312 S Oleana Dr · Gonzales, LA 70707

$246,999

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 66 Days on market

Built 2000 $190/sqft · at area comps Est $240k · at est.

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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 +10.3/30.0
• ARV discount +6.1/15.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

3 bedroom, 2 bath home that is move-in ready! This property features a spacious kitchen with a corner sink, plenty of cabinet space, and double pantries for extra storage. The large primary bedroom includes a recessed ceiling and a private bath for added comfort. All bedrooms offer walk-in closets, providing great storage throughout. Outside, enjoy a fenced backyard along with a 2-car rear carport and additional parking space for a boat or motorhome. Conveniently connected to city utilities.

Key facts

• Spacious kitchen
• Rear carport
• Corner sink

Tags

• SPACIOUS KITCHEN
• CORNER SINK
• DOUBLE PANTRIES
• FENCED BACKYARD
• REAR CARPORT
• ADDITIONAL PARKING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (28.0% below list).
• Recommended offer: $178k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 1 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 579 units permitted in Ascension Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Ascension County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y 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.
• Current owner paid $172k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $177,930 (28.0% 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 66 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 11.6

CMA / ARV

• ARV (median comp): $239,500
• List price: $246,999
• Delta: 3.13%
• 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
216 S Marchand Ave	0.40mi	3/2.0	1,259 (-3%)	1mo	$214,000	$170	76
628 S Oleana Dr	0.21mi	3/2.0	1,436 (+10%)	0mo	$240,000	$167	72
1020 S Stacy Ave	0.52mi	3/1.5	1,335 (+3%)	2mo	$204,900	$153	68
1026 S Arceneaux Ave	0.50mi	3/1.0	1,250 (-4%)	2mo	$155,000	$124	64
318 W Ascension St	0.67mi	3/1.5	1,337 (+3%)	1mo	$128,000	$96	61
926 Meadow Crossing Dr	0.63mi	3/2.0	1,424 (+10%)	2mo	$273,865	$192	54
926 Meadow Crossing Dr	0.63mi	3/2.0	1,424 (+10%)	2mo	$273,865	$192	54
1033 S Darla Ave	0.63mi	4/2.0 (+1)	1,398 (+8%)	1mo	$205,000	$147	52
1124 S Stacy Ave	0.58mi	3/1.5	1,171 (-10%)	4mo	$199,900	$171	52
931 N Anita St	0.63mi	3/1.0	1,192 (-8%)	2mo	$175,000	$147	51
1437 Cypress Grove Ave	0.71mi	3/2.0	1,424 (+10%)	1mo	$269,320	$189	50
1437 Cypress Grove Ave	0.71mi	3/2.0	1,424 (+10%)	1mo	$269,320	$189	50

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: 5.3%
• Equity multiple: 1.31×
• Total profit: $21,181
• Equity at exit: $111,061

10-year hold

• IRR: 8.3%
• Equity multiple: 2.26×
• Total profit: $87,245
• Equity at exit: $171,159

Cash invested: $69,160 (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 70707

• Active inventory: 1
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,779 high
• Mortgage (P&I): −$1,295
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-133

Break-even live

Break-even rent $1,948

Max offer price $223,431

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.50mi
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	43d	1	0.64mi
2137 S Commerce Ave #113 Gonzales, LA	3.0	3.0	1800	$1,650	$0.92	43d	1	1.22mi
12375 E Landry Rd Unit 20 Gonzales, LA	3.0	1.0	1200	$1,193	$0.99	43d	1	1.26mi
2020 S Veterans Blvd Gonzales, LA	1.0–2.0	1.0–2.0	895	$1,653	$1.85	14d	14	1.30mi
2009 S Veterans Blvd Gonzales, LA	2.0–3.0	2.0	1191	$2,397	$2.01	14d	13	1.34mi
808 S Audubon Place Ave Gonzales, LA	2.0	2.0	1223	$2,000	$1.64	43d	1	1.35mi
2419 W Orice Roth Rd Gonzales, LA	1.0–3.0	1.0–2.0	1084	$1,613	$1.49	14d	19	1.46mi

Listing history 35 events

1. 2026-06-18
   days on market $246,999 Active 66 DOM
2. 2026-06-17
   days on market $246,999 Active 65 DOM
3. 2026-06-16
   days on market $246,999 Active 64 DOM
4. 2026-06-15
   price $246,999 Active 63 DOM
5. 2026-06-15
   days on market $247,000 Active 63 DOM
6. 2026-06-14
   days on market $247,000 Active 61 DOM
7. 2026-06-10
   days on market $247,000 Active 58 DOM
8. 2026-06-09
   days on market $247,000 Active 57 DOM
9. 2026-06-08
   days on market $247,000 Active 56 DOM
10. 2026-06-07
    days on market $247,000 Active 55 DOM
11. 2026-06-05
    days on market $247,000 Active 52 DOM
12. 2026-06-03
    days on market $247,000 Active 51 DOM
13. 2026-06-02
    days on market $247,000 Active 50 DOM
14. 2026-06-01
    days on market $247,000 Active 49 DOM
15. 2026-05-31
    days on market $247,000 Active 48 DOM
16. 2026-05-31
    days on market $247,000 Active 47 DOM
17. 2026-05-15
    price $247,000 496-char remark

    Show marketing remark (496 chars)

    3 bedroom, 2 bath home that is move-in ready! This property features a spacious kitchen with a corner sink, plenty of cabinet space, and double pantries for extra storage. The large primary bedroom includes a recessed ceiling and a private bath for added comfort. All bedrooms offer walk-in closets, providing great storage throughout. Outside, enjoy a fenced backyard along with a 2-car rear carport and additional parking space for a boat or motorhome. Conveniently connected to city utilities.

