1737 Ravier Ln · St. Gabriel, LA 70780

$159,000

3 bd · 2.0 ba · 1,230 sqft · SingleFamily · 31 Days on market

Built 2020 Fair condition 5,227 sqft lot Est $164k · at est.

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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 +22.1/30.0
• ARV discount +8.8/15.0
• DSCR +7.1/10.0
• Appreciation +5.0/10.0
• 1% rule +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

3 bedroom 2 bath home, investor special built in 2020.

Key facts

• 5,227 sq ft lot
• Built 2020
• Listed 31 days

Property features AI

Exterior

• Parking: Has carport
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; 1 story; Built by E. Jacob Construction, Inc.
• Construction: Frame, brick, and cement siding construction
• Exterior features: Privacy wood fencing; Composition roof

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher; Microwave
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: High ceilings; Fireplace (1)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 $158k (0.9% below list).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.0% in St. Gabriel — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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: 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 $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $163,590
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1499 Ravier Ln	0.35mi	3/2.0	1,237 (+1%)	11mo	$165,000	$133	74
1440 Saint Francis St	0.41mi	3/2.0	1,350 (+10%)	13mo	$174,888	$130	54
1605 Ravier Ln	0.20mi	4/2.0 (+1)	1,381 (+12%)	24mo	$214,900	$156	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.80×
• Total profit: $35,460
• Equity at exit: $71,493

10-year hold

• IRR: 15.8%
• Equity multiple: 3.32×
• Total profit: $103,283
• Equity at exit: $110,180

Cash invested: $44,520 (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 70780

• Active inventory: 10
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$87 /mo · $1,050/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $257

Break-even live

Break-even rent $1,250

Max offer price $159,000

Occupancy floor 79%

Sensitivity live

Price	-10% $347	-5% $302	+0% $257	+5% $212	+10% $167
Rent	-10% $132	-5% $195	+0% $257	+5% $319	+10% $381
Rate	-1.0pp $337	-0.5pp $297	base $257	+0.5pp $216	+1.0pp $174

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Ravier Ln Sunshine, LA	3.0	2.0	1237	$1,575	$1.27	44d	1	0.37mi

Listing history 22 events

1. 2026-06-18
   days on market $159,000 Active 31 DOM
2. 2026-06-17
   days on market $159,000 Active 30 DOM
3. 2026-06-16
   days on market $159,000 Active 29 DOM
4. 2026-06-15
   days on market $159,000 Active 28 DOM
5. 2026-06-14
   days on market $159,000 Active 26 DOM
6. 2026-06-13
   days on market $159,000 Active 25 DOM
7. 2026-06-10
   days on market $159,000 Active 23 DOM
8. 2026-06-09
   days on market $159,000 Active 22 DOM
9. 2026-06-08
   days on market $159,000 Active 21 DOM
10. 2026-06-07
    days on market $159,000 Active 20 DOM
11. 2026-06-03
    days on market $159,000 Active 16 DOM
12. 2026-06-02
    days on market $159,000 Active 15 DOM
13. 2026-06-01
    days on market $159,000 Active 14 DOM
14. 2026-05-31
    days on market $159,000 Active 13 DOM
15. 2026-05-31
    days on market $159,000 Active 12 DOM
16. 2026-05-18
    listed $159,000 Active
17. 2026-05-17
    listed $159,000 Active 54-char remark

    Show marketing remark (54 chars)

    3 bedroom 2 bath home, investor special built in 2020.

