41177 Coastline Ave · Gonzales, LA 70737

$319,900

4 bd · 3.0 ba · 2,001 sqft · SingleFamily · 134 Days on market

Built 2022 8,712 sqft lot $160/sqft · 7% below area Est $344k · 7% under $39/mo HOA · 2% of rent

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Why this score? — see what drove the D 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).

• ARV discount +10.7/15.0
• Cash flow +10.6/30.0
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This waterfront home in the Pelican Crossing community offers an open design with 4 bedrooms and 3 full bathrooms. With plenty of natural light and wood-look ceramic tile flooring, this triple split floor plan has space for everyone. The kitchen overlooks the water with undermount cabinet lighting, island, walk in pantry, gas range and stainless steel appliances. The primary suite includes an ensuite bathroom with double granite vanities, separate shower and garden tub as well as an oversized walk in closet. Other bonuses to note are the fourth bedroom with an ensuite bath for privacy, tankless gas water heater, low E tilt-in windows, two car garage and community pool so schedule your showing today!

Key facts

• Open design
• Waterfront home
• Walk in pantry

Tags

• WATERFRONT HOME
• OPEN DESIGN
• KITCHEN OVERLOOKS WATER
• UNDERMOUNT CABINET LIGHTING
• WALK IN PANTRY
• GAS RANGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (21.7% below list).
• Recommended offer: $251k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Gonzales — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Sorrento Primary School (math 42% / reading 49%, grade D-, #169 of 646 statewide, top 27%, 627 students, 63% FRL); St. Amant Middle School (math 35% / reading 58%, grade D+, #41 of 218 statewide, top 19%, 556 students, 50% FRL); St. Amant High School (math 63% / reading 67%, grade B, #12 of 265 statewide, top 4%, 2,411 students, 46% FRL).
• Market conditions: Rents rising (+3.3%/yr); 571 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 579 units permitted in Ascension Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 134 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Recommended offer $250,517 (21.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 10.6

CMA / ARV

• ARV (median comp): $344,074
• List price: $319,900
• Delta: -7.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41179 Marsh Ln	0.09mi	4/3.0	1,991 (-0%)	1mo	$314,900	$158	94
6532 Nesting Dr	0.16mi	4/3.0	1,991 (-0%)	6mo	$317,300	$159	87
7044 Panama Canal Dr	0.15mi	4/2.0	2,029 (+1%)	2mo	$330,000	$163	85
6464 Soaring Dr	0.12mi	4/3.0	2,211 (+10%)	2mo	$365,000	$165	75
41327 Marsh Ln	0.21mi	3/2.0 (-1)	1,960 (-2%)	4mo	$316,840	$162	75
6492 Island Edge Dr	0.09mi	3/2.0 (-1)	1,848 (-8%)	2mo	$320,000	$173	72
5091 Stonewater Dr	0.50mi	3/2.5 (-1)	1,807 (-10%)	1mo	$445,000	$246	52
5127 Stonewater Dr	0.48mi	3/2.0 (-1)	1,836 (-8%)	5mo	$371,123	$202	51
5199 Oakwater Aly	0.70mi	3/2.0 (-1)	1,938 (-3%)	4mo	$448,900	$232	49
5125 Oakwater Aly	0.62mi	3/2.0 (-1)	1,847 (-8%)	2mo	$469,900	$254	47
4974 Parkside Way	0.68mi	3/3.0 (-1)	2,212 (+10%)	1mo	$494,000	$223	45
4944 Crestfield Way	0.67mi	3/2.0 (-1)	1,715 (-14%)	1mo	$385,000	$224	35

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-61,123
• Equity at exit: $47,698

10-year hold

• IRR: -11.7%
• Equity multiple: 0.29×
• Total profit: $-63,341
• Equity at exit: $27,659

Cash invested: $89,572 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,505 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$285 /mo · $3,422/yr
• Insurance: −$133
• HOA: −$39
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-156

Break-even live

Break-even rent $2,703

Max offer price $292,347

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-65	+0% $-156	+5% $-247	+10% $-337
Rent	-10% $-354	-5% $-255	+0% $-156	+5% $-57	+10% $42
Rate	-1.0pp $5	-0.5pp $-75	base $-156	+0.5pp $-239	+1.0pp $-323

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4855 Crestfield Way Gonzales, LA	3.0	2.0	1602	$2,400	$1.50	16d	1	0.70mi
4773 Cottage Oaks Dr Gonzales, LA	3.0	2.5	1847	$2,500	$1.35	16d	1	0.84mi
40020 Gadwall Ct Gonzales, LA	4.0	2.0	2006	$2,600	$1.30	25d	1	1.17mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: watergaspool

Listing history 31 events

1. 2026-06-21
   days on market $319,900 Active 134 DOM
2. 2026-06-18
   days on market $319,900 Active 131 DOM
3. 2026-06-17
   days on market $319,900 Active 130 DOM
4. 2026-06-16
   days on market $319,900 Active 129 DOM
5. 2026-06-15
   days on market $319,900 Active 128 DOM
6. 2026-06-14
   days on market $319,900 Active 126 DOM
7. 2026-06-10
   days on market $319,900 Active 123 DOM
8. 2026-06-09
   days on market $319,900 Active 122 DOM
9. 2026-06-08
   days on market $319,900 Active 121 DOM
10. 2026-06-07
    days on market $319,900 Active 120 DOM
11. 2026-06-05
    days on market $319,900 Active 117 DOM
12. 2026-06-03
    days on market $319,900 Active 116 DOM
13. 2026-06-02
    days on market $319,900 Active 115 DOM
14. 2026-06-01
    days on market $319,900 Active 114 DOM
15. 2026-05-31
    days on market $319,900 Active 113 DOM
16. 2026-05-31
    days on market $319,900 Active 112 DOM
17. 2026-04-20
    price $319,900 708-char remark

