403 Vatican Dr · Donaldsonville, LA 70346

$120,000

3 bd · 1.5 ba · 1,800 sqft · SingleFamily · 15 Days on market

Built 1979 10,018 sqft lot Est $191k · 37% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.0/10.0
• Schools +4.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 1,800 living sq ft home in Donaldsonville featuring large living areas, covered parking, and a sizable yard. Conveniently located near schools, local shopping, dining, and River Road with easy access to Gonzales and surrounding Ascension Parish areas. Great opportunity for first-time buyers, investors, or anyone looking for affordable housing in a growing community. Located in a USDA Rural Development eligible area with possible 100% financing available for qualified buyers. Schedule your private showing today!

Key facts

• 0.23 acre lot
• 2 parking spots
• Built 1979

Property features AI

Exterior

• Parking: Carport (2 spaces); Total of 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence (detached); Single-story
• Construction: Brick construction; Slab foundation
• Exterior features: Chain link fence; Lot dimensions approximately 60 x 120

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 partial bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet and vinyl flooring
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#292 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A; Watch: schools 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: 33 active listings in the ZIP; 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 $830 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

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 $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.20% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $190,800
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Anna St	0.55mi	3/2.0	1,651 (-8%)	1mo	$175,000	$106	58
224 Reynaud Dr	0.60mi	3/2.0	1,786 (-1%)	21mo	$235,000	$132	51
103 Anna St	0.54mi	3/2.0	1,664 (-8%)	11mo	$175,000	$105	51
107 S Magnolia Dr	0.35mi	3/2.0	2,034 (+13%)	15mo	$209,000	$103	48
122 Crescent Place Dr	0.46mi	3/2.0	2,068 (+15%)	8mo	$205,000	$99	44
250 Myrtle Grove St	0.53mi	3/2.0	1,628 (-10%)	16mo	$209,900	$129	44

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: 2.7%
• Equity multiple: 1.11×
• Total profit: $3,535
• Equity at exit: $17,892

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $32,646
• Equity at exit: $10,375

Cash invested: $33,600 (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 70346

• Home prices YoY: -34.5%
• Active inventory: 33
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,444 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $361

Break-even live

Break-even rent $988

Max offer price $120,000

Occupancy floor 70%

Sensitivity live

Price	-10% $429	-5% $395	+0% $361	+5% $327	+10% $293
Rent	-10% $247	-5% $304	+0% $361	+5% $418	+10% $475
Rate	-1.0pp $421	-0.5pp $391	base $361	+0.5pp $330	+1.0pp $298

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-14
   statusdays on market $120,000 Pending 15 DOM
2. 2026-06-10
   days on market $120,000 Active 13 DOM
3. 2026-06-09
   days on market $120,000 Active 12 DOM
4. 2026-06-08
   days on market $120,000 Active 11 DOM
5. 2026-06-07
   days on market $120,000 Active 10 DOM
6. 2026-06-05
   days on market $120,000 Active 7 DOM
7. 2026-06-03
   days on market $120,000 Active 6 DOM
8. 2026-06-02
   days on market $120,000 Active 5 DOM
9. 2026-06-01
   days on market $120,000 Active 4 DOM
10. 2026-05-31
    days on market $120,000 Active 3 DOM
11. 2026-05-31
    days on market $120,000 Active 2 DOM
12. 2026-05-19
    historical $120,000 525-char remark

    Show marketing remark (525 chars)

    Spacious 1,800 living sq ft home in Donaldsonville featuring large living areas, covered parking, and a sizable yard. Conveniently located near schools, local shopping, dining, and River Road with easy access to Gonzales and surrounding Ascension Parish areas. Great opportunity for first-time buyers, investors, or anyone looking for affordable housing in a growing community. Located in a USDA Rural Development eligible area with possible 100% financing available for qualified buyers. Schedule your private showing today!

13. 2026-05-19
    historical $120,000

    Show marketing remark (525 chars)

    Spacious 1,800 living sq ft home in Donaldsonville featuring large living areas, covered parking, and a sizable yard. Conveniently located near schools, local shopping, dining, and River Road with easy access to Gonzales and surrounding Ascension Parish areas. Great opportunity for first-time buyers, investors, or anyone looking for affordable housing in a growing community. Located in a USDA Rural Development eligible area with possible 100% financing available for qualified buyers. Schedule your private showing today!

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $1,210 · $101/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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,333
• − Mortgage interest: −$6,722
• − Property taxes: −$1,210
• − Insurance: −$600
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$3,491
• Taxable income: $2,537
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $3,723/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 — Donaldsonville

• Score: 58/100
• State rank: #292
• US rank: #20697

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing C Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Donaldsonville, LA
• Population (ZIP): 9,831

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 27% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 8%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -68.89%
• Current HPI: 130.5878
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Coming Soon $120,000 AcadianaMLS
• 2026-05-19 Coming Soon $120,000 GBRMLS

Property tax history

+1.7%/yr

Latest (2025): $1,210 · -1.5% YoY. Source: county tax records.