1501 Ravier Ln · St. Gabriel, LA 70780

$180,000

3 bd · 2.0 ba · 1,237 sqft · SingleFamily · 4 Days on market

Built 2020 3,920 sqft lot Est $215k · 16% under

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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 +16.1/30.0
• ARV discount +14.9/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This charming 3-bedroom, 2-bathroom residence offers an ideal blend of comfort and convenience in Sunshine, LA. The home is designed to provide a comfortable living experience, encompassing essential amenities for daily life. Its prime location in Sunshine is a significant advantage. The property includes a refrigerator, washer, and dryer. Sunshine, an unincorporated community within Iberville Parish, is situated approximately 15 miles south of Baton Rouge along the Mississippi River.

Key facts

• Refrigerator
• Dryer
• Washer

Tags

• REFRIGERATOR
• WASHER
• DRYER

Property features AI

Exterior

• Parking: 2 total parking spaces; Carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Built with vinyl siding; Slab foundation
• Exterior features: Vinyl siding; Lot roughly 50 x 91 (about 0.09 acres)

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Range, Oven, Dishwasher, Disposal, Microwave, Refrigerator; Central heating; Central air conditioning

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $162k (10.1% below list).
• Recommended offer: $162k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k 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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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 $161,910 (10.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.90% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $215,238
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1499 Ravier Ln	0.01mi	3/2.0	1,237 (0%)	11mo	$165,000	$133	90
1440 Saint Francis St	0.12mi	3/2.0	1,350 (+9%)	13mo	$174,888	$130	68
1498 Spanish Lakes Ave	0.62mi	3/2.0	1,311 (+6%)	9mo	$239,900	$183	53
2240 Meadow Oak Dr	0.64mi	3/2.0	1,356 (+10%)	1mo	$235,000	$173	53
1605 Ravier Ln	0.14mi	4/2.0 (+1)	1,381 (+12%)	24mo	$214,900	$156	49
1491 Tasajillo Dr	0.66mi	3/2.0	1,320 (+7%)	11mo	$230,250	$174	49
1540 Tasajillo Dr	0.64mi	3/2.0	1,311 (+6%)	14mo	$234,900	$179	48
1300 Belle Terre Dr	0.68mi	3/2.0	1,130 (-9%)	18mo	$199,900	$177	39
1430 Spanish Lakes Ave	0.69mi	3/2.0	1,378 (+11%)	13mo	$240,000	$174	38
1425 Tasajillo Dr	0.72mi	3/2.0	1,414 (+14%)	13mo	$245,000	$173	32

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: 9.5%
• Equity multiple: 1.54×
• Total profit: $27,453
• Equity at exit: $80,936

10-year hold

• IRR: 11.9%
• Equity multiple: 2.78×
• Total profit: $89,645
• Equity at exit: $124,732

Cash invested: $50,400 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $91

Break-even live

Break-even rent $1,504

Max offer price $180,000

Occupancy floor 89%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Ravier Ln Sunshine, LA	3.0	2.0	1237	$1,575	$1.27	43d	1	0.03mi
135 Tiger Dr Saint Gabriel, LA	2.0	2.0	1163	$1,950	$1.68	23d	1	1.40mi
115 Tiger Dr Saint Gabriel, LA	2.0	2.0	1163	$1,950	$1.68	43d	1	1.42mi

Listing history 5 events

1. 2026-06-18
   days on market $180,000 Active 4 DOM
2. 2026-06-17
   days on market $180,000 Active 3 DOM
3. 2026-06-16
   days on market $180,000 Active 2 DOM
4. 2026-06-15
   remarks 489-char remark
5. 2026-06-15
   listed $180,000 Active 1 DOM

ⓘ 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: $2,033 · $169/mo
• Projected year-2 tax: $2,033 · $169/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: $19,429
• − Mortgage interest: −$10,083
• − Property taxes: −$2,033
• − Insurance: −$900
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$5,236
• Taxable loss: −$1,932
• Est. tax savings @ 24.0%: +$464
• After-tax cash flow: $1,552/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: 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

+38.6% since first listed

19 events — show timeline

• 2026-06-14 Listed $180,000 GBRMLS
• 2026-06-14 Listed $180,000 AcadianaMLS
• 2026-06-13 Rental Removed $1,575 APPFOLIO
• 2026-06-11 Listed for Rent $1,575 APPFOLIO
• 2026-06-10 Rental Removed $1,575 RAAMLS
• 2026-05-04 Price Changed $1,575 RAAMLS
• 2026-03-11 Listed for Rent $1,600 RAAMLS
• 2026-03-11 Rental Removed $1,600 GBRMLS
• 2026-03-11 Listed for Rent $1,600 GBRMLS
• 2023-10-30 Sold (Public Records) $175,000 Public Records
• 2023-10-27 Sold (MLS) — GSREIN
• 2023-09-20 Pending — GSREIN
• 2023-09-15 Listed $169,000 AcadianaMLS
• 2023-09-15 Listed $169,000 GSREIN
• 2021-01-29 Sold (Public Records) $129,900 Public Records
• 2021-01-19 Sold (MLS) — GBRMLS
• 2020-04-08 Pending — GBRMLS
• 2020-02-10 Listed $129,900 AcadianaMLS
• 2020-02-10 Listed $129,900 GBRMLS

Property tax history

+10.4%/yr

Latest (2024): $2,033 · +34.5% YoY. Source: county tax records.