12175 Grand Wood Ave · Gonzales, LA 70737

$295,000

4 bd · 2.0 ba · 1,875 sqft · SingleFamily · 6 Days on market

Built 2018 7,840 sqft lot Est $298k · at est. $29/mo HOA · 1% of rent

---

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 +11.3/30.0
• ARV discount +8.0/15.0
• Schools +4.7/10.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated 4-bedroom, 2-bath home featuring an open floor plan, modern finishes, and an ideal location within the neighborhood. Situated on a large corner lot with a private wood-fenced backyard, this home offers both comfort and convenience. The spacious living area is filled with natural light and anchored by a gas fireplace with a quartz surround. It flows seamlessly into the kitchen and dining areas, creating an open and inviting space that's perfect for everyday living and entertaining. The kitchen features gorgeous quartz countertops, painted cabinetry, a large center island, gas cooktop, stainless steel appliances, and a generous corner pantry. The primary suite offers a relaxing retreat with a soaking tub, separate shower, dual vanities, and a spacious walk-in closet. Three additional bedrooms provide flexibility for guests, a home office, hobby space, or other needs. You'll love the wood and tile flooring throughout the home--there is no carpet! Additional highlights include a spacious 2-car garage, large laundry room, plenty of storage space, and an extended patio that provides ample space for outdoor entertaining, grilling, or simply relaxing outdoors. One of the standout features of this home is its location. Positioned next to the neighborhood park, you'll enjoy peaceful walks beneath beautiful oak trees and easy access to the community lake. Conveniently located near Hwy 74 and Airline Highway, you'll be just minutes from shopping, dining, schools, and everyday amenities. The property is located in Flood Zone X, where flood insurance is typically not required by lenders. This move-in-ready home combines modern updates, a functional layout, and a prime location. Schedule your private showing today!

Key facts

• Quartz countertops
• Large center island
• Gas fireplace

Tags

• PRIVATE WOOD-FENCED BACKYARD
• GAS FIREPLACE
• QUARTZ COUNTERTOPS
• LARGE CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• CORNER PANTRY

Property features AI

Finance

• Other: Subdivision: Woodland Manor; Frontage approximately 70' with lot dimensions 70 x 125 x 53 x 127 (approx. 0.18 acres)
• HOA & community: Homeowners association with annual fee ($350) — includes insurance; Association provides maintenance and management; Community features include sidewalks

Exterior

• Parking: 2 parking spaces; Garage with garage door opener
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Corner lot; Builder: Dsld, LLC
• Construction: Vinyl siding, frame and brick construction; Shingle roof; Slab foundation; Model: Orleans Iv B; Approximately 2,452 square feet
• Exterior features: Exterior lighting; Rain gutters; Covered patio and porch; Wood full fencing

Interior

• Kitchen: Gas cooktop; Range and oven; Dishwasher; Disposal; Microwave; Stainless steel appliances; Tankless water heater
• Flooring: Tile; Wood; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Crown molding; High ceilings; Screens and window treatments; Gas log fireplace (1)
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (24.6% below list).
• Recommended offer: $222k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 32% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,375 (24.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $298,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39237 Majestic Wood Ave	0.09mi	3/2.0 (-1)	1,826 (-3%)	0mo	$289,900	$159	86
39161 Superior Wood Ave	0.11mi	4/2.0	1,878 (+0%)	14mo	$289,000	$154	83
39142 Superior Wood Ave	0.12mi	4/2.0	1,858 (-1%)	17mo	$282,500	$152	79
39141 Majestic Wood Ave	0.13mi	3/2.0 (-1)	1,887 (+1%)	12mo	$274,900	$146	78
39174 Superior Wood Ave	0.15mi	3/2.0 (-1)	1,694 (-10%)	3mo	$274,999	$162	70
12160 Grand Wood Ave	0.04mi	3/2.0 (-1)	1,689 (-10%)	17mo	$260,000	$154	63
12108 Grand Wood Ave	0.12mi	3/2.0 (-1)	1,659 (-12%)	9mo	$265,000	$160	63
12246 Grand Wood Ave	0.15mi	3/2.0 (-1)	1,613 (-14%)	3mo	$264,999	$164	62
39151 Superior Wood Ave	0.10mi	3/2.0 (-1)	1,613 (-14%)	6mo	$257,000	$159	62
39331 Pershing Mire Rd	0.49mi	4/2.0	1,739 (-7%)	11mo	$330,000	$190	56
39255 Superior Wood Ave	0.19mi	3/2.0 (-1)	1,616 (-14%)	12mo	$255,000	$158	53
39357 Legacy Lake Dr	0.73mi	4/2.0	1,684 (-10%)	2mo	$257,650	$153	47

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-54,249
• Equity at exit: $43,985

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-54,086
• Equity at exit: $25,506

Cash invested: $82,600 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,224 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$167 /mo · $2,005/yr
• Insurance: −$123
• HOA: −$29
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-109

Break-even live

Break-even rent $2,362

Max offer price $275,704

Occupancy floor 100%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39534 Legacy Lake Dr Gonzales, LA	4.0	2.0	2100	$2,000	$0.95	14d	1	0.63mi
39511 Auster Ln Gonzales, LA	3.0	2.0	1461	$2,150	$1.47	14d	1	1.00mi
38510 Maidens Blush St Gonzales, LA	3.0	2.0	1422	$2,200	$1.55	43d	1	1.09mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: gas

Listing history 6 events

1. 2026-06-18
   status $295,000 Pending 6 DOM
2. 2026-06-17
   days on market $295,000 Active 6 DOM
3. 2026-06-16
   days on market $295,000 Active 5 DOM
4. 2026-06-15
   days on market $295,000 Active 4 DOM
5. 2026-06-14
   remarks 693-char remark
6. 2026-06-14
   listed $295,000 Active 2 DOM

ⓘ 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: $2,005 · $167/mo
• Projected year-2 tax: $2,005 · $167/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 · 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: $26,685
• − Mortgage interest: −$16,525
• − Property taxes: −$2,005
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − HOA: −$348
• − Depreciation: −$8,582
• Taxable loss: −$6,519
• Est. tax savings @ 24.0%: +$1,565
• After-tax cash flow: $254/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

• 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

+30.4% since first listed

3 events — show timeline

• 2026-06-12 Listed $295,000 AcadianaMLS
• 2026-06-12 Listed $295,000 GBRMLS
• 2018-09-27 Listed $226,310 AcadianaMLS

Property tax history

+32.2%/yr

Latest (2025): $2,005 · -1.8% YoY. Source: county tax records.