906 E Verna St · Gonzales, LA 70737

$175,000

3 bd · 2.0 ba · 1,162 sqft · Manufactured · 126 Days on market

Built 1990 0.36 ac lot ↓ 3% 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 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

3 bedroom, 2 bathroom manufactured home recently refurbished including new higher-gauge metal roof and large covered front patio. Property includes four (4) lots of record. Centrally located in City of Gonzales with easy access to I-10 and Airline Highway. Nearby schools, shopping, medical office and hospitals. Raised kitchen/dining area overlooks the living room. Primary bedroom/bath suite with two closets is at rear of home. Lot measurements are approximate and taken from the Ascension Parish Assessor website: Overall, 100.47 x 158.9 x 100.21 x 159.4' - Southwestern lot - 50 x 69, Northwestern lot - 50 x 89, Northeastern lot - 50 x 89, Southeastern lot - 50 x 69. Subject to city approval, but allowed by existing ordinances additional homes could be located on this property.

Key facts

• Centrally located
• Recently renovated
• Easy access to i-10

Tags

• RECENTLY RENOVATED
• HIGHER-GAUGE METAL ROOF
• CENTRALLY LOCATED
• EASY ACCESS TO I-10
• RAISED KITCHEN DINING AREA
• OVERLOOKS THE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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); 567 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $5k 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 126 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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.
7. 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.
8. 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: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,330
• Equity at exit: $26,093

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $28,301
• Equity at exit: $15,131

Cash invested: $49,000 (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 70737

• Rents YoY: 3.3%
• Active inventory: 567
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$918
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $371

Break-even live

Break-even rent $1,325

Max offer price $175,000

Occupancy floor 74%

Sensitivity live

Price	-10% $470	-5% $421	+0% $371	+5% $321	+10% $272
Rent	-10% $229	-5% $300	+0% $371	+5% $442	+10% $513
Rate	-1.0pp $459	-0.5pp $416	base $371	+0.5pp $326	+1.0pp $280

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 S Audubon Place Ave Gonzales, LA	2.0	2.0	1223	$2,000	$1.64	44d	1	0.87mi
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	44d	1	0.91mi
609 Saint Francis Pkwy Gonzales, LA	1.0–3.0	1.0–2.0	1104	$1,993	$1.81	14d	15	1.00mi
920 W Tony St Unit 12-D Gonzales, LA	2.0	1.5	1088	$1,425	$1.31	24d	1	1.16mi
910 W Macci St Unit 18D Gonzales, LA	2.0	1.5	1108	$1,375	$1.24	24d	1	1.16mi

Listing history 10 events

1. 2026-06-05
   days on market $175,000 Active 126 DOM
2. 2026-06-03
   days on market $175,000 Active 125 DOM
3. 2026-06-02
   days on market $175,000 Active 124 DOM
4. 2026-06-01
   days on market $175,000 Active 123 DOM
5. 2026-05-31
   days on market $175,000 Active 122 DOM
6. 2026-05-31
   days on market $175,000 Active 121 DOM
7. 2026-04-06
   price $175,000 786-char remark

   Show marketing remark (787 chars)

   3 bedroom, 2 bathroom manufactured home recently refurbished including new higher-gauge metal roof and large covered front patio. Property includes four (4) lots of record. Centrally located in City of Gonzales with easy access to I-10 and Airline Highway. Nearby schools, shopping, medical office and hospitals. Raised kitchen/dining area overlooks the living room. Primary bedroom/bath suite with two closets is at rear of home. Lot measurements are approximate and taken from the Ascension Parish Assessor website: Overall, 100.47 x 158.9 x 100.21 x 159.4' - Southwestern lot - 50 x 69, Northwestern lot - 50 x 89, Northeastern lot - 50 x 89, Southeastern lot - 50 x 69. Subject to city approval, but allowed by existing ordinances additional homes could be located on this property.

8. 2026-04-06
   price $175,000 787-char remark

   Show marketing remark (787 chars)

   3 bedroom, 2 bathroom manufactured home recently refurbished including new higher-gauge metal roof and large covered front patio. Property includes four (4) lots of record. Centrally located in City of Gonzales with easy access to I-10 and Airline Highway. Nearby schools, shopping, medical office and hospitals. Raised kitchen/dining area overlooks the living room. Primary bedroom/bath suite with two closets is at rear of home. Lot measurements are approximate and taken from the Ascension Parish Assessor website: Overall, 100.47 x 158.9 x 100.21 x 159.4' - Southwestern lot - 50 x 69, Northwestern lot - 50 x 89, Northeastern lot - 50 x 89, Southeastern lot - 50 x 69. Subject to city approval, but allowed by existing ordinances additional homes could be located on this property.

9. 2026-01-17
   listed $179,900 Active 786-char remark

   Show marketing remark (787 chars)

   3 bedroom, 2 bathroom manufactured home recently refurbished including new higher-gauge metal roof and large covered front patio. Property includes four (4) lots of record. Centrally located in City of Gonzales with easy access to I-10 and Airline Highway. Nearby schools, shopping, medical office and hospitals. Raised kitchen/dining area overlooks the living room. Primary bedroom/bath suite with two closets is at rear of home. Lot measurements are approximate and taken from the Ascension Parish Assessor website: Overall, 100.47 x 158.9 x 100.21 x 159.4' - Southwestern lot - 50 x 69, Northwestern lot - 50 x 89, Northeastern lot - 50 x 89, Southeastern lot - 50 x 69. Subject to city approval, but allowed by existing ordinances additional homes could be located on this property.

10. 2026-01-17
    listed $179,900 Active 787-char remark

    Show marketing remark (787 chars)

    3 bedroom, 2 bathroom manufactured home recently refurbished including new higher-gauge metal roof and large covered front patio. Property includes four (4) lots of record. Centrally located in City of Gonzales with easy access to I-10 and Airline Highway. Nearby schools, shopping, medical office and hospitals. Raised kitchen/dining area overlooks the living room. Primary bedroom/bath suite with two closets is at rear of home. Lot measurements are approximate and taken from the Ascension Parish Assessor website: Overall, 100.47 x 158.9 x 100.21 x 159.4' - Southwestern lot - 50 x 69, Northwestern lot - 50 x 89, Northeastern lot - 50 x 89, Southeastern lot - 50 x 69. Subject to city approval, but allowed by existing ordinances additional homes could be located on this property.

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$290/yr (+$24/mo · 43.1%)

ⓘ 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: $21,534
• − Mortgage interest: −$9,803
• − Property taxes: −$673
• − Insurance: −$875
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$5,091
• Taxable income: $1,648
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $4,057/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

-2.7% since first listed

4 events — show timeline

• 2026-04-06 Price Changed $175,000 AcadianaMLS
• 2026-04-06 Price Changed $175,000 GBRMLS
• 2026-01-17 Listed $179,900 GBRMLS
• 2026-01-17 Listed $179,900 AcadianaMLS

Property tax history

+8.2%/yr

Latest (2025): $673 · +152.6% YoY. Source: county tax records.