308 Bunn St · Donaldsonville, LA 70346

$140,000

3 bd · 2.0 ba · 1,161 sqft · SingleFamily · 27 Days on market

Built 1955 0.28 ac lot $121/sqft · 16% below area Est $166k · 16% under

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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).

• ARV discount +14.5/15.0
• Cash flow +9.2/30.0
• Schools +4.7/10.0
• Livability +2.9/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Donaldsonville for investors or buyers looking to add value. This 3 bed, 2 bath home was built around 1955. It offers solid bones, a functional layout, and a huge shop that's perfect for projects, storage, or hobbies. The windows were replaced 6 years ago giving you a head start towards efficiency. All appliances remain with the home, including the gas stove, refrigerator, stand alone freezer and washer and dryer. The property sits on .275 acres and has a massive 20 x 40 metal shop that is plumbed for water and electric. Another added bonus is no flood insurance is required as this property sits in Flood Zone X. While the home shows well in photos, it's important to note that much of the property is still original and could use a little love. The roof and AC are estimated to be 30 years old, so future improvements should be expected. If you're looking for a property with character, potential, and room to build equity, this one is worth a look.

Key facts

• Plumbed for water
• Huge shop
• Massive metal shop

Tags

• HUGE SHOP
• MASSIVE METAL SHOP
• PLUMBED FOR WATER
• PLUMBED FOR ELECTRIC
• NO FLOOD INSURANCE REQUIRED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (32.1% below list).
• Recommended offer: $95k (32.1% below list) — sets the bar for 1% rule.

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: crime F, amenities F, commute 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: Donaldsonville Primary School (432 students, 89% FRL); Lowery Middle School (math 7% / reading 21%, grade F, #187 of 218 statewide, top 86%, 295 students, 86% FRL); Donaldsonville High School (math 22% / reading 27%, grade F, #153 of 265 statewide, top 62%, 435 students, 85% FRL) — zoned schools average 87% FRL vs 44% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 53% district-wide (-34 pts) — the specific schools serving this property underperform the Ascension Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 33 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $968 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 27 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $95,000 (32.1% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.68% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 12.3

CMA / ARV

• ARV (median comp): $165,781
• List price: $140,000
• Delta: -15.55%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Bunn St	0.12mi	3/2.0	1,289 (+11%)	4mo	$179,995	$140	73

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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-29,403
• Equity at exit: $20,874

10-year hold

• IRR: -15.6%
• Equity multiple: 0.12×
• Total profit: $-34,405
• Equity at exit: $12,105

Cash invested: $39,200 (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: 12.3×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-105

Break-even live

Break-even rent $1,082

Max offer price $121,521

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-65	+0% $-105	+5% $-144	+10% $-184
Rent	-10% $-180	-5% $-142	+0% $-105	+5% $-67	+10% $-30
Rate	-1.0pp $-34	-0.5pp $-69	base $-105	+0.5pp $-141	+1.0pp $-178

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Oak Ridge Ave Donaldsonville, LA	2.0	1.5	1144	$950	$0.83	15d	1	0.91mi
113 Oak Ridge Ave Donaldsonville, LA	2.0	1.5	1144	$950	$0.83	15d	1	0.96mi
116 Oak Ridge Ave Donaldsonville, LA	2.0	1.5	1144	$950	$0.83	15d	1	0.98mi
118 Oak Ridge Ave Donaldsonville, LA	2.0	1.5	1144	$950	$0.83	45d	1	0.98mi

Listing history 8 events

1. 2026-05-15
   status Active 978-char remark

   Show marketing remark (997 chars)

   Great opportunity in Donaldsonville for investors or buyers looking to add value. This 3 bed, 2 bath home was built around 1955. It offers solid bones, a functional layout, and a huge shop that’s perfect for projects, storage, or hobbies. The windows were replaced 6 years ago giving you a head start towards efficiency. All appliances remain with the home, including the gas stove, refrigerator, stand alone freezer and washer and dryer. The property sits on . 275 acres and has a massive 20 x 40 metal shop that is plumbed for water and electric. Another added bonus is no flood insurance is required as this property sits in Flood Zone X. While the home shows well in photos, it’s important to note that much of the property is still original and could use a little love. The roof and AC are estimated to be 30 years old, so future improvements should be expected. If you’re looking for a property with character, potential, and room to build equity, this one is worth a look.

2. 2026-05-15
   price $140,000 978-char remark

   Show marketing remark (997 chars)

   Great opportunity in Donaldsonville for investors or buyers looking to add value. This 3 bed, 2 bath home was built around 1955. It offers solid bones, a functional layout, and a huge shop that’s perfect for projects, storage, or hobbies. The windows were replaced 6 years ago giving you a head start towards efficiency. All appliances remain with the home, including the gas stove, refrigerator, stand alone freezer and washer and dryer. The property sits on . 275 acres and has a massive 20 x 40 metal shop that is plumbed for water and electric. Another added bonus is no flood insurance is required as this property sits in Flood Zone X. While the home shows well in photos, it’s important to note that much of the property is still original and could use a little love. The roof and AC are estimated to be 30 years old, so future improvements should be expected. If you’re looking for a property with character, potential, and room to build equity, this one is worth a look.

