1401 Ravier Ln · St. Gabriel, LA 70780

$199,900

3 bd · 2.0 ba · 1,215 sqft · SingleFamily · 39 Days on market

Built 2026 Good condition 6,098 sqft lot

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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 +13.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Welcome to this new construction in Ravier Place! This 3-bedroom, 2-bath home offers desirable open split floor plan for added privacy. The primary suite features a ensuite bathroom with a walk-in closet, double vanity sinks, and functional layout. The kitchen features granite countertops, lots of cabinet space, and stainless steel appliances, flowing seamlessly into the dining and living areas. Perfect for entertaining!

Key facts

• New construction
• Walk-in closet
• Granite countertops

Tags

• NEW CONSTRUCTION
• OPEN SPLIT FLOOR PLAN
• ENSUITE BATHROOM
• WALK-IN CLOSET
• DOUBLE VANITY SINKS
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: 2 parking spaces; Garage
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; New construction; Level lot
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built by E. Jacob Construction, Inc.
• Exterior features: Covered porch; Exterior lighting

Interior

• Kitchen: Range; Oven; Dishwasher; Microwave; Stainless steel appliances
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Lighting (interior)
• Laundry & utility: Washer hookup inside; Electric dryer hookup

🏗️ New construction. The $199,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $189,130.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $20 ($238/yr) — positive.
• To cash-flow at today's rent, offer at most $192k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (16.0% below list).
• Recommended offer: $168k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% in St. Gabriel — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y 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.

Recommended offer $167,953 (16.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.89% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $189,130
• List price: $199,900
• Delta: 5.69%
• 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
1499 Ravier Ln	0.19mi	3/2.0	1,237 (+2%)	11mo	$165,000	$133	79
1440 Saint Francis St	0.18mi	3/2.0	1,350 (+11%)	13mo	$174,888	$130	62
5675 Rosedown Ave	0.69mi	3/2.0	1,260 (+4%)	2mo	$194,500	$154	60
1305 Asphodel Dr	0.62mi	3/2.0	1,318 (+8%)	2mo	$189,900	$144	55
1498 Spanish Lakes Ave	0.53mi	3/2.0	1,311 (+8%)	9mo	$239,900	$183	54
1660 Seville Dr	0.68mi	3/2.0	1,318 (+8%)	1mo	$245,000	$186	54
5605 Rosedown Ave	0.61mi	3/2.0	1,272 (+5%)	13mo	$199,500	$157	53
2240 Meadow Oak Dr	0.62mi	3/2.0	1,356 (+12%)	1mo	$235,000	$173	51
1491 Tasajillo Dr	0.61mi	3/2.0	1,320 (+9%)	11mo	$230,250	$174	48
1330 Madewood Dr	0.64mi	3/2.0	1,337 (+10%)	13mo	$195,000	$146	42
1665 Seville Dr	0.71mi	3/2.0	1,389 (+14%)	1mo	$255,000	$184	42
1430 Spanish Lakes Ave	0.59mi	3/2.0	1,378 (+13%)	13mo	$240,000	$174	40

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: 7.9%
• Equity multiple: 1.45×
• Total profit: $24,070
• Equity at exit: $85,041

10-year hold

• IRR: 10.6%
• Equity multiple: 2.59×
• Total profit: $83,983
• Equity at exit: $131,058

Cash invested: $52,956 (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 70780

• Active inventory: 10
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,680 medium
• Mortgage (P&I): −$992
• Tax est. 1.5%: −$236 /mo · $2,837/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $20

Break-even live

Break-even rent $1,654

Max offer price $189,130

Occupancy floor 94%

Sensitivity live

Price	-10% $150	-5% $85	+0% $20	+5% $-46	+10% $-111
Rent	-10% $-113	-5% $-47	+0% $20	+5% $86	+10% $152
Rate	-1.0pp $115	-0.5pp $68	base $20	+0.5pp $-29	+1.0pp $-79

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: $47,282
• Closing costs: $5,674
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Ravier Ln Sunshine, LA	3.0	2.0	1237	$1,575	$1.27	45d	1	0.23mi
135 Tiger Dr Saint Gabriel, LA	2.0	2.0	1163	$1,950	$1.68	25d	1	1.17mi
115 Tiger Dr Saint Gabriel, LA	2.0	2.0	1163	$1,950	$1.68	45d	1	1.19mi

