41179 Marsh Ln · Gonzales, LA 70737

$314,900

4 bd · 3.0 ba · 1,991 sqft · SingleFamily · 155 Days on market

Built 2023 8,973 sqft lot $158/sqft · 6% below area Est $335k · 6% under $35/mo HOA · 1% of rent

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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).

• Cash flow +11.2/30.0
• ARV discount +10.2/15.0
• Schools +4.7/10.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Better than new! This home comes fully upgraded with features you won't get in a new build--gutters, window treatments, a full wood privacy fence, and stunning ceramic wood-look tile flooring throughout. Offering 4 bedrooms and 3 full baths in a triple-split floorplan, this home delivers the perfect blend of space, privacy, and functionality. Thoughtfully designed and impeccably maintained, it checks every box for buyers seeking location, affordability, and high-quality upgrades without compromise. With exceptional amenities and move-in-ready convenience, this home is truly a standout. Add it to your must-see list and schedule your tour today!

Key facts

• Fully upgraded
• Wood privacy fence
• 8,973 sq ft lot

Tags

• FULLY UPGRADED
• WOOD PRIVACY FENCE
• TRIPLE-SPLIT FLOORPLAN
• MOVE-IN-READY CONVENIENCE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (20.3% below list).
• Recommended offer: $251k (20.3% 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.
• Zoned schools: Sorrento Primary School (math 42% / reading 49%, grade D-, #169 of 646 statewide, top 27%, 627 students, 63% FRL); St. Amant Middle School (math 35% / reading 58%, grade D+, #41 of 218 statewide, top 19%, 556 students, 50% FRL); St. Amant High School (math 63% / reading 67%, grade B, #12 of 265 statewide, top 4%, 2,411 students, 46% FRL).
• Market conditions: Rents rising (+3.3%/yr); 571 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 36% 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

• It's been on market 155 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $24k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $250,823 (20.3% 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 155 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 10.5

CMA / ARV

• ARV (median comp): $335,223
• List price: $314,900
• Delta: -6.06%
• 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
41179 Marsh Ln	0.00mi	4/3.0	1,991 (0%)	1mo	$314,900	$158	99
7044 Panama Canal Dr	0.06mi	4/2.0	2,029 (+2%)	2mo	$330,000	$163	89
6464 Soaring Dr	0.06mi	4/3.0	2,211 (+11%)	2mo	$365,000	$165	77
41327 Marsh Ln	0.29mi	3/2.0 (-1)	1,960 (-2%)	4mo	$316,840	$162	72
6492 Island Edge Dr	0.18mi	3/2.0 (-1)	1,848 (-7%)	2mo	$320,000	$173	69
5091 Stonewater Dr	0.49mi	3/2.5 (-1)	1,807 (-9%)	1mo	$445,000	$246	54
5127 Stonewater Dr	0.47mi	3/2.0 (-1)	1,836 (-8%)	5mo	$371,123	$202	52
5199 Oakwater Aly	0.67mi	3/2.0 (-1)	1,938 (-3%)	4mo	$448,900	$232	52
491 Turnberry Way	0.75mi	3/2.5 (-1)	1,924 (-3%)	3mo	$443,000	$230	50
5125 Oakwater Aly	0.61mi	3/2.0 (-1)	1,847 (-7%)	2mo	$469,900	$254	48
4974 Parkside Way	0.64mi	3/3.0 (-1)	2,212 (+11%)	1mo	$494,000	$223	46
4944 Crestfield Way	0.65mi	3/2.0 (-1)	1,715 (-14%)	1mo	$385,000	$224	37

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: $-58,099
• Equity at exit: $46,953

10-year hold

• IRR: -10.7%
• Equity multiple: 0.34×
• Total profit: $-57,851
• Equity at exit: $27,227

Cash invested: $88,172 (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: 571
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,508 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$285 /mo · $3,422/yr
• Insurance: −$131
• HOA: −$35
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-121

Break-even live

Break-even rent $2,662

Max offer price $293,481

Occupancy floor 100%

Sensitivity live

Price	-10% $57	-5% $-32	+0% $-121	+5% $-210	+10% $-300
Rent	-10% $-319	-5% $-220	+0% $-121	+5% $-22	+10% $77
Rate	-1.0pp $37	-0.5pp $-41	base $-121	+0.5pp $-203	+1.0pp $-286

