634 E Rome St · Gonzales, LA 70737

$219,900

3 bd · 1.5 ba · 1,355 sqft · SingleFamily · 77 Days on market

Built 1970 0.28 ac lot Est $220k · 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 +14.7/30.0
• ARV discount +7.4/15.0
• Schools +4.7/10.0
• DSCR +4.5/10.0
• 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

This cozy 3BR/1.5BA home sits on a large lot in the heart of Gonzales with a beautiful park and Pickle Ball Courts just steps away. An abundance of natural light pours in the sizeable rooms highlighting the awesome updates that include granite countertops in kitchen/bath, beautiful plank flooring, and new appliances! This home is convenient to I10, HWY 30, and Airline; as well as shopping, schools, and restaurants. Flood Zone X!! Must see!

Key facts

• Large lot
• Flood zone x
• New appliances

Tags

• LARGE LOT
• GRANITE COUNTERTOPS
• PLANK FLOORING
• NEW APPLIANCES
• FLOOD ZONE X

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $55 ($662/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (20.3% below list).
• Recommended offer: $175k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 77 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 13y 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 $125k; list at $220k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $175,274 (20.3% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $219,510
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
634 E Rome St	0.00mi	3/1.5	1,355 (0%)	0mo	$219,900	$162	100
908 E Chuck St	0.21mi	3/1.5	1,300 (-4%)	4mo	$170,000	$131	80
502 S Iberville Ave	0.53mi	3/2.0	1,364 (+1%)	5mo	$218,000	$160	68
1020 S Stacy Ave	0.64mi	3/1.5	1,335 (-2%)	2mo	$204,900	$153	66
1004 S Sanctuary Ave	0.54mi	3/2.0	1,456 (+8%)	2mo	$225,000	$155	58
317 E Spillman St	0.49mi	3/2.0	1,247 (-8%)	6mo	$221,200	$177	57
1026 S Arceneaux Ave	0.68mi	3/1.0	1,250 (-8%)	2mo	$155,000	$124	51
826 S Audubon Pl	0.49mi	2/2.0 (-1)	1,223 (-10%)	6mo	$240,000	$196	49
724 S Audubon Place Ave	0.52mi	2/2.0 (-1)	1,223 (-10%)	8mo	$240,000	$196	46
1124 S Stacy Ave	0.63mi	3/1.5	1,171 (-14%)	4mo	$199,900	$171	45
1934 S Ringer Ave	0.67mi	3/2.0	1,236 (-9%)	8mo	$213,476	$173	45
630 S Pleasant Ave	0.58mi	3/2.0	1,537 (+13%)	6mo	$247,500	$161	44

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-31,748
• Equity at exit: $32,788

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-21,590
• Equity at exit: $19,013

Cash invested: $61,572 (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: $1,753 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $55

Break-even live

Break-even rent $1,683

Max offer price $219,900

Occupancy floor 92%

Sensitivity live

Price	-10% $180	-5% $117	+0% $55	+5% $-7	+10% $-69
Rent	-10% $-83	-5% $-14	+0% $55	+5% $124	+10% $194
Rate	-1.0pp $166	-0.5pp $111	base $55	+0.5pp $-2	+1.0pp $-60

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	45d	1	0.43mi
808 S Audubon Place Ave Gonzales, LA	2.0	2.0	1223	$2,000	$1.64	45d	1	0.51mi
609 Saint Francis Pkwy Gonzales, LA	1.0–3.0	1.0–2.0	1104	$1,993	$1.81	16d	15	1.31mi
920 W Tony St Unit 12-D Gonzales, LA	2.0	1.5	1088	$1,425	$1.31	25d	1	1.32mi
910 W Macci St Unit 18D Gonzales, LA	2.0	1.5	1108	$1,375	$1.24	25d	1	1.35mi
12023 Roddy Rd Gonzales, LA	2.0	1.0	900	$950	$1.06	16d	1	1.37mi

Listing history 22 events

1. 2026-04-25
   status Pending 443-char remark

   Show marketing remark (443 chars)

   This cozy 3BR/1.5BA home sits on a large lot in the heart of Gonzales with a beautiful park and Pickle Ball Courts just steps away. An abundance of natural light pours in the sizeable rooms highlighting the awesome updates that include granite countertops in kitchen/bath, beautiful plank flooring, and new appliances! This home is convenient to I10, HWY 30, and Airline; as well as shopping, schools, and restaurants. Flood Zone X!! Must see!

2. 2026-04-24
   status Pending
3. 2026-04-03
   status Active 443-char remark

   Show marketing remark (443 chars)

   This cozy 3BR/1.5BA home sits on a large lot in the heart of Gonzales with a beautiful park and Pickle Ball Courts just steps away. An abundance of natural light pours in the sizeable rooms highlighting the awesome updates that include granite countertops in kitchen/bath, beautiful plank flooring, and new appliances! This home is convenient to I10, HWY 30, and Airline; as well as shopping, schools, and restaurants. Flood Zone X!! Must see!

4. 2026-04-03
   status Active

   Show marketing remark (443 chars)

   This cozy 3BR/1.5BA home sits on a large lot in the heart of Gonzales with a beautiful park and Pickle Ball Courts just steps away. An abundance of natural light pours in the sizeable rooms highlighting the awesome updates that include granite countertops in kitchen/bath, beautiful plank flooring, and new appliances! This home is convenient to I10, HWY 30, and Airline; as well as shopping, schools, and restaurants. Flood Zone X!! Must see!

