901 S George Ave · Gonzales, LA 70737

$135,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 39 Days on market

Built 2008 4,791 sqft lot $105/sqft · 34% below area Est $205k · 34% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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

Great Investment on a 50x100 lot located in Washington Place subdivision on a no through street in Ascension "County". The 14x80 Mobile home has front and rear covered wood decks. The split floor plan has the laundry hook ups along the hall to the main bedroom and its bath. Bedrooms 2 and 3 as well as bath 2 are on the other side of the home. The 15x13 Eat-in Kitchen is open to the living room and can accommodate an island. Some Cathedral ceilings. Appliances included are the range, dishwasher, refrigerator, washer and dryer; sold in "as is" condition; Seller will not guarantee or make any repairs. Laminate and carpet flooring. Total electric. Window ac units. Central HVAC. Driveway is at the gate which leads to the gazebo. Parking for 3-4 vehicles. Fence. Property to be sold in "as is" condition. Seller will not make any repairs. There is a camper onsite; it adds no value. Also, available is ML#2557493. This 50x100 property includes a raised cottage and a 10x10 shed. Great Investment for Owner Occupants as well as Investors.

Key facts

• No through street
• 50x100 lot
• Split floor plan

Tags

• 50X100 LOT
• NO THROUGH STREET
• SPLIT FLOOR PLAN
• LAUNDRY HOOK UPS
• EAT-IN KITCHEN
• OPEN TO THE LIVING ROOM

Property features AI

Finance

• Other: Total rooms: 5; Property in average condition; resale

Exterior

• Parking: Driveway; Three or more parking spaces; Boat parking; RV access/parking
• Utilities: Public water; Public sewer
• Home design: Single-story; Mobile home (2008 CMH Riverview); Raised foundation; Rectangular city lot (50 x 100)
• Construction: Metal siding; Shingle roof; Built/certified as a 2008 CMH Riverview mobile home
• Exterior features: Fenced yard; Porch

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating included; Window unit cooling
• Interior features: Cathedral ceilings; High ceilings; Vaulted ceilings
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: Gonzales Primary School (math 25% / reading 37%, grade F, #321 of 646 statewide, top 50%, 526 students, 76% 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 67% FRL vs 44% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 53% district-wide (-18 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $933 of loan paydown is wiped out by about $4k 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 39 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.37% ✓
• Cap rate: 12.15%
• Cash-on-cash: 20.91%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

• ARV (median comp): $205,042
• List price: $135,000
• Delta: -34.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39194 Worthy Rd	0.56mi	3/2.0	1,344 (+5%)	15mo	$144,900	$108	53

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-6,394
• Equity at exit: $20,129

10-year hold

• IRR: 5.7%
• Equity multiple: 1.43×
• Total profit: $16,319
• Equity at exit: $11,672

Cash invested: $37,800 (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: 571
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$708
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $232

Break-even live

Break-even rent $1,553

Max offer price $135,000

Occupancy floor 82%

Sensitivity live

Price	-10% $309	-5% $270	+0% $232	+5% $194	+10% $156
Rent	-10% $86	-5% $159	+0% $232	+5% $305	+10% $378
Rate	-1.0pp $300	-0.5pp $267	base $232	+0.5pp $197	+1.0pp $162

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39511 Auster Ln Gonzales, LA	3.0	2.0	1461	$2,150	$1.47	16d	1	0.36mi
12375 E Landry Rd Unit 20 Gonzales, LA	3.0	1.0	1200	$1,193	$0.99	45d	1	0.70mi
2137 S Commerce Ave #113 Gonzales, LA	3.0	3.0	1800	$1,650	$0.92	45d	1	0.71mi
2020 S Veterans Blvd Gonzales, LA	1.0–2.0	1.0–2.0	895	$1,653	$1.85	16d	14	0.76mi
2009 S Veterans Blvd Gonzales, LA	2.0–3.0	2.0	1191	$2,397	$2.01	16d	13	0.76mi
2419 W Orice Roth Rd Gonzales, LA	1.0–3.0	1.0–2.0	1084	$1,613	$1.49	16d	19	0.87mi
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	45d	1	0.97mi
38510 Maidens Blush St Gonzales, LA	3.0	2.0	1422	$2,200	$1.55	45d	1	1.07mi
920 W Tony St Unit 12-D Gonzales, LA	2.0	1.5	1088	$1,425	$1.31	25d	1	1.25mi
910 W Macci St Unit 18D Gonzales, LA	2.0	1.5	1108	$1,375	$1.24	25d	1	1.33mi