18. 2026-05-15
    price $247,000 496-char remark

    Show marketing remark (496 chars)

    3 bedroom, 2 bath home that is move-in ready! This property features a spacious kitchen with a corner sink, plenty of cabinet space, and double pantries for extra storage. The large primary bedroom includes a recessed ceiling and a private bath for added comfort. All bedrooms offer walk-in closets, providing great storage throughout. Outside, enjoy a fenced backyard along with a 2-car rear carport and additional parking space for a boat or motorhome. Conveniently connected to city utilities.

19. 2026-05-05
    price $251,000 496-char remark

    Show marketing remark (496 chars)

    3 bedroom, 2 bath home that is move-in ready! This property features a spacious kitchen with a corner sink, plenty of cabinet space, and double pantries for extra storage. The large primary bedroom includes a recessed ceiling and a private bath for added comfort. All bedrooms offer walk-in closets, providing great storage throughout. Outside, enjoy a fenced backyard along with a 2-car rear carport and additional parking space for a boat or motorhome. Conveniently connected to city utilities.

20. 2026-05-05
    price $251,000 496-char remark

    Show marketing remark (496 chars)

    3 bedroom, 2 bath home that is move-in ready! This property features a spacious kitchen with a corner sink, plenty of cabinet space, and double pantries for extra storage. The large primary bedroom includes a recessed ceiling and a private bath for added comfort. All bedrooms offer walk-in closets, providing great storage throughout. Outside, enjoy a fenced backyard along with a 2-car rear carport and additional parking space for a boat or motorhome. Conveniently connected to city utilities.

21. 2026-04-01
    listed $255,000 Active 496-char remark

    Show marketing remark (496 chars)

    3 bedroom, 2 bath home that is move-in ready! This property features a spacious kitchen with a corner sink, plenty of cabinet space, and double pantries for extra storage. The large primary bedroom includes a recessed ceiling and a private bath for added comfort. All bedrooms offer walk-in closets, providing great storage throughout. Outside, enjoy a fenced backyard along with a 2-car rear carport and additional parking space for a boat or motorhome. Conveniently connected to city utilities.

22. 2026-04-01
    listed $255,000 Active 496-char remark

    Show marketing remark (496 chars)

    3 bedroom, 2 bath home that is move-in ready! This property features a spacious kitchen with a corner sink, plenty of cabinet space, and double pantries for extra storage. The large primary bedroom includes a recessed ceiling and a private bath for added comfort. All bedrooms offer walk-in closets, providing great storage throughout. Outside, enjoy a fenced backyard along with a 2-car rear carport and additional parking space for a boat or motorhome. Conveniently connected to city utilities.

23. 2019-09-19
    soldstatus $171,900
24. 2019-09-16
    soldstatus Sold
25. 2019-08-02
    status Pending
26. 2019-07-29
    listed $169,900 Active
27. 2019-07-29
    listed $169,900
28. 2013-04-19
    soldstatus $145,000
29. 2013-04-18
    soldstatus
30. 2013-01-18
    listed $149,900
31. 2013-01-18
    listed $149,900
32. 2003-03-24
    soldstatus $111,900
33. 2002-09-27
    soldstatus
34. 2001-05-31
    listed $111,900
35. 2001-05-31
    listed $111,900

ⓘ 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: $1,690 · $141/mo
• Projected year-2 tax: $1,690 · $141/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 5/10 Major FEMA zone X · 61% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $21,352
• − Mortgage interest: −$13,836
• − Property taxes: −$1,690
• − Insurance: −$1,235
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$7,185
• Taxable loss: −$6,011
• Est. tax savings @ 24.0%: +$1,443
• After-tax cash flow: $-158/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+120.7% since first listed

19 events — show timeline

• 2026-05-15 Price Changed $247,000 AcadianaMLS
• 2026-05-15 Price Changed $247,000 GSREIN
• 2026-05-05 Price Changed $251,000 AcadianaMLS
• 2026-05-05 Price Changed $251,000 GSREIN
• 2026-04-01 Listed $255,000 GSREIN
• 2026-04-01 Listed $255,000 AcadianaMLS
• 2019-09-19 Sold (Public Records) $171,900 Public Records
• 2019-09-16 Sold (MLS) — GBRMLS
• 2019-08-02 Pending — GBRMLS
• 2019-07-29 Listed $169,900 AcadianaMLS
• 2019-07-29 Listed $169,900 GBRMLS
• 2013-04-19 Sold (Public Records) $145,000 Public Records
• 2013-04-18 Sold (MLS) — GBRMLS
• 2013-01-18 Listed $149,900 AcadianaMLS
• 2013-01-18 Listed $149,900 GBRMLS
• 2003-03-24 Sold (Public Records) $111,900 Public Records
• 2002-09-27 Sold (MLS) — GBRMLS
• 2001-05-31 Listed $111,900 GBRMLS
• 2001-05-31 Listed $111,900 AcadianaMLS

Property tax history

+2.7%/yr

Latest (2025): $1,690 · -1.6% YoY. Source: county tax records.