920 W Tony St Unit B · Gonzales, LA 70737

$134,500

2 bd · 1.5 ba · 1,088 sqft · Townhouse · 142 Days on market

Built 1983 $124/sqft · 14% above area Est $118k · 14% over $292/mo HOA · 19% 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 +16.0/30.0
• 1% rule +6.3/10.0
• DSCR +4.9/10.0
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well positioned for convenient access to major shopping destinations, restaurants, and daily necessities. This well-maintained condo features warm plank flooring throughout the main living areas with ceramic tile in the kitchen and baths. Refrigerator, washer, and dryer are included for added convenience.

Key facts

• Dryer included
• Ceramic tile
• Warm plank flooring

Tags

• WARM PLANK FLOORING
• CERAMIC TILE
• REFRIGERATOR INCLUDED
• WASHER INCLUDED
• DRYER INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $134k.

Deal economics

• At list price, monthly cash flow is $66 ($797/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Zoned schools: Pecan Grove Primary School (math 35% / reading 51%, grade F, #197 of 646 statewide, top 31%, 643 students, 71% FRL); Gonzales Middle School (math 18% / reading 33%, grade F, #139 of 218 statewide, top 64%, 781 students, 69% FRL); East Ascension High School (math 47% / reading 49%, grade D, #43 of 265 statewide, top 16%, 2,098 students, 55% FRL) — zoned schools average 65% FRL vs 44% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 53% district-wide (-14 pts) — the specific schools serving this property underperform the Ascension Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 571 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $930 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 142 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y ago; this cycle's ask is 9507% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $86k; list at $134k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 7.4

CMA / ARV

• ARV (median comp): $118,414
• List price: $134,500
• Delta: 13.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
919 W Rothland St Unit 5B	0.02mi	2/1.5	1,088 (0%)	6mo	$125,000	$115	94
919 W Rothland St Unit D	0.02mi	2/1.5	1,088 (0%)	7mo	$130,000	$119	93
913 W Rothland St Unit 6-C	0.02mi	2/1.5	1,088 (0%)	7mo	$124,900	$115	93
2715 S Roth Ave Unit 9B	0.02mi	2/1.5	1,088 (0%)	12mo	$119,000	$109	89
2817 S Roth Ave Unit 17-C	0.06mi	2/1.5	1,108 (+2%)	7mo	$114,900	$104	88
919 W Rothland St Unit 5-C	0.02mi	2/1.5	1,088 (0%)	14mo	$111,900	$103	88
910 W Macci St Unit B	0.08mi	2/1.5	1,108 (+2%)	12mo	$109,000	$98	83
2628 S Roth Ave Unit 31B	0.09mi	2/1.0	1,035 (-5%)	13mo	$116,000	$112	75
921 W Macci St Unit 21C	0.11mi	2/2.0	975 (-10%)	2mo	$115,000	$118	74
921 W Tony St Unit 13 - C	0.05mi	2/2.0	975 (-10%)	14mo	$114,900	$118	66
921 W Tony St Unit 13D	0.04mi	2/2.0	975 (-10%)	16mo	$112,500	$115	66
921 W Elrem St Unit 25-A	0.15mi	2/2.0	975 (-10%)	11mo	$110,000	$113	65

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-17,017
• Equity at exit: $20,054

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-7,118
• Equity at exit: $11,629

Cash invested: $37,660 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$705
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$56
• HOA: −$292
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $66

Break-even live

Break-even rent $1,438

Max offer price $134,500

Occupancy floor 91%

Sensitivity live

Price	-10% $143	-5% $104	+0% $66	+5% $28	+10% $-10
Rent	-10% $-54	-5% $6	+0% $66	+5% $127	+10% $187
Rate	-1.0pp $134	-0.5pp $101	base $66	+0.5pp $32	+1.0pp $-4

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 W Tony St Unit 12-D Gonzales, LA	2.0	1.5	1088	$1,425	$1.31	25d	1	0.01mi
910 W Macci St Unit 18D Gonzales, LA	2.0	1.5	1108	$1,375	$1.24	25d	1	0.07mi
609 Saint Francis Pkwy Gonzales, LA	1.0–3.0	1.0–2.0	1104	$1,706	$1.55	16d	15	0.34mi
2020 S Veterans Blvd Gonzales, LA	1.0–2.0	1.0–2.0	895	$1,653	$1.85	16d	14	0.92mi
2009 S Veterans Blvd Gonzales, LA	2.0–3.0	2.0	1191	$2,020	$1.70	16d	13	1.11mi
2419 W Orice Roth Rd Gonzales, LA	1.0–3.0	1.0–2.0	1084	$1,318	$1.22	16d	19	1.20mi
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	46d	1	1.21mi