5. 2026-03-05
   price $219,900 443-char remark

   Show marketing remark (443 chars)

   This cozy 3BR/1.5BA home sits on a large lot in the heart of Gonzales with a beautiful park and Pickle Ball Courts just steps away. An abundance of natural light pours in the sizeable rooms highlighting the awesome updates that include granite countertops in kitchen/bath, beautiful plank flooring, and new appliances! This home is convenient to I10, HWY 30, and Airline; as well as shopping, schools, and restaurants. Flood Zone X!! Must see!

6. 2026-03-05
   price $219,900

   Show marketing remark (443 chars)

   This cozy 3BR/1.5BA home sits on a large lot in the heart of Gonzales with a beautiful park and Pickle Ball Courts just steps away. An abundance of natural light pours in the sizeable rooms highlighting the awesome updates that include granite countertops in kitchen/bath, beautiful plank flooring, and new appliances! This home is convenient to I10, HWY 30, and Airline; as well as shopping, schools, and restaurants. Flood Zone X!! Must see!

7. 2026-02-11
   price $225,000 443-char remark

   Show marketing remark (443 chars)

   This cozy 3BR/1.5BA home sits on a large lot in the heart of Gonzales with a beautiful park and Pickle Ball Courts just steps away. An abundance of natural light pours in the sizeable rooms highlighting the awesome updates that include granite countertops in kitchen/bath, beautiful plank flooring, and new appliances! This home is convenient to I10, HWY 30, and Airline; as well as shopping, schools, and restaurants. Flood Zone X!! Must see!

8. 2026-02-11
   price $225,000

   Show marketing remark (443 chars)

   This cozy 3BR/1.5BA home sits on a large lot in the heart of Gonzales with a beautiful park and Pickle Ball Courts just steps away. An abundance of natural light pours in the sizeable rooms highlighting the awesome updates that include granite countertops in kitchen/bath, beautiful plank flooring, and new appliances! This home is convenient to I10, HWY 30, and Airline; as well as shopping, schools, and restaurants. Flood Zone X!! Must see!

9. 2026-02-04
   listed $229,000 Active 443-char remark

   Show marketing remark (443 chars)

   This cozy 3BR/1.5BA home sits on a large lot in the heart of Gonzales with a beautiful park and Pickle Ball Courts just steps away. An abundance of natural light pours in the sizeable rooms highlighting the awesome updates that include granite countertops in kitchen/bath, beautiful plank flooring, and new appliances! This home is convenient to I10, HWY 30, and Airline; as well as shopping, schools, and restaurants. Flood Zone X!! Must see!

10. 2026-02-04
    listed $229,000 Active

    Show marketing remark (443 chars)

    This cozy 3BR/1.5BA home sits on a large lot in the heart of Gonzales with a beautiful park and Pickle Ball Courts just steps away. An abundance of natural light pours in the sizeable rooms highlighting the awesome updates that include granite countertops in kitchen/bath, beautiful plank flooring, and new appliances! This home is convenient to I10, HWY 30, and Airline; as well as shopping, schools, and restaurants. Flood Zone X!! Must see!

11. 2025-10-15
    soldstatus Closed
12. 2025-09-15
    status Pending
13. 2025-09-02
    listed $109,900 Active
14. 2025-09-02
    listed $109,900 Active
15. 2025-09-02
    listed $109,900
16. 2014-03-03
    soldstatus $125,000
17. 2014-02-28
    soldstatus
18. 2014-01-20
    listed $123,900
19. 2014-01-20
    listed $123,900
20. 2013-09-19
    soldstatus
21. 2013-08-24
    listed $60,000
22. 2013-08-24
    listed $60,000

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,209 · $101/mo
• Expected delta: +$193/yr (+$16/mo · 19.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% 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: $21,033
• − Mortgage interest: −$12,318
• − Property taxes: −$1,016
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$6,397
• Taxable loss: −$3,163
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $1,421/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

+266.5% since first listed

22 events — show timeline

• 2026-04-25 Pending — AcadianaMLS
• 2026-04-24 Pending — GBRMLS
• 2026-04-03 Relisted — AcadianaMLS
• 2026-04-03 Relisted — GBRMLS
• 2026-03-05 Price Changed $219,900 AcadianaMLS
• 2026-03-05 Price Changed $219,900 GBRMLS
• 2026-02-11 Price Changed $225,000 AcadianaMLS
• 2026-02-11 Price Changed $225,000 GBRMLS
• 2026-02-04 Listed $229,000 GBRMLS
• 2026-02-04 Listed $229,000 AcadianaMLS
• 2025-10-15 Sold (MLS) — GBRMLS
• 2025-09-15 Pending — GBRMLS
• 2025-09-02 Listed $109,900 GBRMLS
• 2025-09-02 Listed $109,900 AcadianaMLS
• 2025-09-02 Listed $109,900 AcadianaMLS
• 2014-03-03 Sold (Public Records) $125,000 Public Records
• 2014-02-28 Sold (MLS) — GBRMLS
• 2014-01-20 Listed $123,900 GBRMLS
• 2014-01-20 Listed $123,900 AcadianaMLS
• 2013-09-19 Sold (MLS) — GBRMLS
• 2013-08-24 Listed $60,000 GBRMLS
• 2013-08-24 Listed $60,000 AcadianaMLS

Property tax history

+3.3%/yr

Latest (2025): $1,016 · -1.7% YoY. Source: county tax records.