Listing history 30 events

1. 2026-06-21
   days on market $199,900 Active 39 DOM
2. 2026-06-18
   days on market $199,900 Active 36 DOM
3. 2026-06-17
   days on market $199,900 Active 35 DOM
4. 2026-06-16
   days on market $199,900 Active 34 DOM
5. 2026-06-15
   days on market $199,900 Active 33 DOM
6. 2026-06-14
   days on market $199,900 Active 31 DOM
7. 2026-06-13
   days on market $199,900 Active 30 DOM
8. 2026-06-10
   days on market $199,900 Active 28 DOM
9. 2026-06-09
   days on market $199,900 Active 27 DOM
10. 2026-06-08
    days on market $199,900 Active 26 DOM
11. 2026-06-07
    days on market $199,900 Active 25 DOM
12. 2026-06-03
    days on market $199,900 Active 21 DOM
13. 2026-06-02
    days on market $199,900 Active 20 DOM
14. 2026-06-01
    days on market $199,900 Active 19 DOM
15. 2026-05-31
    days on market $199,900 Active 18 DOM
16. 2026-05-31
    days on market $199,900 Active 17 DOM
17. 2026-05-13
    listed $199,900 Active 424-char remark

    Show marketing remark (424 chars)

    Welcome to this new construction in Ravier Place! This 3-bedroom, 2-bath home offers desirable open split floor plan for added privacy. The primary suite features a ensuite bathroom with a walk-in closet, double vanity sinks, and functional layout. The kitchen features granite countertops, lots of cabinet space, and stainless steel appliances, flowing seamlessly into the dining and living areas. Perfect for entertaining!

18. 2026-05-13
    listed $199,900 Active 424-char remark

    Show marketing remark (424 chars)

    Welcome to this new construction in Ravier Place! This 3-bedroom, 2-bath home offers desirable open split floor plan for added privacy. The primary suite features a ensuite bathroom with a walk-in closet, double vanity sinks, and functional layout. The kitchen features granite countertops, lots of cabinet space, and stainless steel appliances, flowing seamlessly into the dining and living areas. Perfect for entertaining!

19. 2024-09-09
    historical
20. 2024-06-13
    listed $194,400 Active
21. 2024-06-13
    listed $194,400
22. 2024-05-18
    historical
23. 2023-10-25
    price $219,900
24. 2023-10-25
    price $217,900
25. 2023-06-14
    listed $219,900 Active
26. 2023-06-14
    listed $219,900
27. 2022-12-06
    historical
28. 2022-04-05
    status Pending
29. 2022-04-05
    listed $184,100 Active
30. 2022-04-05
    listed $184,100

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,154
• − Mortgage interest: −$10,594
• − Property taxes: −$2,837
• − Insurance: −$946
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$5,502
• Taxable loss: −$2,949
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $945/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This 3-bedroom, 2-bath home in Ravier Place is in good condition with a good roof and well-maintained exterior. It has a good kitchen and bathrooms, and the interior walls are painted. The home is move-in ready with minor cosmetic updates needed for the exterior and landscaping.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value
• Both New flooring in bathrooms — Enhances aesthetics and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both New flooring in bathrooms — Enhances aesthetics and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — St. Gabriel

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Gabriel, LA
• City population: 6,672
• Population (ZIP): 1,017

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 42% Pacific Islander 3%
• Common ancestry: Lithuanian 4% Italian 2%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+8.6% since first listed

14 events — show timeline

• 2026-05-13 Listed $199,900 GBRMLS
• 2026-05-13 Listed $199,900 AcadianaMLS
• 2024-09-09 Delisted — GBRMLS
• 2024-06-13 Listed $194,400 AcadianaMLS
• 2024-06-13 Listed $194,400 GBRMLS
• 2024-05-18 Delisted — GBRMLS
• 2023-10-25 Price Changed $219,900 GBRMLS
• 2023-10-25 Price Changed $217,900 GBRMLS
• 2023-06-14 Listed $219,900 AcadianaMLS
• 2023-06-14 Listed $219,900 GBRMLS
• 2022-12-06 Delisted — GBRMLS
• 2022-04-05 Pending — GBRMLS
• 2022-04-05 Listed $184,100 AcadianaMLS
• 2022-04-05 Listed $184,100 GBRMLS