40110 Coontrap Rd · Gonzales, LA 70737

$159,900

3 bd · 1.0 ba · 1,215 sqft · SingleFamily · 1 Days on market

Built 1940 0.49 ac lot $132/sqft · 12% below area Est $182k · 12% 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 +26.3/30.0
• ARV discount +13.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.0/10.0
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming cottage-style home in Gonzales, full of warmth, character, and opportunity. Situated on a spacious 1/2-acre lot in Flood Zone X, this 3-bedroom, 1-bath home offers a comfortable layout with plenty of room to make it your own. Inside, you'll find inviting living spaces with a cozy feel and timeless charm. The spacious bedrooms and functional floor plan provide flexibility for everyday living, while the large lot offers endless possibilities for outdoor enjoyment, gardening, hobbies, or future additions. Outside, the property includes both a workshop and storage shed--ideal for tools, projects, equipment, or additional storage needs. With no restrictions, this property provides the freedom and flexibility that can be hard to find. The sellers are willing to install a new roof with a full-price offer, adding even more value and peace of mind for the next owner. Conveniently located in Gonzales near shopping, dining, and local amenities, this property offers space, charm, and practicality all in one. Schedule your private showing today!

Key facts

• Spacious lot
• Storage shed
• Workshop

Tags

• COTTAGE STYLE HOME
• SPACIOUS LOT
• WORKSHOP
• STORAGE SHED
• NEW ROOF

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Private well water
• Home design: Single-family detached residence; Single story
• Construction: Frame and brick construction; Composition roof
• Exterior features: Partial wood fencing; Shed on property; Level topography

Interior

• Kitchen: Gas cooktop, Range, Oven, Dishwasher, Microwave
• Flooring: Tile; Wood; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Window unit cooling
• Interior features: Gas cooktop, Range, Oven, Dishwasher, Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.4% 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; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $159,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.05%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $182,390
• List price: $159,900
• Delta: -12.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
931 N Anita St	0.62mi	3/1.0	1,192 (-2%)	2mo	$175,000	$147	67
707 W Paul St	0.68mi	2/1.0 (-1)	1,057 (-13%)	5mo	$159,900	$151	38
412 W Caroline St	0.75mi	3/2.0	1,372 (+13%)	3mo	$131,900	$96	37
819 W Paul St	0.64mi	3/2.0	1,129 (-7%)	22mo	$175,000	$155	37
813 N Anita St	0.69mi	2/1.0 (-1)	1,034 (-15%)	13mo	$160,000	$155	27

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $747
• Equity at exit: $23,842

10-year hold

• IRR: 10.3%
• Equity multiple: 1.81×
• Total profit: $36,145
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,761 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $412

Break-even live

Break-even rent $1,239

Max offer price $159,900

Occupancy floor 72%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39503 LA-74 Unit 18 Gonzales, LA	2.0	1.0	700	$900	$1.29	14d	1	0.52mi
39511 Auster Ln Gonzales, LA	3.0	2.0	1461	$2,150	$1.47	14d	1	1.19mi

Listing history 14 events

1. 2026-05-09
   status Pending 1073-char remark

   Show marketing remark (1073 chars)

   Welcome to this charming cottage-style home in Gonzales, full of warmth, character, and opportunity. Situated on a spacious 1/2-acre lot in Flood Zone X, this 3-bedroom, 1-bath home offers a comfortable layout with plenty of room to make it your own. Inside, you'll find inviting living spaces with a cozy feel and timeless charm. The spacious bedrooms and functional floor plan provide flexibility for everyday living, while the large lot offers endless possibilities for outdoor enjoyment, gardening, hobbies, or future additions. Outside, the property includes both a workshop and storage shed--ideal for tools, projects, equipment, or additional storage needs. With no restrictions, this property provides the freedom and flexibility that can be hard to find. The sellers are willing to install a new roof with a full-price offer, adding even more value and peace of mind for the next owner. Conveniently located in Gonzales near shopping, dining, and local amenities, this property offers space, charm, and practicality all in one. Schedule your private showing today!

2. 2026-05-09
   status Pending 1084-char remark

   Show marketing remark (1073 chars)

   Welcome to this charming cottage-style home in Gonzales, full of warmth, character, and opportunity. Situated on a spacious 1/2-acre lot in Flood Zone X, this 3-bedroom, 1-bath home offers a comfortable layout with plenty of room to make it your own. Inside, you'll find inviting living spaces with a cozy feel and timeless charm. The spacious bedrooms and functional floor plan provide flexibility for everyday living, while the large lot offers endless possibilities for outdoor enjoyment, gardening, hobbies, or future additions. Outside, the property includes both a workshop and storage shed--ideal for tools, projects, equipment, or additional storage needs. With no restrictions, this property provides the freedom and flexibility that can be hard to find. The sellers are willing to install a new roof with a full-price offer, adding even more value and peace of mind for the next owner. Conveniently located in Gonzales near shopping, dining, and local amenities, this property offers space, charm, and practicality all in one. Schedule your private showing today!