    Show marketing remark (708 chars)

    This waterfront home in the Pelican Crossing community offers an open design with 4 bedrooms and 3 full bathrooms. With plenty of natural light and wood-look ceramic tile flooring, this triple split floor plan has space for everyone. The kitchen overlooks the water with undermount cabinet lighting, island, walk in pantry, gas range and stainless steel appliances. The primary suite includes an ensuite bathroom with double granite vanities, separate shower and garden tub as well as an oversized walk in closet. Other bonuses to note are the fourth bedroom with an ensuite bath for privacy, tankless gas water heater, low E tilt-in windows, two car garage and community pool so schedule your showing today!

18. 2026-04-20
    price $319,900 708-char remark

    Show marketing remark (708 chars)

    This waterfront home in the Pelican Crossing community offers an open design with 4 bedrooms and 3 full bathrooms. With plenty of natural light and wood-look ceramic tile flooring, this triple split floor plan has space for everyone. The kitchen overlooks the water with undermount cabinet lighting, island, walk in pantry, gas range and stainless steel appliances. The primary suite includes an ensuite bathroom with double granite vanities, separate shower and garden tub as well as an oversized walk in closet. Other bonuses to note are the fourth bedroom with an ensuite bath for privacy, tankless gas water heater, low E tilt-in windows, two car garage and community pool so schedule your showing today!

19. 2026-02-07
    listed $322,500 Active 708-char remark

    Show marketing remark (708 chars)

    This waterfront home in the Pelican Crossing community offers an open design with 4 bedrooms and 3 full bathrooms. With plenty of natural light and wood-look ceramic tile flooring, this triple split floor plan has space for everyone. The kitchen overlooks the water with undermount cabinet lighting, island, walk in pantry, gas range and stainless steel appliances. The primary suite includes an ensuite bathroom with double granite vanities, separate shower and garden tub as well as an oversized walk in closet. Other bonuses to note are the fourth bedroom with an ensuite bath for privacy, tankless gas water heater, low E tilt-in windows, two car garage and community pool so schedule your showing today!

20. 2026-02-07
    listed $322,500 Active 708-char remark

    Show marketing remark (708 chars)

    This waterfront home in the Pelican Crossing community offers an open design with 4 bedrooms and 3 full bathrooms. With plenty of natural light and wood-look ceramic tile flooring, this triple split floor plan has space for everyone. The kitchen overlooks the water with undermount cabinet lighting, island, walk in pantry, gas range and stainless steel appliances. The primary suite includes an ensuite bathroom with double granite vanities, separate shower and garden tub as well as an oversized walk in closet. Other bonuses to note are the fourth bedroom with an ensuite bath for privacy, tankless gas water heater, low E tilt-in windows, two car garage and community pool so schedule your showing today!

21. 2023-08-08
    soldstatus Sold
22. 2023-06-26
    price $307,065
23. 2023-06-26
    status Pending
24. 2023-03-28
    price $309,410
25. 2023-03-27
    status Active
26. 2023-02-10
    status Pending
27. 2023-02-02
    price $308,050
28. 2022-10-20
    status Active
29. 2022-09-20
    status Pending
30. 2022-08-25
    listed $308,055 Active
31. 2022-08-25
    listed $307,065

ⓘ 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: $3,422 · $285/mo
• Projected year-2 tax: $3,422 · $285/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $30,062
• − Mortgage interest: −$17,919
• − Property taxes: −$3,422
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,405
• − Management: −$2,405
• − HOA: −$468
• − Depreciation: −$9,306
• Taxable loss: −$7,463
• Est. tax savings @ 24.0%: +$1,791
• After-tax cash flow: $-81/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

+3.8% since first listed

15 events — show timeline

• 2026-04-20 Price Changed $319,900 AcadianaMLS
• 2026-04-20 Price Changed $319,900 GBRMLS
• 2026-02-07 Listed $322,500 GBRMLS
• 2026-02-07 Listed $322,500 AcadianaMLS
• 2023-08-08 Sold (MLS) — GBRMLS
• 2023-06-26 Price Changed $307,065 GBRMLS
• 2023-06-26 Pending — GBRMLS
• 2023-03-28 Price Changed $309,410 GBRMLS
• 2023-03-27 Relisted — GBRMLS
• 2023-02-10 Pending — GBRMLS
• 2023-02-02 Price Changed $308,050 GBRMLS
• 2022-10-20 Relisted — GBRMLS
• 2022-09-20 Pending — GBRMLS
• 2022-08-25 Listed $307,065 AcadianaMLS
• 2022-08-25 Listed $308,055 GBRMLS

Property tax history

+73.4%/yr

Latest (2025): $3,422 · -1.5% YoY. Source: county tax records.