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4855 Crestfield Way Gonzales, LA	3.0	2.0	1602	$2,400	$1.50	16d	1	0.75mi
4773 Cottage Oaks Dr Gonzales, LA	3.0	2.5	1847	$2,500	$1.35	16d	1	0.89mi
40020 Gadwall Ct Gonzales, LA	4.0	2.0	2006	$2,600	$1.30	25d	1	1.08mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 14 events

1. 2026-05-16
   status Pending 651-char remark

   Show marketing remark (662 chars)

   Better than new! This home comes fully upgraded with features you won’t get in a new build—gutters, window treatments, a full wood privacy fence, and stunning ceramic wood-look tile flooring throughout. Offering 4 bedrooms and 3 full baths in a triple-split floorplan, this home delivers the perfect blend of space, privacy, and functionality. Thoughtfully designed and impeccably maintained, it checks every box for buyers seeking location, affordability, and high-quality upgrades without compromise. With exceptional amenities and move-in-ready convenience, this home is truly a standout. Add it to your must-see list and schedule your tour today!

2. 2026-05-16
   status Pending 662-char remark

   Show marketing remark (662 chars)

   Better than new! This home comes fully upgraded with features you won’t get in a new build—gutters, window treatments, a full wood privacy fence, and stunning ceramic wood-look tile flooring throughout. Offering 4 bedrooms and 3 full baths in a triple-split floorplan, this home delivers the perfect blend of space, privacy, and functionality. Thoughtfully designed and impeccably maintained, it checks every box for buyers seeking location, affordability, and high-quality upgrades without compromise. With exceptional amenities and move-in-ready convenience, this home is truly a standout. Add it to your must-see list and schedule your tour today!

3. 2026-05-07
   price $314,900 651-char remark

   Show marketing remark (662 chars)

   Better than new! This home comes fully upgraded with features you won’t get in a new build—gutters, window treatments, a full wood privacy fence, and stunning ceramic wood-look tile flooring throughout. Offering 4 bedrooms and 3 full baths in a triple-split floorplan, this home delivers the perfect blend of space, privacy, and functionality. Thoughtfully designed and impeccably maintained, it checks every box for buyers seeking location, affordability, and high-quality upgrades without compromise. With exceptional amenities and move-in-ready convenience, this home is truly a standout. Add it to your must-see list and schedule your tour today!

4. 2026-05-07
   price $314,900 662-char remark

   Show marketing remark (662 chars)

   Better than new! This home comes fully upgraded with features you won’t get in a new build—gutters, window treatments, a full wood privacy fence, and stunning ceramic wood-look tile flooring throughout. Offering 4 bedrooms and 3 full baths in a triple-split floorplan, this home delivers the perfect blend of space, privacy, and functionality. Thoughtfully designed and impeccably maintained, it checks every box for buyers seeking location, affordability, and high-quality upgrades without compromise. With exceptional amenities and move-in-ready convenience, this home is truly a standout. Add it to your must-see list and schedule your tour today!

5. 2026-02-19
   price $320,000 651-char remark

   Show marketing remark (662 chars)

   Better than new! This home comes fully upgraded with features you won’t get in a new build—gutters, window treatments, a full wood privacy fence, and stunning ceramic wood-look tile flooring throughout. Offering 4 bedrooms and 3 full baths in a triple-split floorplan, this home delivers the perfect blend of space, privacy, and functionality. Thoughtfully designed and impeccably maintained, it checks every box for buyers seeking location, affordability, and high-quality upgrades without compromise. With exceptional amenities and move-in-ready convenience, this home is truly a standout. Add it to your must-see list and schedule your tour today!

6. 2026-02-19
   price $320,000 662-char remark

   Show marketing remark (662 chars)

   Better than new! This home comes fully upgraded with features you won’t get in a new build—gutters, window treatments, a full wood privacy fence, and stunning ceramic wood-look tile flooring throughout. Offering 4 bedrooms and 3 full baths in a triple-split floorplan, this home delivers the perfect blend of space, privacy, and functionality. Thoughtfully designed and impeccably maintained, it checks every box for buyers seeking location, affordability, and high-quality upgrades without compromise. With exceptional amenities and move-in-ready convenience, this home is truly a standout. Add it to your must-see list and schedule your tour today!

