1280 Meadow Crossing Dr · Gonzales, LA 70737

$249,900

3 bd · 2.0 ba · 1,525 sqft · SingleFamily · 89 Days on market

Built 2022 8,276 sqft lot $164/sqft · 9% below area Est $276k · 9% under $4/mo HOA

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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 +11.8/15.0
• Cash flow +9.3/30.0
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHECK THIS BEAUTY OUT! GREAT LOCATION! seller to pay up to $5000 in buyers closing costs prepaids. Charming and move-in ready 3-bedroom, 2-bath home featuring an open floor plan and 1,525 living square feet. The spacious kitchen offers custom cabinetry, beautiful granite slab countertops, and plenty of workspace for cooking and entertaining. The home features a desirable split floor plan for added privacy, along with warm wood flooring throughout the main living areas. The living and dining spaces flow seamlessly, creating a comfortable and inviting atmosphere. Enjoy the nice backyard--perfect for relaxing or outdoor gatherings. Refrigerator, washer, and dryer to remain, making this home even more convenient for the next owner. A wonderful opportunity for comfortable living in a cute, well-maintained home!

Key facts

• Custom cabinetry
• Open floor plan
• Split floor plan

Tags

• OPEN FLOOR PLAN
• CUSTOM CABINETRY
• GRANITE SLAB COUNTERTOPS
• SPLIT FLOOR PLAN
• WARM WOOD FLOORING
• NICE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (26.0% below list).
• Recommended offer: $185k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.5% in Gonzales — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2k of loan paydown is wiped out by about $7k 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 89 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $184,941 (26.0% 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. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.74% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 11.3

CMA / ARV

• ARV (median comp): $276,003
• List price: $249,900
• Delta: -9.46%
• 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
1316 West Amber St	0.15mi	3/2.0	1,525 (0%)	1mo	$269,500	$177	92
1279 West Amber St	0.12mi	3/2.0	1,549 (+2%)	2mo	$274,900	$177	90
1492 Marlena Meadows Dr	0.14mi	3/2.0	1,549 (+2%)	2mo	$274,900	$177	90
926 Meadow Crossing Dr	0.01mi	3/2.0	1,424 (-7%)	2mo	$273,865	$192	87
926 Meadow Crossing Dr	0.01mi	3/2.0	1,424 (-7%)	2mo	$273,865	$192	87
1437 Cypress Grove Ave	0.30mi	3/2.0	1,424 (-7%)	1mo	$269,320	$189	74
1437 Cypress Grove Ave	0.30mi	3/2.0	1,424 (-7%)	1mo	$269,320	$189	74
628 S Oleana Dr	0.42mi	3/2.0	1,436 (-6%)	0mo	$240,000	$167	70
1033 S Darla Ave	0.25mi	4/2.0 (+1)	1,398 (-8%)	1mo	$205,000	$147	69
1934 S John Ave	0.37mi	3/2.0	1,707 (+12%)	1mo	$189,000	$111	62
1020 S Stacy Ave	0.56mi	3/1.5	1,335 (-12%)	2mo	$204,900	$153	50
1623 S Sandra Ave	0.72mi	3/2.0	1,728 (+13%)	1mo	$178,000	$103	43

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: -23.2%
• Equity multiple: 0.20×
• Total profit: $-55,763
• Equity at exit: $37,261

10-year hold

• IRR: -17.1%
• Equity multiple: 0.05×
• Total profit: $-66,796
• Equity at exit: $21,607

Cash invested: $69,972 (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 70737

• Rents YoY: 3.3%
• Active inventory: 567
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$224 /mo · $2,683/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$4
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-248

Break-even live

Break-even rent $2,163

Max offer price $206,159

Occupancy floor —

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39511 Auster Ln Gonzales, LA	3.0	2.0	1461	$2,150	$1.47	14d	1	0.62mi
2137 S Commerce Ave #113 Gonzales, LA	3.0	3.0	1800	$1,650	$0.92	44d	1	0.63mi
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	44d	1	0.74mi
2009 S Veterans Blvd Gonzales, LA	2.0–3.0	2.0	1191	$2,397	$2.01	14d	13	0.81mi
12375 E Landry Rd Unit 20 Gonzales, LA	3.0	1.0	1200	$1,193	$0.99	44d	1	0.93mi
2419 W Orice Roth Rd Gonzales, LA	1.0–3.0	1.0–2.0	1084	$1,613	$1.49	14d	19	0.94mi
920 W Tony St Unit 12-D Gonzales, LA	2.0	1.5	1088	$1,425	$1.31	23d	1	0.98mi
39534 Legacy Lake Dr Gonzales, LA	4.0	2.0	2100	$2,000	$0.95	14d	1	1.06mi
910 W Macci St Unit 18D Gonzales, LA	2.0	1.5	1108	$1,375	$1.24	23d	1	1.06mi
609 Saint Francis Pkwy Gonzales, LA	1.0–3.0	1.0–2.0	1104	$1,993	$1.81	14d	15	1.26mi
38510 Maidens Blush St Gonzales, LA	3.0	2.0	1422	$2,200	$1.55	44d	1	1.37mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 30 events

