902 S Audubon Place Ave · Gonzales, LA 70737

$254,900

3 bd · 2.5 ba · 1,658 sqft · Townhouse · 63 Days on market

Built 2022 2,613 sqft lot $10/mo HOA

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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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +3.7/10.0
• 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

Check out this beautiful modern garden home featuring soaring ceilings and a spacious open floor plan, perfect for everyday living and entertaining. The kitchen boasts custom countertops with wood on the island and stainless steel appliances-- the refrigerator, washer, and dryer all remain! Half bath located downstairs off the kitchen. Upstairs you will find all three bedrooms with natural light just pouring in from all the windows! The spacious primary bedroom features an en suite bathroom with a large walk-in closet. Outside is a fully fenced yard with a 12x15 wooden deck and a 10x12 storage building that will remain. Built in 2022 and located in Flood Zone X, this home is within walking distance to schools and just minutes from shopping and dining. Plus, 100% financing is available for qualified buyers!

Key facts

• Storage building
• Custom countertops
• Fully fenced yard

Tags

• CUSTOM COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY FENCED YARD
• WOODEN DECK
• STORAGE BUILDING
• WALKING DISTANCE TO SCHOOLS

Property features AI

Finance

• Other: Lot dimensions approximately 34 x 120
• HOA & community: Homeowners association with an annual fee of $125 (approximately $10.42/month)

Exterior

• Parking: Garage (1 parking space); Additional parking
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single family residence (detached); Two-story
• Construction: Frame construction with cement siding; Composition roof; Slab foundation; Built by unknown builder
• Exterior features: Deck; Patio; Full privacy wood fence; Shed(s)

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave; Stainless steel appliances
• Flooring: Tile; Wood; Ceramic tile; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Crown molding; High ceilings; Ventless fireplace
• Laundry & utility: Laundry room located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $-43 ($-521/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (20.1% below list).
• Recommended offer: $204k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Pecan Grove Primary School (math 35% / reading 51%, grade F, #197 of 646 statewide, top 31%, 643 students, 71% FRL); Gonzales Middle School (math 18% / reading 33%, grade F, #139 of 218 statewide, top 64%, 781 students, 69% FRL); East Ascension High School (math 47% / reading 49%, grade D, #43 of 265 statewide, top 16%, 2,098 students, 55% FRL) — zoned schools average 65% FRL vs 44% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 39% at this address vs 53% district-wide (-14 pts) — the specific schools serving this property underperform the Ascension Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 571 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $8k 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 63 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 19y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $188k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $203,703 (20.1% 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 63 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: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 10.4

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-43,571
• Equity at exit: $38,006

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-39,443
• Equity at exit: $22,039

Cash invested: $71,372 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,037 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$200 /mo · $2,397/yr
• Insurance: −$106
• HOA: −$10
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-43

Break-even live

Break-even rent $2,092

Max offer price $247,234

Occupancy floor 97%

Sensitivity live

Price	-10% $101	-5% $29	+0% $-43	+5% $-116	+10% $-188
Rent	-10% $-204	-5% $-124	+0% $-43	+5% $37	+10% $118
Rate	-1.0pp $85	-0.5pp $21	base $-43	+0.5pp $-109	+1.0pp $-177

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.07mi
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	45d	1	0.83mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 38 events

1. 2026-04-15
   status Pending 817-char remark

   Show marketing remark (817 chars)

   Check out this beautiful modern garden home featuring soaring ceilings and a spacious open floor plan, perfect for everyday living and entertaining. The kitchen boasts custom countertops with wood on the island and stainless steel appliances-- the refrigerator, washer, and dryer all remain! Half bath located downstairs off the kitchen. Upstairs you will find all three bedrooms with natural light just pouring in from all the windows! The spacious primary bedroom features an en suite bathroom with a large walk-in closet. Outside is a fully fenced yard with a 12x15 wooden deck and a 10x12 storage building that will remain. Built in 2022 and located in Flood Zone X, this home is within walking distance to schools and just minutes from shopping and dining. Plus, 100% financing is available for qualified buyers!

2. 2026-04-15
   status Pending

   Show marketing remark (817 chars)

   Check out this beautiful modern garden home featuring soaring ceilings and a spacious open floor plan, perfect for everyday living and entertaining. The kitchen boasts custom countertops with wood on the island and stainless steel appliances-- the refrigerator, washer, and dryer all remain! Half bath located downstairs off the kitchen. Upstairs you will find all three bedrooms with natural light just pouring in from all the windows! The spacious primary bedroom features an en suite bathroom with a large walk-in closet. Outside is a fully fenced yard with a 12x15 wooden deck and a 10x12 storage building that will remain. Built in 2022 and located in Flood Zone X, this home is within walking distance to schools and just minutes from shopping and dining. Plus, 100% financing is available for qualified buyers!