7. 2026-01-23
   price $332,000 651-char remark

   Show marketing remark (662 chars)

   Better than new! This home comes fully upgraded with features you won’t get in a new build—gutters, window treatments, a full wood privacy fence, and stunning ceramic wood-look tile flooring throughout. Offering 4 bedrooms and 3 full baths in a triple-split floorplan, this home delivers the perfect blend of space, privacy, and functionality. Thoughtfully designed and impeccably maintained, it checks every box for buyers seeking location, affordability, and high-quality upgrades without compromise. With exceptional amenities and move-in-ready convenience, this home is truly a standout. Add it to your must-see list and schedule your tour today!

8. 2026-01-23
   price $332,000 662-char remark

   Show marketing remark (662 chars)

   Better than new! This home comes fully upgraded with features you won’t get in a new build—gutters, window treatments, a full wood privacy fence, and stunning ceramic wood-look tile flooring throughout. Offering 4 bedrooms and 3 full baths in a triple-split floorplan, this home delivers the perfect blend of space, privacy, and functionality. Thoughtfully designed and impeccably maintained, it checks every box for buyers seeking location, affordability, and high-quality upgrades without compromise. With exceptional amenities and move-in-ready convenience, this home is truly a standout. Add it to your must-see list and schedule your tour today!

9. 2025-12-11
   listed $339,000 Active 651-char remark

   Show marketing remark (662 chars)

   Better than new! This home comes fully upgraded with features you won’t get in a new build—gutters, window treatments, a full wood privacy fence, and stunning ceramic wood-look tile flooring throughout. Offering 4 bedrooms and 3 full baths in a triple-split floorplan, this home delivers the perfect blend of space, privacy, and functionality. Thoughtfully designed and impeccably maintained, it checks every box for buyers seeking location, affordability, and high-quality upgrades without compromise. With exceptional amenities and move-in-ready convenience, this home is truly a standout. Add it to your must-see list and schedule your tour today!

10. 2025-12-11
    listed $339,000 Active 662-char remark

    Show marketing remark (662 chars)

    Better than new! This home comes fully upgraded with features you won’t get in a new build—gutters, window treatments, a full wood privacy fence, and stunning ceramic wood-look tile flooring throughout. Offering 4 bedrooms and 3 full baths in a triple-split floorplan, this home delivers the perfect blend of space, privacy, and functionality. Thoughtfully designed and impeccably maintained, it checks every box for buyers seeking location, affordability, and high-quality upgrades without compromise. With exceptional amenities and move-in-ready convenience, this home is truly a standout. Add it to your must-see list and schedule your tour today!

11. 2023-06-20
    soldstatus Sold
12. 2023-04-27
    status Pending
13. 2023-04-27
    listed $307,890 Active
14. 2023-04-27
    listed $307,890

ⓘ 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: $3,422 · $285/mo
• Projected year-2 tax: $3,422 · $285/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,099
• − Mortgage interest: −$17,639
• − Property taxes: −$3,422
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,408
• − Management: −$2,408
• − HOA: −$420
• − Depreciation: −$9,161
• Taxable loss: −$6,934
• Est. tax savings @ 24.0%: +$1,664
• After-tax cash flow: $209/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

+2.3% since first listed

14 events — show timeline

• 2026-05-16 Pending — AcadianaMLS
• 2026-05-16 Pending — GBRMLS
• 2026-05-07 Price Changed $314,900 AcadianaMLS
• 2026-05-07 Price Changed $314,900 GBRMLS
• 2026-02-19 Price Changed $320,000 AcadianaMLS
• 2026-02-19 Price Changed $320,000 GBRMLS
• 2026-01-23 Price Changed $332,000 AcadianaMLS
• 2026-01-23 Price Changed $332,000 GBRMLS
• 2025-12-11 Listed $339,000 GBRMLS
• 2025-12-11 Listed $339,000 AcadianaMLS
• 2023-06-20 Sold (MLS) — GBRMLS
• 2023-04-27 Pending — GBRMLS
• 2023-04-27 Listed $307,890 AcadianaMLS
• 2023-04-27 Listed $307,890 GBRMLS

Property tax history

+73.4%/yr

Latest (2025): $3,422 · -1.5% YoY. Source: county tax records.