1128 S Sky Ave · Gonzales, LA 70737

$199,900

4 bd · 2.0 ba · 1,398 sqft · SingleFamily · 11 Days on market

Built 2010 6,098 sqft lot $143/sqft · at area comps Est $210k · at est. ↓ 2% since listing

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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 +23.0/30.0
• ARV discount +9.6/15.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• 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

***$15,000 in Seller Concessions with Acceptable Offer*** Cozy 4 bedroom home in the heart of Gonzales. This home is already great but still has loads of potential! Enough space for you and your family to be comfortable, and yard space that can accommodate your guest or just be your own personal oasis. Very convenient area that's close to schools, shopping, restaurants, stores, etc. The seller has gotten a quote from a local licensed builder and is offering qualified buyers $15,000 for new paint throughout including the kitchen cabinets, carpet removal with updated floors, a brand new stove, new fence, replacement toilets and upgraded light fixtures. OR you could use the money however you'd like to help during your purchase. Plenty incentive for a great price! Schedule your showing now and see if this home is the perfect fit for you!

Key facts

• New paint
• Updated floors
• Convenient area

Tags

• YARD SPACE
• CONVENIENT AREA
• NEW PAINT
• UPDATED FLOORS
• BRAND NEW STOVE
• NEW FENCE

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Built on a slab foundation
• Exterior features: Vinyl siding; Lot measures approximately 50 x 120 (about 0.14 acres)

Interior

• Bathrooms: Two full bathrooms
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 8.4% 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); 571 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 16y 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.
• Current owner paid $136k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $199,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (median comp): $209,925
• List price: $199,900
• Delta: -0.49%
• 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
1033 S Darla Ave	0.06mi	4/2.0	1,398 (0%)	1mo	$205,000	$147	96
926 Meadow Crossing Dr	0.24mi	3/2.0 (-1)	1,424 (+2%)	2mo	$273,865	$192	79
926 Meadow Crossing Dr	0.24mi	3/2.0 (-1)	1,424 (+2%)	2mo	$273,865	$192	79
1492 Marlena Meadows Dr	0.11mi	3/2.0 (-1)	1,549 (+11%)	2mo	$274,900	$177	70
1316 West Amber St	0.25mi	3/2.0 (-1)	1,525 (+9%)	1mo	$269,500	$177	68
1437 Cypress Grove Ave	0.55mi	3/2.0 (-1)	1,424 (+2%)	2mo	$269,320	$189	65
1437 Cypress Grove Ave	0.55mi	3/2.0 (-1)	1,424 (+2%)	2mo	$269,320	$189	65
628 S Oleana Dr	0.55mi	3/2.0 (-1)	1,436 (+3%)	0mo	$240,000	$167	64
1279 West Amber St	0.27mi	3/2.0 (-1)	1,549 (+11%)	2mo	$274,900	$177	63
1315 West Amber St	0.24mi	3/2.0 (-1)	1,549 (+11%)	4mo	$274,900	$177	62
1722 S Gonzales Trace Ave	0.31mi	3/2.0 (-1)	1,560 (+12%)	4mo	$259,950	$167	58
1026 S Arceneaux Ave	0.74mi	3/1.0 (-1)	1,250 (-11%)	2mo	$155,000	$124	37

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-9,330
• Equity at exit: $29,806

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $22,989
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$135 /mo · $1,623/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $354

Break-even live

Break-even rent $1,604

Max offer price $199,900

Occupancy floor 78%

Sensitivity live

Price	-10% $467	-5% $411	+0% $354	+5% $298	+10% $241
Rent	-10% $192	-5% $273	+0% $354	+5% $435	+10% $516
Rate	-1.0pp $455	-0.5pp $405	base $354	+0.5pp $302	+1.0pp $250

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39511 Auster Ln Gonzales, LA	3.0	2.0	1461	$2,150	$1.47	15d	1	0.49mi
2137 S Commerce Ave #113 Gonzales, LA	3.0	3.0	1800	$1,650	$0.92	45d	1	0.58mi
2009 S Veterans Blvd Gonzales, LA	2.0–3.0	2.0	1191	$2,397	$2.01	15d	13	0.66mi
12375 E Landry Rd Unit 20 Gonzales, LA	3.0	1.0	1200	$1,193	$0.99	45d	1	0.68mi
2419 W Orice Roth Rd Gonzales, LA	1.0–3.0	1.0–2.0	1084	$1,613	$1.49	15d	19	0.78mi
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	45d	1	0.97mi
38510 Maidens Blush St Gonzales, LA	3.0	2.0	1422	$2,200	$1.55	45d	1	1.12mi
609 Saint Francis Pkwy Gonzales, LA	1.0–3.0	1.0–2.0	1104	$1,993	$1.81	15d	15	1.44mi

