14152 Bourque Rd · Gonzales, LA 70737

$179,900

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 20 Days on market

Built 2015 0.43 ac lot Est $150k · 20% over

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +6.3/10.0
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

IF YOU SHOW IT YOU WILL SELL IT! EXCELLENT CONDITION AND VERY NICE! SPLIT FLOOR PLAN, KITCHEN OPEN TO LIVING ROOM, HUGE PRIMARY BATH WITH DOUBLE VANITY, DRESSING TABLE, SOAKING TUB, SEPARATE SHOWER, OPPOSITE END OF M/H IS 2 BEDROOMS PLUS AN OFFICE AND/OR GAMEROOM! VERY NICE HALL BATH TOO! YOU WILL LOVE THE KITCHEN WITH NICE ISLAND, PANTRY, FRIDGE, NEWER RANGE, AND MORE! OUTSIDE HAS A COVERED PORCH, 12 X 12 STORAGE BLDG WITH LEAN-TO AND SHADY AREA FOR THE KIDS TO PLAY! VERY NICE YARD, DEAD END ROAD, GREAT AREA AND SCHOOLS!

Key facts

• Double vanity
• Soaking tub
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• KITCHEN OPEN TO LIVING ROOM
• HUGE PRIMARY BATH
• DOUBLE VANITY
• SOAKING TUB
• SEPARATE SHOWER

Property features AI

Exterior

• Parking: 4 parking spaces; Open parking
• Security: Smoke detectors
• Utilities: Private well water; Cable connected
• Home design: Manufactured home; Residential property; Agricultural possible use
• Construction: Vinyl siding and frame construction; Composition roof
• Exterior features: Porch; Partial privacy wood fencing; Shed

Interior

• Kitchen: Range; Oven; Ice maker; Dishwasher; Refrigerator; Electric water heater
• Flooring: Tile; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Eat-in kitchen
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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.
• Market conditions: Rents rising (+3.3%/yr); 567 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $5k 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 20 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 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 $125/mo.
• Climate carrying-cost: in FEMA flood zone A (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 $177,201 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $149,760
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14280 Garcon Rd	0.23mi	3/2.0	1,584 (+10%)	12mo	$160,000	$101	63
14044 Ceazer Rd	0.70mi	4/2.0 (+1)	1,504 (+4%)	17mo	$157,000	$104	41

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,982
• Equity at exit: $26,824

10-year hold

• IRR: 8.4%
• Equity multiple: 1.65×
• Total profit: $32,629
• Equity at exit: $15,554

Cash invested: $50,372 (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: 567
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,032 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$75
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $402

Break-even live

Break-even rent $1,523

Max offer price $179,900

Occupancy floor 75%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13153 Ducks Landing St Gonzales, LA	4.0	3.0	1825	$2,750	$1.51	44d	1	1.19mi

Listing history 12 events

1. 2026-06-05
   status $179,900 Pending 20 DOM
2. 2026-06-03
   days on market $179,900 Active 20 DOM
3. 2026-06-02
   days on market $179,900 Active 19 DOM
4. 2026-06-01
   days on market $179,900 Active 18 DOM
5. 2026-05-31
   days on market $179,900 Active 17 DOM
6. 2026-05-31
   days on market $179,900 Active 16 DOM
7. 2026-05-21
   status Active 527-char remark

   Show marketing remark (527 chars)

   IF YOU SHOW IT YOU WILL SELL IT! EXCELLENT CONDITION AND VERY NICE! SPLIT FLOOR PLAN, KITCHEN OPEN TO LIVING ROOM, HUGE PRIMARY BATH WITH DOUBLE VANITY, DRESSING TABLE, SOAKING TUB, SEPARATE SHOWER, OPPOSITE END OF M/H IS 2 BEDROOMS PLUS AN OFFICE AND/OR GAMEROOM! VERY NICE HALL BATH TOO! YOU WILL LOVE THE KITCHEN WITH NICE ISLAND, PANTRY, FRIDGE, NEWER RANGE, AND MORE! OUTSIDE HAS A COVERED PORCH, 12 X 12 STORAGE BLDG WITH LEAN-TO AND SHADY AREA FOR THE KIDS TO PLAY! VERY NICE YARD, DEAD END ROAD, GREAT AREA AND SCHOOLS!

8. 2026-05-21
   status Active

   Show marketing remark (527 chars)

   IF YOU SHOW IT YOU WILL SELL IT! EXCELLENT CONDITION AND VERY NICE! SPLIT FLOOR PLAN, KITCHEN OPEN TO LIVING ROOM, HUGE PRIMARY BATH WITH DOUBLE VANITY, DRESSING TABLE, SOAKING TUB, SEPARATE SHOWER, OPPOSITE END OF M/H IS 2 BEDROOMS PLUS AN OFFICE AND/OR GAMEROOM! VERY NICE HALL BATH TOO! YOU WILL LOVE THE KITCHEN WITH NICE ISLAND, PANTRY, FRIDGE, NEWER RANGE, AND MORE! OUTSIDE HAS A COVERED PORCH, 12 X 12 STORAGE BLDG WITH LEAN-TO AND SHADY AREA FOR THE KIDS TO PLAY! VERY NICE YARD, DEAD END ROAD, GREAT AREA AND SCHOOLS!

