    Show marketing remark (1283 chars)

    Move in ready 2 bed, 1 bath in Donaldsonville offers something most homes in this price range cannot: a built in expansion opportunity. An unfinished studio space sits underneath the main living area, ready to be finished into a private guest suite, home office, rental unit, or whatever fits your vision. Whether you are buying to live, invest, or both, this property gives you room to grow without leaving the value behind. The main level is bright, functional, and ready for immediate occupancy. The lower studio is a clean slate, currently unfinished, offering a flexible footprint for the next owner to customize. With the right vision, this property can serve as a single family home with bonus space or a dual income property with a finished accessory unit. Once finished, the lower studio could generate steady rental income, accommodate extended family, or serve as a dedicated workspace. Few homes at this price point deliver this level of flexibility for both lifestyle and income. Open to Conventional, VA, FHA, RD, and Cash financing. Located in the historic Donaldsonville community, with easy access to Highway 1, schools, and downtown amenities. Vacant and easy to show. This is the kind of property that rewards a buyer who can see what's possible. Come take a look.

ⓘ 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: $316 · $26/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$344/yr (+$29/mo · 108.7%)

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

Taxation est. · year 1

• Rental income: $16,002
• − Mortgage interest: −$6,722
• − Property taxes: −$316
• − Insurance: −$600
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$3,491
• Taxable income: $2,312
• Est. tax owed @ 24.0%: −$555
• After-tax cash flow: $3,619/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 — Donaldsonville

• Score: 58/100
• State rank: #292
• US rank: #20697

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing C Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donaldsonville, LA
• Population (ZIP): 9,831

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 27% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 8%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -68.89%
• Current HPI: 130.5878
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Coming Soon $120,000 AcadianaMLS
• 2026-05-22 Coming Soon $120,000 GBRMLS

Property tax history

-0.1%/yr

Latest (2018): $316 · +0.1% YoY. Source: county tax records.