910 W Macci St Unit 18D · Gonzales, LA 70737

$115,000

2 bd · 1.5 ba · 1,108 sqft · Condo · 16 Days on market

Built 1985 $329/mo HOA · 22% of rent

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Why this score? — see what drove the C- 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 +17.1/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 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

If you're looking for a great INVESTMENT OPPORTUNITY that is conveniently located and well maintained, keep reading! This is a 2 bedroom, 1.5 bathroom condo with low maintenance and is move-in ready! Cypress Village is a quiet and well kept community located just off Hwy 30 in Gonzales near St. Elizabeth Hospital, TANGER OUTLETS, and easy access to I-10. This unit offers a half bathroom conveniently situated downstairs for guests. Downstairs also features a wood burning fireplace, updated flooring, and an open layout. Upstairs offers two bedrooms spacious enough to fit a king sized bed and a Jack-and-Jill full bathroom. Walking out the backdoor you'll see a fenced in private courtyard that's perfect for entertaining or a quite place for your morning coffee. There's NO carpet in this condo and it is located in Flood zone X, so no flood insurance is required! Schedule your showing today!

Key facts

• Open layout
• Updated flooring
• Easy access to i-10

Tags

• FENCED IN PRIVATE COURTYARD
• WOOD BURNING FIREPLACE
• UPDATED FLOORING
• OPEN LAYOUT
• HALF BATHROOM DOWNSTAIRS
• EASY ACCESS TO I-10

Property features AI

Finance

• HOA & community: Homeowners association with management; Annual association fee of $3,948 (about $329/month); Association fee includes water, sewer, and trash

Exterior

• Parking: Assigned parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Condominium (attached single family/condominium)
• Construction: Vinyl siding and brick exterior; Slab foundation; Built with residential construction methods
• Exterior features: Attached property; Located in the Cypress Village subdivision; Directions: From I-10, exit 177, go left, pass St Elizabeth Hospital, right on S Roth, right on W Macci

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $80 ($962/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 16 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 23y 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: HOA is 22% of rent.
• 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 $113,275 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-12,903
• Equity at exit: $17,147

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-2,095
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,524 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$329
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $80

Break-even live

Break-even rent $1,422

Max offer price $115,000

Occupancy floor 90%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 W Macci St Unit 18D Gonzales, LA	2.0	1.5	1108	$1,375	$1.24	23d	1	0.02mi
920 W Tony St Unit 12-D Gonzales, LA	2.0	1.5	1088	$1,425	$1.31	23d	1	0.08mi
609 Saint Francis Pkwy Gonzales, LA	1.0–3.0	1.0–2.0	1104	$1,706	$1.55	14d	15	0.30mi
2020 S Veterans Blvd Gonzales, LA	1.0–2.0	1.0–2.0	895	$1,653	$1.85	14d	14	0.96mi
2009 S Veterans Blvd Gonzales, LA	2.0–3.0	2.0	1191	$2,020	$1.70	14d	13	1.15mi
2419 W Orice Roth Rd Gonzales, LA	1.0–3.0	1.0–2.0	1084	$1,318	$1.22	14d	19	1.23mi
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	44d	1	1.27mi

HOA detail condo

• Monthly dues: $329 · $3,948/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $115,000 Active 16 DOM
2. 2026-06-17
   days on market $115,000 Active 15 DOM
3. 2026-06-16
   days on market $115,000 Active 14 DOM
4. 2026-06-15
   days on market $115,000 Active 13 DOM
5. 2026-06-14
   days on market $115,000 Active 11 DOM
6. 2026-06-10
   days on market $115,000 Active 8 DOM
7. 2026-06-09
   days on market $115,000 Active 7 DOM
8. 2026-06-08
   days on market $115,000 Active 6 DOM
9. 2026-06-07
   days on market $115,000 Active 5 DOM
10. 2026-06-05
    days on market $115,000 Active 2 DOM
11. 2026-06-03
    remarks 687-char remark
12. 2026-06-03
    listed $115,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,288
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − HOA: −$3,948
• − Depreciation: −$3,345
• Taxable loss: −$674
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $1,124/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
• County: Ascension Parish · 98,362 people
• City population: 49,278
• 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

+49.5% since first listed

23 events — show timeline

• 2026-06-02 Listed $115,000 AcadianaMLS
• 2026-06-02 Listed $115,000 GBRMLS
• 2026-05-21 Price Changed $1,375 TENANTTURNER2
• 2026-05-07 Listed for Rent $1,400 TENANTTURNER2
• 2021-12-16 Sold (MLS) — GBRMLS
• 2021-12-02 Pending — GBRMLS
• 2021-11-17 Price Changed $95,000 GBRMLS
• 2021-11-04 Listed $95,000 AcadianaMLS
• 2021-11-04 Listed $99,900 GBRMLS
• 2021-01-08 Sold (MLS) — GBRMLS
• 2020-10-06 Listed $1,050 GBRMLS
• 2020-08-13 Sold (MLS) — GBRMLS
• 2020-07-30 Pending — GBRMLS
• 2020-07-24 Listed $90,000 AcadianaMLS
• 2020-07-24 Listed $90,000 GBRMLS
• 2009-10-10 Listed $109,900 AcadianaMLS
• 2009-10-10 Listed $109,900 GBRMLS
• 2007-04-20 Sold (MLS) — GBRMLS
• 2007-03-22 Listed $99,900 AcadianaMLS
• 2007-03-22 Listed $99,900 GBRMLS
• 2003-08-22 Sold (MLS) — GBRMLS
• 2003-06-04 Listed $76,900 AcadianaMLS
• 2003-06-04 Listed $76,900 GBRMLS