Listing history 18 events

1. 2026-06-21
   days on market $135,000 Active 39 DOM
2. 2026-06-18
   days on market $135,000 Active 36 DOM
3. 2026-06-17
   days on market $135,000 Active 35 DOM
4. 2026-06-16
   days on market $135,000 Active 34 DOM
5. 2026-06-15
   days on market $135,000 Active 33 DOM
6. 2026-06-14
   days on market $135,000 Active 31 DOM
7. 2026-06-10
   days on market $135,000 Active 28 DOM
8. 2026-06-09
   days on market $135,000 Active 27 DOM
9. 2026-06-08
   days on market $135,000 Active 26 DOM
10. 2026-06-07
    days on market $135,000 Active 25 DOM
11. 2026-06-05
    days on market $135,000 Active 22 DOM
12. 2026-06-03
    days on market $135,000 Active 21 DOM
13. 2026-06-02
    days on market $135,000 Active 20 DOM
14. 2026-06-01
    days on market $135,000 Active 19 DOM
15. 2026-05-31
    days on market $135,000 Active 18 DOM
16. 2026-05-31
    days on market $135,000 Active 17 DOM
17. 2026-05-13
    listed $135,000 Active 1077-char remark

    Show marketing remark (1071 chars)

    Great Investment on a 50x100 lot located in Washington Place subdivision on a no through street in Ascension "County". The 14x80 Mobile home has front and rear covered wood decks. The split floor plan has the laundry hook ups along the hall to the main bedroom and its bath. Bedrooms 2 and 3 as well as bath 2 are on the other side of the home. The 15x13 Eat-in Kitchen is open to the living room and can accommodate an island. Some Cathedral ceilings. Appliances included are the range, dishwasher, refrigerator, washer and dryer; sold in "as is" condition; Seller will not guarantee or make any repairs. Laminate and carpet flooring. Total electric. Window ac units. Central HVAC. Driveway is at the gate which leads to the gazebo. Parking for 3-4 vehicles. Fence. Property to be sold in "as is" condition. Seller will not make any repairs. There is a camper onsite; it adds no value. Also, available is ML#2557493. This 50x100 property includes a raised cottage and a 10x10 shed. Great Investment for Owner Occupants as well as Investors.

18. 2026-05-13
    listed $135,000 Active 1071-char remark

    Show marketing remark (1071 chars)

    Great Investment on a 50x100 lot located in Washington Place subdivision on a no through street in Ascension "County". The 14x80 Mobile home has front and rear covered wood decks. The split floor plan has the laundry hook ups along the hall to the main bedroom and its bath. Bedrooms 2 and 3 as well as bath 2 are on the other side of the home. The 15x13 Eat-in Kitchen is open to the living room and can accommodate an island. Some Cathedral ceilings. Appliances included are the range, dishwasher, refrigerator, washer and dryer; sold in "as is" condition; Seller will not guarantee or make any repairs. Laminate and carpet flooring. Total electric. Window ac units. Central HVAC. Driveway is at the gate which leads to the gazebo. Parking for 3-4 vehicles. Fence. Property to be sold in "as is" condition. Seller will not make any repairs. There is a camper onsite; it adds no value. Also, available is ML#2557493. This 50x100 property includes a raised cottage and a 10x10 shed. Great Investment for Owner Occupants as well as Investors.

ⓘ 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: $431 · $36/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$311/yr (+$26/mo · 72.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% 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: $22,160
• − Mortgage interest: −$7,562
• − Property taxes: −$431
• − Insurance: −$5,794
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$3,927
• Taxable income: $900
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $2,570/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

+0.0% since first listed

2 events — show timeline

• 2026-05-13 Listed $135,000 AcadianaMLS
• 2026-05-13 Listed $135,000 GSREIN

Property tax history

+0.0%/yr

Latest (2025): $431 · -1.6% YoY. Source: county tax records.