9. 2026-03-27
   status Pending 527-char remark

   Show marketing remark (527 chars)

   IF YOU SHOW IT YOU WILL SELL IT! EXCELLENT CONDITION AND VERY NICE! SPLIT FLOOR PLAN, KITCHEN OPEN TO LIVING ROOM, HUGE PRIMARY BATH WITH DOUBLE VANITY, DRESSING TABLE, SOAKING TUB, SEPARATE SHOWER, OPPOSITE END OF M/H IS 2 BEDROOMS PLUS AN OFFICE AND/OR GAMEROOM! VERY NICE HALL BATH TOO! YOU WILL LOVE THE KITCHEN WITH NICE ISLAND, PANTRY, FRIDGE, NEWER RANGE, AND MORE! OUTSIDE HAS A COVERED PORCH, 12 X 12 STORAGE BLDG WITH LEAN-TO AND SHADY AREA FOR THE KIDS TO PLAY! VERY NICE YARD, DEAD END ROAD, GREAT AREA AND SCHOOLS!

10. 2026-03-27
    status Pending

    Show marketing remark (527 chars)

    IF YOU SHOW IT YOU WILL SELL IT! EXCELLENT CONDITION AND VERY NICE! SPLIT FLOOR PLAN, KITCHEN OPEN TO LIVING ROOM, HUGE PRIMARY BATH WITH DOUBLE VANITY, DRESSING TABLE, SOAKING TUB, SEPARATE SHOWER, OPPOSITE END OF M/H IS 2 BEDROOMS PLUS AN OFFICE AND/OR GAMEROOM! VERY NICE HALL BATH TOO! YOU WILL LOVE THE KITCHEN WITH NICE ISLAND, PANTRY, FRIDGE, NEWER RANGE, AND MORE! OUTSIDE HAS A COVERED PORCH, 12 X 12 STORAGE BLDG WITH LEAN-TO AND SHADY AREA FOR THE KIDS TO PLAY! VERY NICE YARD, DEAD END ROAD, GREAT AREA AND SCHOOLS!

11. 2026-03-20
    listed $179,900 Active 527-char remark

    Show marketing remark (527 chars)

    IF YOU SHOW IT YOU WILL SELL IT! EXCELLENT CONDITION AND VERY NICE! SPLIT FLOOR PLAN, KITCHEN OPEN TO LIVING ROOM, HUGE PRIMARY BATH WITH DOUBLE VANITY, DRESSING TABLE, SOAKING TUB, SEPARATE SHOWER, OPPOSITE END OF M/H IS 2 BEDROOMS PLUS AN OFFICE AND/OR GAMEROOM! VERY NICE HALL BATH TOO! YOU WILL LOVE THE KITCHEN WITH NICE ISLAND, PANTRY, FRIDGE, NEWER RANGE, AND MORE! OUTSIDE HAS A COVERED PORCH, 12 X 12 STORAGE BLDG WITH LEAN-TO AND SHADY AREA FOR THE KIDS TO PLAY! VERY NICE YARD, DEAD END ROAD, GREAT AREA AND SCHOOLS!

12. 2026-03-20
    listed $179,900 Active

    Show marketing remark (527 chars)

    IF YOU SHOW IT YOU WILL SELL IT! EXCELLENT CONDITION AND VERY NICE! SPLIT FLOOR PLAN, KITCHEN OPEN TO LIVING ROOM, HUGE PRIMARY BATH WITH DOUBLE VANITY, DRESSING TABLE, SOAKING TUB, SEPARATE SHOWER, OPPOSITE END OF M/H IS 2 BEDROOMS PLUS AN OFFICE AND/OR GAMEROOM! VERY NICE HALL BATH TOO! YOU WILL LOVE THE KITCHEN WITH NICE ISLAND, PANTRY, FRIDGE, NEWER RANGE, AND MORE! OUTSIDE HAS A COVERED PORCH, 12 X 12 STORAGE BLDG WITH LEAN-TO AND SHADY AREA FOR THE KIDS TO PLAY! VERY NICE YARD, DEAD END ROAD, GREAT AREA AND SCHOOLS!

ⓘ 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: $989 · $82/mo
• Expected delta: +$279/yr (+$23/mo · 39.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 22% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,383
• − Mortgage interest: −$10,077
• − Property taxes: −$711
• − Insurance: −$2,402
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$5,233
• Taxable income: $2,059
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $4,335/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

• 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

6 events — show timeline

• 2026-05-21 Relisted — AcadianaMLS
• 2026-05-21 Relisted — GBRMLS
• 2026-03-27 Pending — AcadianaMLS
• 2026-03-27 Pending — GBRMLS
• 2026-03-20 Listed $179,900 GBRMLS
• 2026-03-20 Listed $179,900 AcadianaMLS

Property tax history

+18.3%/yr

Latest (2025): $711 · -1.8% YoY. Source: county tax records.