18. 2021-12-01
    soldstatus Sold 448-char remark

    Show marketing remark (448 chars)

    brand new construction in st Gabriel, and with 5 floor plans to choose from. e. Jacob construction, LLC rolling out the new ravier lane development with 55 lots to choose from , come pick your floor plan today , or choose one already under way. 3 or 4 bedroom models , and qualifies for RD ( 100% financing ) . come view the development today , just minutes down Nicholson drive ( under construction - pictures from like home in another project)

19. 2021-03-03
    status Pending 448-char remark

    Show marketing remark (448 chars)

    brand new construction in st Gabriel, and with 5 floor plans to choose from. e. Jacob construction, LLC rolling out the new ravier lane development with 55 lots to choose from , come pick your floor plan today , or choose one already under way. 3 or 4 bedroom models , and qualifies for RD ( 100% financing ) . come view the development today , just minutes down Nicholson drive ( under construction - pictures from like home in another project)

20. 2020-12-17
    price $158,900 448-char remark

    Show marketing remark (448 chars)

    brand new construction in st Gabriel, and with 5 floor plans to choose from. e. Jacob construction, LLC rolling out the new ravier lane development with 55 lots to choose from , come pick your floor plan today , or choose one already under way. 3 or 4 bedroom models , and qualifies for RD ( 100% financing ) . come view the development today , just minutes down Nicholson drive ( under construction - pictures from like home in another project)

21. 2020-10-28
    listed $151,500 Active 448-char remark

    Show marketing remark (448 chars)

    brand new construction in st Gabriel, and with 5 floor plans to choose from. e. Jacob construction, LLC rolling out the new ravier lane development with 55 lots to choose from , come pick your floor plan today , or choose one already under way. 3 or 4 bedroom models , and qualifies for RD ( 100% financing ) . come view the development today , just minutes down Nicholson drive ( under construction - pictures from like home in another project)

22. 2020-10-28
    listed $158,900

    Show marketing remark (448 chars)

    brand new construction in st Gabriel, and with 5 floor plans to choose from. e. Jacob construction, LLC rolling out the new ravier lane development with 55 lots to choose from , come pick your floor plan today , or choose one already under way. 3 or 4 bedroom models , and qualifies for RD ( 100% financing ) . come view the development today , just minutes down Nicholson drive ( under construction - pictures from like home in another project)

ⓘ 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: $1,050 · $87/mo
• Projected year-2 tax: $1,050 · $87/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,900
• − Mortgage interest: −$8,906
• − Property taxes: −$1,050
• − Insurance: −$795
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$4,625
• Taxable income: $499
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $2,961/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, particularly to the exterior siding and flooring. Painting and updating the flooring can significantly enhance its resale and rental value.

Repairs flagged

• Moderate exterior siding — Weathered appearance suggests the siding needs repainting or minor repairs.
• Minor kitchen flooring — Worn carpet in the kitchen suggests it could be replaced with a more durable material.
• Minor bathroom paint — Paint appears dull and could benefit from a fresh coat.

Value-add opportunities

• Resale painting the exterior siding and interior walls — Fresh paint can significantly improve the home's curb appeal and resale value.
• Rental replacing worn carpet with a more durable material — A new carpet can improve the living space's appearance and reduce maintenance costs.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered appearance suggests the siding needs repainting or minor repairs.	Moderate	$3,000–15,000
kitchen flooring · Worn carpet in the kitchen suggests it could be replaced with a more durable material.	Minor	$500–3,000
bathroom paint · Paint appears dull and could benefit from a fresh coat.	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale painting the exterior siding and interior walls — Fresh paint can significantly improve the home's curb appeal and resale value. ↑
• Rental replacing worn carpet with a more durable material — A new carpet can improve the living space's appearance and reduce maintenance costs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — St. Gabriel

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Gabriel, LA
• City population: 6,672
• Population (ZIP): 1,017

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 42% Pacific Islander 3%
• Common ancestry: Lithuanian 4% Italian 2%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+5.0% since first listed

7 events — show timeline

• 2026-05-18 Listed $159,000 GBRMLS
• 2026-05-17 Listed $159,000 AcadianaMLS
• 2021-12-01 Sold (MLS) — GBRMLS
• 2021-03-03 Pending — GBRMLS
• 2020-12-17 Price Changed $158,900 GBRMLS
• 2020-10-28 Listed $158,900 AcadianaMLS
• 2020-10-28 Listed $151,500 GBRMLS

Property tax history

+78.8%/yr

Latest (2024): $1,050 · -0.1% YoY. Source: county tax records.