3. 2026-05-07
   listed $159,900 Active 1073-char remark

   Show marketing remark (1073 chars)

   Welcome to this charming cottage-style home in Gonzales, full of warmth, character, and opportunity. Situated on a spacious 1/2-acre lot in Flood Zone X, this 3-bedroom, 1-bath home offers a comfortable layout with plenty of room to make it your own. Inside, you'll find inviting living spaces with a cozy feel and timeless charm. The spacious bedrooms and functional floor plan provide flexibility for everyday living, while the large lot offers endless possibilities for outdoor enjoyment, gardening, hobbies, or future additions. Outside, the property includes both a workshop and storage shed--ideal for tools, projects, equipment, or additional storage needs. With no restrictions, this property provides the freedom and flexibility that can be hard to find. The sellers are willing to install a new roof with a full-price offer, adding even more value and peace of mind for the next owner. Conveniently located in Gonzales near shopping, dining, and local amenities, this property offers space, charm, and practicality all in one. Schedule your private showing today!

4. 2026-05-07
   listed $159,900 Active 1084-char remark

   Show marketing remark (1073 chars)

   Welcome to this charming cottage-style home in Gonzales, full of warmth, character, and opportunity. Situated on a spacious 1/2-acre lot in Flood Zone X, this 3-bedroom, 1-bath home offers a comfortable layout with plenty of room to make it your own. Inside, you'll find inviting living spaces with a cozy feel and timeless charm. The spacious bedrooms and functional floor plan provide flexibility for everyday living, while the large lot offers endless possibilities for outdoor enjoyment, gardening, hobbies, or future additions. Outside, the property includes both a workshop and storage shed--ideal for tools, projects, equipment, or additional storage needs. With no restrictions, this property provides the freedom and flexibility that can be hard to find. The sellers are willing to install a new roof with a full-price offer, adding even more value and peace of mind for the next owner. Conveniently located in Gonzales near shopping, dining, and local amenities, this property offers space, charm, and practicality all in one. Schedule your private showing today!

5. 2019-07-31
   soldstatus Sold

   Show marketing remark (533 chars)

   OLDIE BUT GOODIE!!! BRING YOUR PAINT BRUSH AND YOUR DECORATING SKILLS TO UPDATE THIS OLDER SOLID BUILT HOME! HAS 2 BR, 1 BTH, EAT IN KITCHEN, HUGE LIVING ROOM WITH HARDWOOD FLOORS, UTILITY ROOM THAT COULD BE MADE INTO A DINING ROOM, BREEZEWAY AND COVERED PATIO TO SIT AND LISTEN TO THE BIRDS, STORAGE AREAS WERE USED AS BEAUTY SHOP AT ONE TIME AND A GARAGE APARTMENT RENTAL!! COULD BE FINISHED TO BE A RENTAL AGAIN! GREAT FOR INVESTORS! SUPER NEIGHBORS AND MINUTES TO INTERSTATE AND AIRLINE HWY AND ON THE OUTSKIRTS OF GONZALES!

6. 2019-04-29
   status Pending

   Show marketing remark (533 chars)

   OLDIE BUT GOODIE!!! BRING YOUR PAINT BRUSH AND YOUR DECORATING SKILLS TO UPDATE THIS OLDER SOLID BUILT HOME! HAS 2 BR, 1 BTH, EAT IN KITCHEN, HUGE LIVING ROOM WITH HARDWOOD FLOORS, UTILITY ROOM THAT COULD BE MADE INTO A DINING ROOM, BREEZEWAY AND COVERED PATIO TO SIT AND LISTEN TO THE BIRDS, STORAGE AREAS WERE USED AS BEAUTY SHOP AT ONE TIME AND A GARAGE APARTMENT RENTAL!! COULD BE FINISHED TO BE A RENTAL AGAIN! GREAT FOR INVESTORS! SUPER NEIGHBORS AND MINUTES TO INTERSTATE AND AIRLINE HWY AND ON THE OUTSKIRTS OF GONZALES!

7. 2019-03-06
   price $109,900

   Show marketing remark (533 chars)

   OLDIE BUT GOODIE!!! BRING YOUR PAINT BRUSH AND YOUR DECORATING SKILLS TO UPDATE THIS OLDER SOLID BUILT HOME! HAS 2 BR, 1 BTH, EAT IN KITCHEN, HUGE LIVING ROOM WITH HARDWOOD FLOORS, UTILITY ROOM THAT COULD BE MADE INTO A DINING ROOM, BREEZEWAY AND COVERED PATIO TO SIT AND LISTEN TO THE BIRDS, STORAGE AREAS WERE USED AS BEAUTY SHOP AT ONE TIME AND A GARAGE APARTMENT RENTAL!! COULD BE FINISHED TO BE A RENTAL AGAIN! GREAT FOR INVESTORS! SUPER NEIGHBORS AND MINUTES TO INTERSTATE AND AIRLINE HWY AND ON THE OUTSKIRTS OF GONZALES!

