10122 Golden Gate St · Union, LA 70723

$129,900

3 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 42 Days on market

Built 1952 6,098 sqft lot $91/sqft · 18% below area Est $161k · 19% 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• Appreciation +6.7/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move-in ready with most upgrades already done! Charming and updated 3-bedroom, 2-bathroom home offering 1432 square feet of comfortable living space. This home features a spacious living and dining area. The generously sized laundry room provides excellent additional space for storage, a home office, or flexible use to fit your needs. Recent improvements include updated kitchen countertops, new appliances and fixtures, refreshed bathrooms, a new HVAC system, a new water heater, and new flooring throughout, making this home move-in ready with many big-ticket items already addressed. This property is eligible for HomePath financing.

Key facts

• New flooring
• New water heater
• New appliances

Tags

• UPDATED KITCHEN COUNTERTOPS
• NEW APPLIANCES
• REFRESHED BATHROOMS
• NEW HVAC SYSTEM
• NEW WATER HEATER
• NEW FLOORING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank
• Home design: Single-story; Raised foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 52 x 120 x 55 x 120

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 7 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#232 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• St. James Parish (town): math 31% / reading 41% proficiency, ranked #30 of 98 in LA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP; 64 units permitted in St. James Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (3.4% local appreciation)).
• St. James County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($126k) 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.
• Current owner paid $48k; list at $130k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.21% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.83%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (median comp): $160,531
• List price: $129,900
• Delta: -19.08%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.30×
• Total profit: $47,283
• Equity at exit: $61,642

10-year hold

• IRR: 23.0%
• Equity multiple: 4.42×
• Total profit: $124,461
• Equity at exit: $97,591

Cash invested: $36,372 (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 70723

• Home prices YoY: 3.9%
• Active inventory: 3
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $450

Break-even live

Break-even rent $1,006

Max offer price $129,900

Occupancy floor 66%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $129,900 Active 42 DOM
2. 2026-06-18
   days on market $129,900 Active 41 DOM
3. 2026-06-17
   days on market $129,900 Active 40 DOM
4. 2026-06-16
   days on market $129,900 Active 39 DOM
5. 2026-06-15
   days on market $129,900 Active 38 DOM
6. 2026-06-14
   days on market $129,900 Active 36 DOM
7. 2026-06-13
   days on market $129,900 Active 35 DOM
8. 2026-06-10
   days on market $129,900 Active 33 DOM
9. 2026-06-09
   days on market $129,900 Active 32 DOM
10. 2026-06-08
    days on market $129,900 Active 31 DOM
11. 2026-06-07
    days on market $129,900 Active 30 DOM
12. 2026-06-05
    days on market $129,900 Active 27 DOM
13. 2026-06-02
    days on market $129,900 Active 25 DOM
14. 2026-06-01
    days on market $129,900 Active 24 DOM
15. 2026-05-31
    days on market $129,900 Active 23 DOM
16. 2026-05-30
    days on market $129,900 Active 22 DOM
17. 2026-05-08
    listed $129,900 Active 638-char remark

    Show marketing remark (638 chars)

    Move-in ready with most upgrades already done! Charming and updated 3-bedroom, 2-bathroom home offering 1432 square feet of comfortable living space. This home features a spacious living and dining area. The generously sized laundry room provides excellent additional space for storage, a home office, or flexible use to fit your needs. Recent improvements include updated kitchen countertops, new appliances and fixtures, refreshed bathrooms, a new HVAC system, a new water heater, and new flooring throughout, making this home move-in ready with many big-ticket items already addressed. This property is eligible for HomePath financing.

18. 2026-05-08
    listed $129,900 Active 638-char remark

    Show marketing remark (638 chars)

    Move-in ready with most upgrades already done! Charming and updated 3-bedroom, 2-bathroom home offering 1432 square feet of comfortable living space. This home features a spacious living and dining area. The generously sized laundry room provides excellent additional space for storage, a home office, or flexible use to fit your needs. Recent improvements include updated kitchen countertops, new appliances and fixtures, refreshed bathrooms, a new HVAC system, a new water heater, and new flooring throughout, making this home move-in ready with many big-ticket items already addressed. This property is eligible for HomePath financing.

19. 2005-02-01
    soldstatus $48,100

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $714 · $60/mo
• Expected delta: +$3/yr ($0/mo · 0.5%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,899
• − Mortgage interest: −$7,276
• − Property taxes: −$711
• − Insurance: −$650
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$3,779
• Taxable income: $3,459
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $4,565/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: St. James Parish
• NCES district ID: 2201500
• Math proficiency: 31% ▼ -44.00%
• Reading proficiency: 41% ▼ -38.00%
• Median HH income: $51,020
• Composite: 31.24/100
• National rank: #6031
• State rank: #30 of 98 in LA

Livability — Union

• Score: 61/100
• State rank: #232
• US rank: #17670

Category grades

Amenities F Commute D- Cost of living A+ Crime F Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union, LA
• Population (ZIP): 1,115

Population outlook (St. James County) Hauer SSP2

• Today (2025): 20,741 people
• By 2030: 20,140 · -2.9%
• By 2040: 18,560 · -10.5%
• By 2050: 16,673 · -19.6%
• By 2075: 12,535 · -39.6%
• By 2100: 8,610 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 32%
• Common ancestry: Lithuanian 8%
• Foreign-born: 0%

Political lean MEDSL · St. James

• 2024 margin: Toss-up / Even · D 49.1% · R 50.1%
• 2008→2024 swing: -13.4pp toward R · 2008: 12.4pp · 2024: -0.9pp
• All cycles: 2024: R+0.9 2020: D+4.4 2016: D+8.0 2012: D+14.9 2008: D+12.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.44%
• Current HPI: 92.715
• 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

+170.1% since first listed

3 events — show timeline

• 2026-05-08 Listed $129,900 AcadianaMLS
• 2026-05-08 Listed $129,900 GSREIN
• 2005-02-01 Sold (Public Records) $48,100 Public Records

Property tax history

+8.8%/yr

Latest (2025): $711 · +0.0% YoY. Source: county tax records.