1. 2026-06-14
   status $249,900 Pending 89 DOM
2. 2026-06-10
   pricedays on market $249,900 Active 89 DOM
3. 2026-06-09
   days on market $260,000 Active 88 DOM
4. 2026-06-08
   days on market $260,000 Active 87 DOM
5. 2026-06-07
   days on market $260,000 Active 86 DOM
6. 2026-06-05
   days on market $260,000 Active 83 DOM
7. 2026-06-03
   days on market $260,000 Active 82 DOM
8. 2026-06-02
   days on market $260,000 Active 81 DOM
9. 2026-06-01
   days on market $260,000 Active 80 DOM
10. 2026-05-31
    days on market $260,000 Active 79 DOM
11. 2026-05-31
    days on market $260,000 Active 78 DOM
12. 2026-05-01
    status Active 817-char remark

    Show marketing remark (822 chars)

    CHECK THIS BEAUTY OUT! GREAT LOCATION! seller to pay up to $5000 in buyers closing costs prepaids. Charming and move-in ready 3-bedroom, 2-bath home featuring an open floor plan and 1,525 living square feet. The spacious kitchen offers custom cabinetry, beautiful granite slab countertops, and plenty of workspace for cooking and entertaining. The home features a desirable split floor plan for added privacy, along with warm wood flooring throughout the main living areas. The living and dining spaces flow seamlessly, creating a comfortable and inviting atmosphere. Enjoy the nice backyard—perfect for relaxing or outdoor gatherings. Refrigerator, washer, and dryer to remain, making this home even more convenient for the next owner. A wonderful opportunity for comfortable living in a cute, well-maintained home!

13. 2026-05-01
    status Active 822-char remark

    Show marketing remark (822 chars)

    CHECK THIS BEAUTY OUT! GREAT LOCATION! seller to pay up to $5000 in buyers closing costs prepaids. Charming and move-in ready 3-bedroom, 2-bath home featuring an open floor plan and 1,525 living square feet. The spacious kitchen offers custom cabinetry, beautiful granite slab countertops, and plenty of workspace for cooking and entertaining. The home features a desirable split floor plan for added privacy, along with warm wood flooring throughout the main living areas. The living and dining spaces flow seamlessly, creating a comfortable and inviting atmosphere. Enjoy the nice backyard—perfect for relaxing or outdoor gatherings. Refrigerator, washer, and dryer to remain, making this home even more convenient for the next owner. A wonderful opportunity for comfortable living in a cute, well-maintained home!

14. 2026-04-30
    status Pending 817-char remark

    Show marketing remark (822 chars)

    CHECK THIS BEAUTY OUT! GREAT LOCATION! seller to pay up to $5000 in buyers closing costs prepaids. Charming and move-in ready 3-bedroom, 2-bath home featuring an open floor plan and 1,525 living square feet. The spacious kitchen offers custom cabinetry, beautiful granite slab countertops, and plenty of workspace for cooking and entertaining. The home features a desirable split floor plan for added privacy, along with warm wood flooring throughout the main living areas. The living and dining spaces flow seamlessly, creating a comfortable and inviting atmosphere. Enjoy the nice backyard—perfect for relaxing or outdoor gatherings. Refrigerator, washer, and dryer to remain, making this home even more convenient for the next owner. A wonderful opportunity for comfortable living in a cute, well-maintained home!

15. 2026-04-30
    historical Active Under Contract 822-char remark

    Show marketing remark (822 chars)

    CHECK THIS BEAUTY OUT! GREAT LOCATION! seller to pay up to $5000 in buyers closing costs prepaids. Charming and move-in ready 3-bedroom, 2-bath home featuring an open floor plan and 1,525 living square feet. The spacious kitchen offers custom cabinetry, beautiful granite slab countertops, and plenty of workspace for cooking and entertaining. The home features a desirable split floor plan for added privacy, along with warm wood flooring throughout the main living areas. The living and dining spaces flow seamlessly, creating a comfortable and inviting atmosphere. Enjoy the nice backyard—perfect for relaxing or outdoor gatherings. Refrigerator, washer, and dryer to remain, making this home even more convenient for the next owner. A wonderful opportunity for comfortable living in a cute, well-maintained home!

16. 2026-04-07
    price $260,000 817-char remark

    Show marketing remark (822 chars)

    CHECK THIS BEAUTY OUT! GREAT LOCATION! seller to pay up to $5000 in buyers closing costs prepaids. Charming and move-in ready 3-bedroom, 2-bath home featuring an open floor plan and 1,525 living square feet. The spacious kitchen offers custom cabinetry, beautiful granite slab countertops, and plenty of workspace for cooking and entertaining. The home features a desirable split floor plan for added privacy, along with warm wood flooring throughout the main living areas. The living and dining spaces flow seamlessly, creating a comfortable and inviting atmosphere. Enjoy the nice backyard—perfect for relaxing or outdoor gatherings. Refrigerator, washer, and dryer to remain, making this home even more convenient for the next owner. A wonderful opportunity for comfortable living in a cute, well-maintained home!