HOA detail

• Monthly dues: $292 · $3,504/yr

Listing history 34 events

1. 2026-06-21
   days on market $134,500 Active 142 DOM
2. 2026-06-18
   days on market $134,500 Active 139 DOM
3. 2026-06-17
   days on market $134,500 Active 138 DOM
4. 2026-06-16
   days on market $134,500 Active 137 DOM
5. 2026-06-15
   days on market $134,500 Active 136 DOM
6. 2026-06-14
   days on market $134,500 Active 134 DOM
7. 2026-06-10
   days on market $134,500 Active 131 DOM
8. 2026-06-09
   days on market $134,500 Active 130 DOM
9. 2026-06-08
   days on market $134,500 Active 129 DOM
10. 2026-06-07
    days on market $134,500 Active 128 DOM
11. 2026-06-05
    days on market $134,500 Active 125 DOM
12. 2026-06-03
    days on market $134,500 Active 124 DOM
13. 2026-06-02
    days on market $134,500 Active 123 DOM
14. 2026-06-01
    days on market $134,500 Active 122 DOM
15. 2026-05-31
    days on market $134,500 Active 121 DOM
16. 2026-05-31
    days on market $134,500 Active 120 DOM
17. 2026-03-29
    historical $1,400
18. 2026-03-01
    listed $1,400
19. 2026-02-28
    historical $1,400
20. 2026-01-30
    listed $134,500 Active 306-char remark

    Show marketing remark (306 chars)

    Well positioned for convenient access to major shopping destinations, restaurants, and daily necessities. This well-maintained condo features warm plank flooring throughout the main living areas with ceramic tile in the kitchen and baths. Refrigerator, washer, and dryer are included for added convenience.

21. 2026-01-30
    listed $134,500 Active 306-char remark

    Show marketing remark (306 chars)

    Well positioned for convenient access to major shopping destinations, restaurants, and daily necessities. This well-maintained condo features warm plank flooring throughout the main living areas with ceramic tile in the kitchen and baths. Refrigerator, washer, and dryer are included for added convenience.

22. 2026-01-21
    listed $1,400
23. 2023-08-07
    soldstatus
24. 2023-04-24
    listed $1,350
25. 2022-01-17
    soldstatus
26. 2022-01-10
    listed $1,100
27. 2019-08-01
    soldstatus
28. 2019-07-08
    listed $1,020
29. 2019-04-23
    soldstatus $85,500
30. 2019-04-19
    soldstatus Sold
31. 2019-03-19
    status Pending
32. 2019-03-11
    listed $90,000 Active
33. 2019-03-11
    listed $90,000
34. 2006-01-03
    soldstatus $86,900

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $992 · $83/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 22 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: $18,265
• − Mortgage interest: −$7,534
• − Property taxes: −$992
• − Insurance: −$672
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − HOA: −$3,504
• − Depreciation: −$3,913
• Taxable loss: −$1,273
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $1,102/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

-98.4% since first listed

18 events — show timeline

• 2026-03-29 Rental Removed $1,400 RENTSPREE
• 2026-03-01 Listed for Rent $1,400 RENTSPREE
• 2026-02-28 Rental Removed $1,400 GSREIN
• 2026-01-30 Listed $134,500 GSREIN
• 2026-01-30 Listed $134,500 AcadianaMLS
• 2026-01-21 Listed for Rent $1,400 GSREIN
• 2023-08-07 Sold (MLS) — GBRMLS
• 2023-04-24 Listed $1,350 GBRMLS
• 2022-01-17 Sold (MLS) — GBRMLS
• 2022-01-10 Listed $1,100 GBRMLS
• 2019-08-01 Sold (MLS) — GBRMLS
• 2019-07-08 Listed $1,020 GBRMLS
• 2019-04-23 Sold (Public Records) $85,500 Public Records
• 2019-04-19 Sold (MLS) — GBRMLS
• 2019-03-19 Pending — GBRMLS
• 2019-03-11 Listed $90,000 AcadianaMLS
• 2019-03-11 Listed $90,000 GBRMLS
• 2006-01-03 Sold (Public Records) $86,900 Public Records

Property tax history

+0.2%/yr

Latest (2025): $992 · -1.6% YoY. Source: county tax records.