3. 2026-04-06
   price $254,900 817-char remark

   Show marketing remark (817 chars)

   Check out this beautiful modern garden home featuring soaring ceilings and a spacious open floor plan, perfect for everyday living and entertaining. The kitchen boasts custom countertops with wood on the island and stainless steel appliances-- the refrigerator, washer, and dryer all remain! Half bath located downstairs off the kitchen. Upstairs you will find all three bedrooms with natural light just pouring in from all the windows! The spacious primary bedroom features an en suite bathroom with a large walk-in closet. Outside is a fully fenced yard with a 12x15 wooden deck and a 10x12 storage building that will remain. Built in 2022 and located in Flood Zone X, this home is within walking distance to schools and just minutes from shopping and dining. Plus, 100% financing is available for qualified buyers!

4. 2026-04-06
   price $254,900

   Show marketing remark (817 chars)

   Check out this beautiful modern garden home featuring soaring ceilings and a spacious open floor plan, perfect for everyday living and entertaining. The kitchen boasts custom countertops with wood on the island and stainless steel appliances-- the refrigerator, washer, and dryer all remain! Half bath located downstairs off the kitchen. Upstairs you will find all three bedrooms with natural light just pouring in from all the windows! The spacious primary bedroom features an en suite bathroom with a large walk-in closet. Outside is a fully fenced yard with a 12x15 wooden deck and a 10x12 storage building that will remain. Built in 2022 and located in Flood Zone X, this home is within walking distance to schools and just minutes from shopping and dining. Plus, 100% financing is available for qualified buyers!

5. 2026-03-16
   price $259,900 817-char remark

   Show marketing remark (817 chars)

   Check out this beautiful modern garden home featuring soaring ceilings and a spacious open floor plan, perfect for everyday living and entertaining. The kitchen boasts custom countertops with wood on the island and stainless steel appliances-- the refrigerator, washer, and dryer all remain! Half bath located downstairs off the kitchen. Upstairs you will find all three bedrooms with natural light just pouring in from all the windows! The spacious primary bedroom features an en suite bathroom with a large walk-in closet. Outside is a fully fenced yard with a 12x15 wooden deck and a 10x12 storage building that will remain. Built in 2022 and located in Flood Zone X, this home is within walking distance to schools and just minutes from shopping and dining. Plus, 100% financing is available for qualified buyers!

6. 2026-03-16
   price $259,900

   Show marketing remark (817 chars)

   Check out this beautiful modern garden home featuring soaring ceilings and a spacious open floor plan, perfect for everyday living and entertaining. The kitchen boasts custom countertops with wood on the island and stainless steel appliances-- the refrigerator, washer, and dryer all remain! Half bath located downstairs off the kitchen. Upstairs you will find all three bedrooms with natural light just pouring in from all the windows! The spacious primary bedroom features an en suite bathroom with a large walk-in closet. Outside is a fully fenced yard with a 12x15 wooden deck and a 10x12 storage building that will remain. Built in 2022 and located in Flood Zone X, this home is within walking distance to schools and just minutes from shopping and dining. Plus, 100% financing is available for qualified buyers!

7. 2026-02-11
   listed $275,000 Active

   Show marketing remark (817 chars)

   Check out this beautiful modern garden home featuring soaring ceilings and a spacious open floor plan, perfect for everyday living and entertaining. The kitchen boasts custom countertops with wood on the island and stainless steel appliances-- the refrigerator, washer, and dryer all remain! Half bath located downstairs off the kitchen. Upstairs you will find all three bedrooms with natural light just pouring in from all the windows! The spacious primary bedroom features an en suite bathroom with a large walk-in closet. Outside is a fully fenced yard with a 12x15 wooden deck and a 10x12 storage building that will remain. Built in 2022 and located in Flood Zone X, this home is within walking distance to schools and just minutes from shopping and dining. Plus, 100% financing is available for qualified buyers!

8. 2026-02-11
   listed $275,000 Active 817-char remark

   Show marketing remark (817 chars)

   Check out this beautiful modern garden home featuring soaring ceilings and a spacious open floor plan, perfect for everyday living and entertaining. The kitchen boasts custom countertops with wood on the island and stainless steel appliances-- the refrigerator, washer, and dryer all remain! Half bath located downstairs off the kitchen. Upstairs you will find all three bedrooms with natural light just pouring in from all the windows! The spacious primary bedroom features an en suite bathroom with a large walk-in closet. Outside is a fully fenced yard with a 12x15 wooden deck and a 10x12 storage building that will remain. Built in 2022 and located in Flood Zone X, this home is within walking distance to schools and just minutes from shopping and dining. Plus, 100% financing is available for qualified buyers!