3. 2026-05-15
   status Active 997-char remark

   Show marketing remark (997 chars)

   Great opportunity in Donaldsonville for investors or buyers looking to add value. This 3 bed, 2 bath home was built around 1955. It offers solid bones, a functional layout, and a huge shop that’s perfect for projects, storage, or hobbies. The windows were replaced 6 years ago giving you a head start towards efficiency. All appliances remain with the home, including the gas stove, refrigerator, stand alone freezer and washer and dryer. The property sits on . 275 acres and has a massive 20 x 40 metal shop that is plumbed for water and electric. Another added bonus is no flood insurance is required as this property sits in Flood Zone X. While the home shows well in photos, it’s important to note that much of the property is still original and could use a little love. The roof and AC are estimated to be 30 years old, so future improvements should be expected. If you’re looking for a property with character, potential, and room to build equity, this one is worth a look.

4. 2026-05-15
   price $140,000 997-char remark

   Show marketing remark (997 chars)

   Great opportunity in Donaldsonville for investors or buyers looking to add value. This 3 bed, 2 bath home was built around 1955. It offers solid bones, a functional layout, and a huge shop that’s perfect for projects, storage, or hobbies. The windows were replaced 6 years ago giving you a head start towards efficiency. All appliances remain with the home, including the gas stove, refrigerator, stand alone freezer and washer and dryer. The property sits on . 275 acres and has a massive 20 x 40 metal shop that is plumbed for water and electric. Another added bonus is no flood insurance is required as this property sits in Flood Zone X. While the home shows well in photos, it’s important to note that much of the property is still original and could use a little love. The roof and AC are estimated to be 30 years old, so future improvements should be expected. If you’re looking for a property with character, potential, and room to build equity, this one is worth a look.

5. 2026-04-29
   status Pending 978-char remark

   Show marketing remark (997 chars)

   Great opportunity in Donaldsonville for investors or buyers looking to add value. This 3 bed, 2 bath home was built around 1955. It offers solid bones, a functional layout, and a huge shop that’s perfect for projects, storage, or hobbies. The windows were replaced 6 years ago giving you a head start towards efficiency. All appliances remain with the home, including the gas stove, refrigerator, stand alone freezer and washer and dryer. The property sits on . 275 acres and has a massive 20 x 40 metal shop that is plumbed for water and electric. Another added bonus is no flood insurance is required as this property sits in Flood Zone X. While the home shows well in photos, it’s important to note that much of the property is still original and could use a little love. The roof and AC are estimated to be 30 years old, so future improvements should be expected. If you’re looking for a property with character, potential, and room to build equity, this one is worth a look.

6. 2026-04-29
   status Pending 997-char remark

   Show marketing remark (997 chars)

   Great opportunity in Donaldsonville for investors or buyers looking to add value. This 3 bed, 2 bath home was built around 1955. It offers solid bones, a functional layout, and a huge shop that’s perfect for projects, storage, or hobbies. The windows were replaced 6 years ago giving you a head start towards efficiency. All appliances remain with the home, including the gas stove, refrigerator, stand alone freezer and washer and dryer. The property sits on . 275 acres and has a massive 20 x 40 metal shop that is plumbed for water and electric. Another added bonus is no flood insurance is required as this property sits in Flood Zone X. While the home shows well in photos, it’s important to note that much of the property is still original and could use a little love. The roof and AC are estimated to be 30 years old, so future improvements should be expected. If you’re looking for a property with character, potential, and room to build equity, this one is worth a look.

7. 2026-04-16
   listed $129,900 Active 997-char remark

   Show marketing remark (978 chars)

   Great opportunity in Donaldsonville for investors or buyers looking to add value. This 3 bed, 2 bath home was built around 1955. It offers solid bones, a functional layout, and a huge shop that's perfect for projects, storage, or hobbies. The windows were replaced 6 years ago giving you a head start towards efficiency. All appliances remain with the home, including the gas stove, refrigerator, stand alone freezer and washer and dryer. The property sits on .275 acres and has a massive 20 x 40 metal shop that is plumbed for water and electric. Another added bonus is no flood insurance is required as this property sits in Flood Zone X. While the home shows well in photos, it's important to note that much of the property is still original and could use a little love. The roof and AC are estimated to be 30 years old, so future improvements should be expected. If you're looking for a property with character, potential, and room to build equity, this one is worth a look.

8. 2026-04-16
   listed $129,900 Active 978-char remark

   Show marketing remark (978 chars)

   Great opportunity in Donaldsonville for investors or buyers looking to add value. This 3 bed, 2 bath home was built around 1955. It offers solid bones, a functional layout, and a huge shop that's perfect for projects, storage, or hobbies. The windows were replaced 6 years ago giving you a head start towards efficiency. All appliances remain with the home, including the gas stove, refrigerator, stand alone freezer and washer and dryer. The property sits on .275 acres and has a massive 20 x 40 metal shop that is plumbed for water and electric. Another added bonus is no flood insurance is required as this property sits in Flood Zone X. While the home shows well in photos, it's important to note that much of the property is still original and could use a little love. The roof and AC are estimated to be 30 years old, so future improvements should be expected. If you're looking for a property with character, potential, and room to build equity, this one is worth 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: $751 · $63/mo
• Projected year-2 tax: $770 · $64/mo
• Expected delta: +$19/yr (+$2/mo · 2.5%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$7,842
• − Property taxes: −$751
• − Insurance: −$700
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$4,073
• Taxable loss: −$3,790
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $-346/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

+7.8% since first listed

8 events — show timeline

• 2026-05-15 Relisted — AcadianaMLS
• 2026-05-15 Price Changed $140,000 AcadianaMLS
• 2026-05-15 Relisted — GBRMLS
• 2026-05-15 Price Changed $140,000 GBRMLS
• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Pending — GBRMLS
• 2026-04-16 Listed $129,900 GBRMLS
• 2026-04-16 Listed $129,900 AcadianaMLS

Property tax history

+0.2%/yr

Latest (2025): $751 · -1.5% YoY. Source: county tax records.