1949 Ravier Ln · St. Gabriel, LA 70780

$149,900

3 bd · 2.0 ba · 1,210 sqft · SingleFamily · 13 Days on market

Built 2020 4,791 sqft lot $124/sqft · 22% below area Est $193k · 22% under

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Why this score? — see what drove the B- 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Cute 3 bedroom 2 bath garden home! Only 6 yrs old, close to St Gabriel city hall. 2 car garage, open floor plan. Nice size living room with fireplace, luxury vinyl plank flooring, lots of natural light. Kitchen has plenty of cabinetry, counterspace and stainless steel appliances. Spacious master suite has private bath with garden tub/shower combo, double vanities and walk in closet. Nice side patio perfect for grilling or morning coffee. 2 car garage, flood zone x, no flood insurance required! Great opportunity for buyer looking for their 1st home.

Key facts

• Open floor plan
• Natural light
• Plenty of cabinetry

Tags

• OPEN FLOOR PLAN
• FIREPLACE
• LUXURY VINYL PLANK FLOORING
• NATURAL LIGHT
• PLENTY OF CABINETRY
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.3% 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 B — 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; 1 comparable units currently listed for rent nearby; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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.

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 $149,900

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. 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.
3. 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.
4. 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: 1.05% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (median comp): $192,950
• List price: $149,900
• Delta: -22.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1499 Ravier Ln	0.64mi	3/2.0	1,237 (+2%)	11mo	$165,000	$133	58
1440 Saint Francis St	0.69mi	3/2.0	1,350 (+12%)	13mo	$174,888	$130	38
1605 Ravier Ln	0.48mi	4/2.0 (+1)	1,381 (+14%)	24mo	$214,900	$156	29

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: 14.2%
• Equity multiple: 1.81×
• Total profit: $34,044
• Equity at exit: $67,402

10-year hold

• IRR: 16.0%
• Equity multiple: 3.35×
• Total profit: $98,805
• Equity at exit: $103,874

Cash invested: $41,972 (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 70780

• Active inventory: 10
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$145 /mo · $1,736/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $251

Break-even live

Break-even rent $1,257

Max offer price $149,900

Occupancy floor 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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Ravier Ln Sunshine, LA	3.0	2.0	1237	$1,575	$1.27	44d	1	0.67mi

Listing history 8 events

1. 2026-05-04
   status Pending 554-char remark

   Show marketing remark (554 chars)

   Cute 3 bedroom 2 bath garden home! Only 6 yrs old, close to St Gabriel city hall. 2 car garage, open floor plan. Nice size living room with fireplace, luxury vinyl plank flooring, lots of natural light. Kitchen has plenty of cabinetry, counterspace and stainless steel appliances. Spacious master suite has private bath with garden tub/shower combo, double vanities and walk in closet. Nice side patio perfect for grilling or morning coffee. 2 car garage, flood zone x, no flood insurance required! Great opportunity for buyer looking for their 1st home.

2. 2026-05-04
   status Pending 554-char remark

   Show marketing remark (554 chars)

   Cute 3 bedroom 2 bath garden home! Only 6 yrs old, close to St Gabriel city hall. 2 car garage, open floor plan. Nice size living room with fireplace, luxury vinyl plank flooring, lots of natural light. Kitchen has plenty of cabinetry, counterspace and stainless steel appliances. Spacious master suite has private bath with garden tub/shower combo, double vanities and walk in closet. Nice side patio perfect for grilling or morning coffee. 2 car garage, flood zone x, no flood insurance required! Great opportunity for buyer looking for their 1st home.

3. 2026-04-20
   listed $149,900 Active 554-char remark

   Show marketing remark (554 chars)

   Cute 3 bedroom 2 bath garden home! Only 6 yrs old, close to St Gabriel city hall. 2 car garage, open floor plan. Nice size living room with fireplace, luxury vinyl plank flooring, lots of natural light. Kitchen has plenty of cabinetry, counterspace and stainless steel appliances. Spacious master suite has private bath with garden tub/shower combo, double vanities and walk in closet. Nice side patio perfect for grilling or morning coffee. 2 car garage, flood zone x, no flood insurance required! Great opportunity for buyer looking for their 1st home.

4. 2026-04-20
   listed $149,900 Active 554-char remark

   Show marketing remark (554 chars)

   Cute 3 bedroom 2 bath garden home! Only 6 yrs old, close to St Gabriel city hall. 2 car garage, open floor plan. Nice size living room with fireplace, luxury vinyl plank flooring, lots of natural light. Kitchen has plenty of cabinetry, counterspace and stainless steel appliances. Spacious master suite has private bath with garden tub/shower combo, double vanities and walk in closet. Nice side patio perfect for grilling or morning coffee. 2 car garage, flood zone x, no flood insurance required! Great opportunity for buyer looking for their 1st home.

5. 2020-09-01
   soldstatus Sold
6. 2020-07-09
   historical
7. 2020-05-13
   listed $149,500 Active
8. 2020-05-13
   listed $149,500

ⓘ 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: $1,736 · $145/mo
• Projected year-2 tax: $1,736 · $145/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 ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,900
• − Mortgage interest: −$8,397
• − Property taxes: −$1,736
• − Insurance: −$750
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$4,361
• Taxable income: $633
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $2,861/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: 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

+0.3% since first listed

8 events — show timeline

• 2026-05-04 Pending — AcadianaMLS
• 2026-05-04 Pending — GBRMLS
• 2026-04-20 Listed $149,900 GBRMLS
• 2026-04-20 Listed $149,900 AcadianaMLS
• 2020-09-01 Sold (MLS) — GBRMLS
• 2020-07-09 Delisted — GBRMLS
• 2020-05-13 Listed $149,500 AcadianaMLS
• 2020-05-13 Listed $149,500 GBRMLS

Property tax history

-0.0%/yr

Latest (2024): $1,736 · -0.2% YoY. Source: county tax records.