9. 2025-06-23
   price $272,500
10. 2025-06-23
    price $272,500
11. 2025-04-16
    price $275,000
12. 2025-04-16
    price $275,000
13. 2025-04-05
    price $280,000
14. 2025-04-05
    price $280,000
15. 2025-03-01
    listed $285,000 Active
16. 2022-08-25
    soldstatus Sold
17. 2022-07-30
    status Pending
18. 2022-07-18
    listed $247,900 Active
19. 2022-07-18
    listed $247,900
20. 2022-07-18
    soldstatus $187,500
21. 2022-07-08
    historical
22. 2022-06-16
    price $248,900
23. 2022-06-01
    status Active
24. 2022-05-24
    status Pending
25. 2022-05-20
    listed $254,900 Active
26. 2022-05-20
    listed $248,900
27. 2022-05-17
    historical
28. 2022-04-27
    price $269,900
29. 2021-12-03
    listed $289,900 Active
30. 2021-12-03
    listed $269,900
31. 2021-04-20
    soldstatus $60,000
32. 2021-04-16
    soldstatus Sold
33. 2021-03-30
    status Pending
34. 2021-03-17
    listed $35,000 Active
35. 2021-03-17
    listed $35,000
36. 2007-01-25
    listed $218,900
37. 2007-01-25
    listed $218,900
38. 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: $2,397 · $200/mo
• Projected year-2 tax: $2,397 · $200/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 · 73% 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: $24,444
• − Mortgage interest: −$14,278
• − Property taxes: −$2,397
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − HOA: −$120
• − Depreciation: −$7,415
• Taxable loss: −$4,951
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $668/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

+15.8% since first listed

38 events — show timeline

• 2026-04-15 Pending — AcadianaMLS
• 2026-04-15 Pending — GBRMLS
• 2026-04-06 Price Changed $254,900 AcadianaMLS
• 2026-04-06 Price Changed $254,900 GBRMLS
• 2026-03-16 Price Changed $259,900 AcadianaMLS
• 2026-03-16 Price Changed $259,900 GBRMLS
• 2026-02-11 Listed $275,000 GBRMLS
• 2026-02-11 Listed $275,000 AcadianaMLS
• 2025-06-23 Price Changed $272,500 AcadianaMLS
• 2025-06-23 Price Changed $272,500 GSREIN
• 2025-04-16 Price Changed $275,000 AcadianaMLS
• 2025-04-16 Price Changed $275,000 GSREIN
• 2025-04-05 Price Changed $280,000 AcadianaMLS
• 2025-04-05 Price Changed $280,000 GSREIN
• 2025-03-01 Listed $285,000 AcadianaMLS
• 2022-08-25 Sold (MLS) — GBRMLS
• 2022-07-30 Pending — GBRMLS
• 2022-07-18 Sold (Public Records) $187,500 Public Records
• 2022-07-18 Listed $247,900 AcadianaMLS
• 2022-07-18 Listed $247,900 GBRMLS
• 2022-07-08 Delisted — GBRMLS
• 2022-06-16 Price Changed $248,900 GBRMLS
• 2022-06-01 Relisted — GBRMLS
• 2022-05-24 Pending — GBRMLS
• 2022-05-20 Listed $248,900 AcadianaMLS
• 2022-05-20 Listed $254,900 GBRMLS
• 2022-05-17 Delisted — GBRMLS
• 2022-04-27 Price Changed $269,900 GBRMLS
• 2021-12-03 Listed $269,900 AcadianaMLS
• 2021-12-03 Listed $289,900 GBRMLS
• 2021-04-20 Sold (Public Records) $60,000 Public Records
• 2021-04-16 Sold (MLS) — GBRMLS
• 2021-03-30 Pending — GBRMLS
• 2021-03-17 Listed $35,000 AcadianaMLS
• 2021-03-17 Listed $35,000 GBRMLS
• 2007-01-25 Listed $218,900 AcadianaMLS
• 2007-01-25 Listed $218,900 GBRMLS
• 2006-04-12 Sold (Public Records) $220,116 Public Records

Property tax history

+21.3%/yr

Latest (2025): $2,397 · -1.7% YoY. Source: county tax records.