17. 2026-04-07
    price $260,000 822-char remark

    Show marketing remark (822 chars)

    CHECK THIS BEAUTY OUT! GREAT LOCATION! seller to pay up to $5000 in buyers closing costs prepaids. Charming and move-in ready 3-bedroom, 2-bath home featuring an open floor plan and 1,525 living square feet. The spacious kitchen offers custom cabinetry, beautiful granite slab countertops, and plenty of workspace for cooking and entertaining. The home features a desirable split floor plan for added privacy, along with warm wood flooring throughout the main living areas. The living and dining spaces flow seamlessly, creating a comfortable and inviting atmosphere. Enjoy the nice backyard—perfect for relaxing or outdoor gatherings. Refrigerator, washer, and dryer to remain, making this home even more convenient for the next owner. A wonderful opportunity for comfortable living in a cute, well-maintained home!

18. 2026-03-13
    listed $265,000 Active 817-char remark

    Show marketing remark (822 chars)

    CHECK THIS BEAUTY OUT! GREAT LOCATION! seller to pay up to $5000 in buyers closing costs prepaids. Charming and move-in ready 3-bedroom, 2-bath home featuring an open floor plan and 1,525 living square feet. The spacious kitchen offers custom cabinetry, beautiful granite slab countertops, and plenty of workspace for cooking and entertaining. The home features a desirable split floor plan for added privacy, along with warm wood flooring throughout the main living areas. The living and dining spaces flow seamlessly, creating a comfortable and inviting atmosphere. Enjoy the nice backyard—perfect for relaxing or outdoor gatherings. Refrigerator, washer, and dryer to remain, making this home even more convenient for the next owner. A wonderful opportunity for comfortable living in a cute, well-maintained home!

19. 2026-03-13
    listed $265,000 Active 822-char remark

    Show marketing remark (822 chars)

    CHECK THIS BEAUTY OUT! GREAT LOCATION! seller to pay up to $5000 in buyers closing costs prepaids. Charming and move-in ready 3-bedroom, 2-bath home featuring an open floor plan and 1,525 living square feet. The spacious kitchen offers custom cabinetry, beautiful granite slab countertops, and plenty of workspace for cooking and entertaining. The home features a desirable split floor plan for added privacy, along with warm wood flooring throughout the main living areas. The living and dining spaces flow seamlessly, creating a comfortable and inviting atmosphere. Enjoy the nice backyard—perfect for relaxing or outdoor gatherings. Refrigerator, washer, and dryer to remain, making this home even more convenient for the next owner. A wonderful opportunity for comfortable living in a cute, well-maintained home!

20. 2023-07-12
    soldstatus $259,500
21. 2023-07-10
    soldstatus Sold
22. 2023-06-19
    status Pending
23. 2023-06-13
    price $259,500
24. 2023-06-07
    status Active
25. 2023-04-10
    status Pending
26. 2023-02-17
    price $259,900
27. 2023-01-31
    price $259,500
28. 2022-10-04
    price $259,900
29. 2022-09-30
    listed $259,500 Active
30. 2022-09-30
    listed $259,500

ⓘ 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: $2,683 · $224/mo
• Projected year-2 tax: $2,683 · $224/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 7/10 Severe FEMA zone X · 99% 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: $22,193
• − Mortgage interest: −$13,998
• − Property taxes: −$2,683
• − Insurance: −$2,047
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − HOA: −$48
• − Depreciation: −$7,270
• Taxable loss: −$7,404
• Est. tax savings @ 24.0%: +$1,777
• After-tax cash flow: $-1,194/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

+0.2% since first listed

19 events — show timeline

• 2026-05-01 Relisted — AcadianaMLS
• 2026-05-01 Relisted — GBRMLS
• 2026-04-30 Pending — AcadianaMLS
• 2026-04-30 Contingent — GBRMLS
• 2026-04-07 Price Changed $260,000 AcadianaMLS
• 2026-04-07 Price Changed $260,000 GBRMLS
• 2026-03-13 Listed $265,000 GBRMLS
• 2026-03-13 Listed $265,000 AcadianaMLS
• 2023-07-12 Sold (Public Records) $259,500 Public Records
• 2023-07-10 Sold (MLS) — GBRMLS
• 2023-06-19 Pending — GBRMLS
• 2023-06-13 Price Changed $259,500 GBRMLS
• 2023-06-07 Relisted — GBRMLS
• 2023-04-10 Pending — GBRMLS
• 2023-02-17 Price Changed $259,900 GBRMLS
• 2023-01-31 Price Changed $259,500 GBRMLS
• 2022-10-04 Price Changed $259,900 GBRMLS
• 2022-09-30 Listed $259,500 AcadianaMLS
• 2022-09-30 Listed $259,500 GBRMLS

Property tax history

+53.9%/yr

Latest (2025): $2,683 · -1.6% YoY. Source: county tax records.