Listing history 36 events

1. 2026-06-21
   days on market $199,900 Active 11 DOM
2. 2026-06-18
   days on market $199,900 Active 8 DOM
3. 2026-06-17
   days on market $199,900 Active 7 DOM
4. 2026-06-16
   days on market $199,900 Active 6 DOM
5. 2026-06-15
   days on market $199,900 Active 5 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   pricedays on marketlisting id $199,900 Active 3 DOM
8. 2026-04-27
   status Active 546-char remark
9. 2026-04-27
   price $208,900 546-char remark
10. 2026-04-27
    status Active 563-char remark
11. 2026-04-27
    price $208,900 563-char remark
12. 2026-04-16
    status Pending 546-char remark
13. 2026-04-16
    status Pending 563-char remark
14. 2026-03-28
    price $190,900 546-char remark
15. 2026-03-28
    price $190,900 563-char remark
16. 2026-03-09
    price $195,900 546-char remark
17. 2026-03-09
    price $195,900 563-char remark
18. 2026-02-19
    price $199,900 546-char remark
19. 2026-02-19
    price $199,900 563-char remark
20. 2026-01-05
    price $200,000 546-char remark
21. 2026-01-05
    price $200,000 563-char remark
22. 2025-11-13
    listed $205,000 Active 563-char remark
23. 2025-11-12
    listed $205,000 Active 546-char remark
24. 2016-02-16
    soldstatus $136,000
25. 2016-02-11
    soldstatus Sold
26. 2016-01-21
    status Pending
27. 2016-01-21
    listed $136,900 Active
28. 2016-01-18
    listed $136,900
29. 2015-10-26
    historical
30. 2015-08-03
    listed $131,900 Active
31. 2015-08-03
    listed $131,900
32. 2011-02-11
    soldstatus
33. 2010-05-03
    listed $129,900
34. 2010-05-03
    listed $129,900
35. 2010-03-12
    soldstatus $32,500
36. 2006-04-10
    soldstatus $205,000

ⓘ 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: $1,623 · $135/mo
• Projected year-2 tax: $1,623 · $135/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 · 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: $24,624
• − Mortgage interest: −$11,198
• − Property taxes: −$1,623
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$5,815
• Taxable income: $1,049
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $3,999/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

-2.5% since first listed

33 events — show timeline

• 2026-06-11 Price Changed $199,900 AcadianaMLS
• 2026-06-11 Price Changed $199,900 GBRMLS
• 2026-06-10 Listed $210,000 GBRMLS
• 2026-06-10 Listed $210,000 AcadianaMLS
• 2026-04-27 Relisted — AcadianaMLS
• 2026-04-27 Price Changed $208,900 AcadianaMLS
• 2026-04-27 Relisted — GBRMLS
• 2026-04-27 Price Changed $208,900 GBRMLS
• 2026-04-16 Pending — AcadianaMLS
• 2026-04-16 Pending — GBRMLS
• 2026-03-28 Price Changed $190,900 AcadianaMLS
• 2026-03-28 Price Changed $190,900 GBRMLS
• 2026-03-09 Price Changed $195,900 AcadianaMLS
• 2026-03-09 Price Changed $195,900 GBRMLS
• 2026-02-19 Price Changed $199,900 AcadianaMLS
• 2026-02-19 Price Changed $199,900 GBRMLS
• 2026-01-05 Price Changed $200,000 AcadianaMLS
• 2026-01-05 Price Changed $200,000 GBRMLS
• 2025-11-13 Listed $205,000 GBRMLS
• 2025-11-12 Listed $205,000 AcadianaMLS
• 2016-02-16 Sold (Public Records) $136,000 Public Records
• 2016-02-11 Sold (MLS) — GBRMLS
• 2016-01-21 Pending — GBRMLS
• 2016-01-21 Listed $136,900 GBRMLS
• 2016-01-18 Listed $136,900 AcadianaMLS
• 2015-10-26 Delisted — GBRMLS
• 2015-08-03 Listed $131,900 GBRMLS
• 2015-08-03 Listed $131,900 AcadianaMLS
• 2011-02-11 Sold (MLS) — GBRMLS
• 2010-05-03 Listed $129,900 AcadianaMLS
• 2010-05-03 Listed $129,900 GBRMLS
• 2010-03-12 Sold (Public Records) $32,500 Public Records
• 2006-04-10 Sold (Public Records) $205,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,623 · -1.6% YoY. Source: county tax records.