810 S Audubon Place Ave · Gonzales, LA 70737

$235,000

2 bd · 2.0 ba · 1,223 sqft · Townhouse · 214 Days on market

Built 2022 3,484 sqft lot $192/sqft · at area comps Est $236k · at est. $10/mo HOA · 1% of rent

---

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 +11.3/30.0
• ARV discount +7.7/15.0
• Schools +4.7/10.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come put your personal touches on this cutie in Gonzales! Beautifully crafted in 2022, this home has so much to offer. Inside you will find an extended island and ample counter space and cabinets. Both the master and secondary bedroom are generous sizes. The master features a walk in closet and bathroom with additional storage. The home is on a dead end street and located near shopping and the interstate. Come view this amazing property today!!

Key facts

• Ample counter space
• Near shopping
• Dead end street

Tags

• EXTENDED ISLAND
• AMPLE COUNTER SPACE
• WALK IN CLOSET
• ADDITIONAL STORAGE
• DEAD END STREET
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (22.9% below list).
• Recommended offer: $181k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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 214 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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

• Climate carrying-cost: major flood risk; 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 $181,212 (22.9% 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 214 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (median comp): $235,933
• List price: $235,000
• Delta: -0.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-42,984
• Equity at exit: $35,039

10-year hold

• IRR: -10.5%
• Equity multiple: 0.35×
• Total profit: $-42,505
• Equity at exit: $20,319

Cash invested: $65,800 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$98
• HOA: −$10
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-84

Break-even live

Break-even rent $1,918

Max offer price $220,189

Occupancy floor 100%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 S Audubon Place Ave Gonzales, LA	2.0	2.0	1223	$2,000	$1.64	43d	1	0.01mi
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	43d	1	0.84mi
12023 Roddy Rd Gonzales, LA	2.0	1.0	900	$950	$1.06	14d	1	0.96mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 33 events

1. 2026-06-18
   days on market $235,000 Active 214 DOM
2. 2026-06-17
   days on market $235,000 Active 213 DOM
3. 2026-06-16
   days on market $235,000 Active 212 DOM
4. 2026-06-15
   days on market $235,000 Active 211 DOM
5. 2026-06-14
   days on market $235,000 Active 209 DOM
6. 2026-06-10
   days on market $235,000 Active 206 DOM
7. 2026-06-09
   days on market $235,000 Active 205 DOM
8. 2026-06-08
   days on market $235,000 Active 204 DOM
9. 2026-06-07
   days on market $235,000 Active 203 DOM
10. 2026-06-05
    days on market $235,000 Active 200 DOM
11. 2026-06-03
    days on market $235,000 Active 199 DOM
12. 2026-06-02
    days on market $235,000 Active 198 DOM
13. 2026-06-01
    days on market $235,000 Active 197 DOM
14. 2026-05-31
    days on market $235,000 Active 196 DOM
15. 2026-05-31
    statusdays on market $235,000 Active 195 DOM
16. 2026-05-20
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Come put your personal touches on this cutie in Gonzales! Beautifully crafted in 2022, this home has so much to offer. Inside you will find an extended island and ample counter space and cabinets. Both the master and secondary bedroom are generous sizes. The master features a walk in closet and bathroom with additional storage. The home is on a dead end street and located near shopping and the interstate. Come view this amazing property today!!

17. 2026-05-20
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Come put your personal touches on this cutie in Gonzales! Beautifully crafted in 2022, this home has so much to offer. Inside you will find an extended island and ample counter space and cabinets. Both the master and secondary bedroom are generous sizes. The master features a walk in closet and bathroom with additional storage. The home is on a dead end street and located near shopping and the interstate. Come view this amazing property today!!