8. 2019-01-16
   price $119,900

   Show marketing remark (533 chars)

   OLDIE BUT GOODIE!!! BRING YOUR PAINT BRUSH AND YOUR DECORATING SKILLS TO UPDATE THIS OLDER SOLID BUILT HOME! HAS 2 BR, 1 BTH, EAT IN KITCHEN, HUGE LIVING ROOM WITH HARDWOOD FLOORS, UTILITY ROOM THAT COULD BE MADE INTO A DINING ROOM, BREEZEWAY AND COVERED PATIO TO SIT AND LISTEN TO THE BIRDS, STORAGE AREAS WERE USED AS BEAUTY SHOP AT ONE TIME AND A GARAGE APARTMENT RENTAL!! COULD BE FINISHED TO BE A RENTAL AGAIN! GREAT FOR INVESTORS! SUPER NEIGHBORS AND MINUTES TO INTERSTATE AND AIRLINE HWY AND ON THE OUTSKIRTS OF GONZALES!

9. 2018-11-28
   price $125,900

   Show marketing remark (533 chars)

   OLDIE BUT GOODIE!!! BRING YOUR PAINT BRUSH AND YOUR DECORATING SKILLS TO UPDATE THIS OLDER SOLID BUILT HOME! HAS 2 BR, 1 BTH, EAT IN KITCHEN, HUGE LIVING ROOM WITH HARDWOOD FLOORS, UTILITY ROOM THAT COULD BE MADE INTO A DINING ROOM, BREEZEWAY AND COVERED PATIO TO SIT AND LISTEN TO THE BIRDS, STORAGE AREAS WERE USED AS BEAUTY SHOP AT ONE TIME AND A GARAGE APARTMENT RENTAL!! COULD BE FINISHED TO BE A RENTAL AGAIN! GREAT FOR INVESTORS! SUPER NEIGHBORS AND MINUTES TO INTERSTATE AND AIRLINE HWY AND ON THE OUTSKIRTS OF GONZALES!

10. 2018-10-11
    price $139,900

    Show marketing remark (533 chars)

    OLDIE BUT GOODIE!!! BRING YOUR PAINT BRUSH AND YOUR DECORATING SKILLS TO UPDATE THIS OLDER SOLID BUILT HOME! HAS 2 BR, 1 BTH, EAT IN KITCHEN, HUGE LIVING ROOM WITH HARDWOOD FLOORS, UTILITY ROOM THAT COULD BE MADE INTO A DINING ROOM, BREEZEWAY AND COVERED PATIO TO SIT AND LISTEN TO THE BIRDS, STORAGE AREAS WERE USED AS BEAUTY SHOP AT ONE TIME AND A GARAGE APARTMENT RENTAL!! COULD BE FINISHED TO BE A RENTAL AGAIN! GREAT FOR INVESTORS! SUPER NEIGHBORS AND MINUTES TO INTERSTATE AND AIRLINE HWY AND ON THE OUTSKIRTS OF GONZALES!

11. 2018-08-18
    listed $141,900 Active

    Show marketing remark (533 chars)

    OLDIE BUT GOODIE!!! BRING YOUR PAINT BRUSH AND YOUR DECORATING SKILLS TO UPDATE THIS OLDER SOLID BUILT HOME! HAS 2 BR, 1 BTH, EAT IN KITCHEN, HUGE LIVING ROOM WITH HARDWOOD FLOORS, UTILITY ROOM THAT COULD BE MADE INTO A DINING ROOM, BREEZEWAY AND COVERED PATIO TO SIT AND LISTEN TO THE BIRDS, STORAGE AREAS WERE USED AS BEAUTY SHOP AT ONE TIME AND A GARAGE APARTMENT RENTAL!! COULD BE FINISHED TO BE A RENTAL AGAIN! GREAT FOR INVESTORS! SUPER NEIGHBORS AND MINUTES TO INTERSTATE AND AIRLINE HWY AND ON THE OUTSKIRTS OF GONZALES!

12. 2018-08-09
    historical
13. 2018-06-30
    listed $155,000 Active
14. 2018-06-30
    listed $155,000

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $884 · $74/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,128
• − Mortgage interest: −$8,957
• − Property taxes: −$884
• − Insurance: −$800
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$4,652
• Taxable income: $2,455
• Est. tax owed @ 24.0%: −$589
• After-tax cash flow: $4,356/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

+3.2% since first listed

14 events — show timeline

• 2026-05-09 Pending — AcadianaMLS
• 2026-05-09 Pending — GBRMLS
• 2026-05-07 Listed $159,900 GBRMLS
• 2026-05-07 Listed $159,900 AcadianaMLS
• 2019-07-31 Sold (MLS) — GBRMLS
• 2019-04-29 Pending — GBRMLS
• 2019-03-06 Price Changed $109,900 GBRMLS
• 2019-01-16 Price Changed $119,900 GBRMLS
• 2018-11-28 Price Changed $125,900 GBRMLS
• 2018-10-11 Price Changed $139,900 GBRMLS
• 2018-08-18 Listed $141,900 GBRMLS
• 2018-08-09 Delisted — GBRMLS
• 2018-06-30 Listed $155,000 AcadianaMLS
• 2018-06-30 Listed $155,000 GBRMLS

Property tax history

+5.3%/yr

Latest (2025): $884 · -1.8% YoY. Source: county tax records.