18. 2026-05-02
    price $235,000 448-char remark

    Show marketing remark (448 chars)

    Come put your personal touches on this cutie in Gonzales! Beautifully crafted in 2022, this home has so much to offer. Inside you will find an extended island and ample counter space and cabinets. Both the master and secondary bedroom are generous sizes. The master features a walk in closet and bathroom with additional storage. The home is on a dead end street and located near shopping and the interstate. Come view this amazing property today!!

19. 2026-05-02
    price $235,000 448-char remark

    Show marketing remark (448 chars)

    Come put your personal touches on this cutie in Gonzales! Beautifully crafted in 2022, this home has so much to offer. Inside you will find an extended island and ample counter space and cabinets. Both the master and secondary bedroom are generous sizes. The master features a walk in closet and bathroom with additional storage. The home is on a dead end street and located near shopping and the interstate. Come view this amazing property today!!

20. 2025-11-07
    listed $240,000 Active 448-char remark

    Show marketing remark (448 chars)

    Come put your personal touches on this cutie in Gonzales! Beautifully crafted in 2022, this home has so much to offer. Inside you will find an extended island and ample counter space and cabinets. Both the master and secondary bedroom are generous sizes. The master features a walk in closet and bathroom with additional storage. The home is on a dead end street and located near shopping and the interstate. Come view this amazing property today!!

21. 2025-11-07
    listed $240,000 Active 448-char remark

    Show marketing remark (448 chars)

    Come put your personal touches on this cutie in Gonzales! Beautifully crafted in 2022, this home has so much to offer. Inside you will find an extended island and ample counter space and cabinets. Both the master and secondary bedroom are generous sizes. The master features a walk in closet and bathroom with additional storage. The home is on a dead end street and located near shopping and the interstate. Come view this amazing property today!!

22. 2022-08-23
    soldstatus $215,000
23. 2022-08-19
    soldstatus Sold
24. 2022-07-11
    status Pending
25. 2022-05-20
    listed $215,000 Active
26. 2022-05-20
    listed $215,000
27. 2022-02-11
    soldstatus Sold
28. 2021-12-23
    status Pending
29. 2021-04-05
    listed $35,000 Active
30. 2021-04-05
    listed $35,000
31. 2007-01-25
    listed $222,900
32. 2007-01-25
    listed $222,900
33. 2006-04-12
    soldstatus $220,116

ⓘ 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: $2,102 · $175/mo
• Projected year-2 tax: $2,102 · $175/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 6/10 Major FEMA zone X · 75% 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: $21,745
• − Mortgage interest: −$13,164
• − Property taxes: −$2,102
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − HOA: −$120
• − Depreciation: −$6,836
• Taxable loss: −$5,130
• Est. tax savings @ 24.0%: +$1,231
• After-tax cash flow: $225/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: 49,084
• 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

+6.8% since first listed

18 events — show timeline

• 2026-05-20 Pending — GBRMLS
• 2026-05-20 Pending — AcadianaMLS
• 2026-05-02 Price Changed $235,000 AcadianaMLS
• 2026-05-02 Price Changed $235,000 GBRMLS
• 2025-11-07 Listed $240,000 AcadianaMLS
• 2025-11-07 Listed $240,000 GBRMLS
• 2022-08-23 Sold (Public Records) $215,000 Public Records
• 2022-08-19 Sold (MLS) — GBRMLS
• 2022-07-11 Pending — GBRMLS
• 2022-05-20 Listed $215,000 AcadianaMLS
• 2022-05-20 Listed $215,000 GBRMLS
• 2022-02-11 Sold (MLS) — GBRMLS
• 2021-12-23 Pending — GBRMLS
• 2021-04-05 Listed $35,000 AcadianaMLS
• 2021-04-05 Listed $35,000 GBRMLS
• 2007-01-25 Listed $222,900 AcadianaMLS
• 2007-01-25 Listed $222,900 GBRMLS
• 2006-04-12 Sold (Public Records) $220,116 Public Records

Property tax history

+20.0%/yr

Latest (2025): $2,102 · -1.7% YoY. Source: county tax records.