5310 Courtyard Dr · Gonzales, LA 70737

$269,900

3 bd · 2.0 ba · 1,558 sqft · SingleFamily · 6 Days on market

Built 2007 4,791 sqft lot $173/sqft · 10% below area Est $300k · 10% under $137/mo HOA · 6% 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).

• Cash flow +14.5/30.0
• ARV discount +12.0/15.0
• Schools +4.7/10.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Home in The Greens at Pelican Point! Welcome to this gated Community for residents 55+ years old. Discover comfort & convenience in this meticulously maintained 3 bedroom, 2 bathroom home with newly painted interior! Enjoy a spacious living area, a well-equipped kitchen with a snack bar, breakfast area, and large pantry. Relax on the covered patio, perfect for outdoor dining and quiet evenings. A gated front courtyard and beautiful landscaping add charm to this home. House also features a full-home generator, security system, and an enclosed, attached garage with ample storage space. Enjoy resort-style living with access to the clubhouse, walking trails, gazebo, pool, golf course, & community activities. New roof in 2021 and new carpet in guest bedrooms, and new water heater! Schedule your showing today!

Key facts

• Gated community
• Clubhouse
• Security system

Tags

• GATED COMMUNITY
• COVERED PATIO
• FULL-HOME GENERATOR
• SECURITY SYSTEM
• CLUBHOUSE
• WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $60 ($717/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 $241k (10.8% below list).
• Recommended offer: $241k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 35% 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 $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 20y ago; this cycle's ask has dropped $45k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $240,621 (10.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.89% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $299,870
• List price: $269,900
• Delta: -9.99%
• 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
5358 Courtyard Dr	0.10mi	3/2.0	1,695 (+9%)	7mo	$330,000	$195	75
5302 Faulkner Dr	0.37mi	3/2.0	1,613 (+4%)	5mo	$250,000	$155	73
5475 Courtyard Dr	0.32mi	2/2.0 (-1)	1,600 (+3%)	7mo	$310,000	$194	70
5448 Courtyard Dr	0.26mi	3/2.0	1,385 (-11%)	5mo	$235,000	$170	65
5212 Seneca Dr	0.56mi	3/2.0	1,472 (-6%)	4mo	$247,000	$168	61
40346 Kipling Dr	0.56mi	3/2.0	1,450 (-7%)	4mo	$224,000	$154	59
5191 Hemingway Dr	0.62mi	3/2.0	1,613 (+4%)	7mo	$240,000	$149	59
6009 Courtyard Dr	0.41mi	2/2.0 (-1)	1,470 (-6%)	14mo	$289,900	$197	55
40375 Fitzgerald Dr	0.66mi	3/2.0	1,448 (-7%)	14mo	$239,000	$165	46
5166 Black River Rd	0.54mi	3/2.0	1,767 (+13%)	10mo	$359,000	$203	44
40441 Fitzgerald Dr	0.75mi	3/2.0	1,723 (+11%)	6mo	$230,000	$133	43
5115 Salinger Dr	0.68mi	3/2.0	1,721 (+10%)	14mo	$250,000	$145	39

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-39,275
• Equity at exit: $40,243

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-26,606
• Equity at exit: $23,336

Cash invested: $75,572 (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: 567
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,406 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$176 /mo · $2,115/yr
• Insurance: −$112
• HOA: −$137
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $60

Break-even live

Break-even rent $2,331

Max offer price $269,900

Occupancy floor 93%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40020 Gadwall Ct Gonzales, LA	4.0	2.0	2006	$2,600	$1.30	23d	1	0.59mi
5207 White River Rd Darrow, LA	3.0	2.0	2012	$2,650	$1.32	23d	1	0.61mi
40450 Hawthorne Dr Darrow, LA	4.0	2.0	2045	$2,250	$1.10	14d	1	0.78mi

HOA detail

• Monthly dues: $137 · $1,644/yr
• Likely covers: waterlandscapingpoolsecurity

Listing history 36 events

1. 2026-06-18
   days on market $269,900 Active 6 DOM
2. 2026-06-17
   days on market $269,900 Active 5 DOM
3. 2026-06-16
   days on market $269,900 Active 4 DOM
4. 2026-06-15
   days on market $269,900 Active 3 DOM
5. 2026-06-14
   days on marketlisting id $269,900 Active 1 DOM
6. 2026-06-10
   days on market $269,900 Active 393 DOM
7. 2026-06-09
   days on market $269,900 Active 392 DOM
8. 2026-06-08
   days on market $269,900 Active 391 DOM
9. 2026-06-07
   days on market $269,900 Active 390 DOM
10. 2026-06-05
    days on market $269,900 Active 387 DOM
11. 2026-06-03
    days on market $269,900 Active 386 DOM
12. 2026-06-02
    days on market $269,900 Active 385 DOM
13. 2026-06-01
    days on market $269,900 Active 384 DOM
14. 2026-05-31
    days on market $269,900 Active 383 DOM
15. 2026-05-31
    days on market $269,900 Active 382 DOM
16. 2026-03-30
    price $269,900 832-char remark

    Show marketing remark (836 chars)

    Charming Home in The Greens at Pelican Point! Welcome to this gated Community for residents 55+ years old. Discover comfort & convenience in this meticulously maintained 3 bedroom, 2 bathroom home with newly painted interior! Enjoy a spacious living area, a well-equipped kitchen with a snack bar, breakfast area, and large pantry. Relax on the covered patio, perfect for outdoor dining and quiet evenings. A gated front courtyard and beautiful landscaping add charm to this home. House also features a full-home generator, security system, and an enclosed, attached garage with ample storage space. Enjoy resort-style living with access to the clubhouse, walking trails, gazebo, pool, golf course, & community activities. New roof in 2021 and new carpet in guest bedrooms, and new water heater! Schedule your showing today!

17. 2026-03-30
    price $269,900 836-char remark

    Show marketing remark (836 chars)

    Charming Home in The Greens at Pelican Point! Welcome to this gated Community for residents 55+ years old. Discover comfort & convenience in this meticulously maintained 3 bedroom, 2 bathroom home with newly painted interior! Enjoy a spacious living area, a well-equipped kitchen with a snack bar, breakfast area, and large pantry. Relax on the covered patio, perfect for outdoor dining and quiet evenings. A gated front courtyard and beautiful landscaping add charm to this home. House also features a full-home generator, security system, and an enclosed, attached garage with ample storage space. Enjoy resort-style living with access to the clubhouse, walking trails, gazebo, pool, golf course, & community activities. New roof in 2021 and new carpet in guest bedrooms, and new water heater! Schedule your showing today!

18. 2026-02-14
    status Active 832-char remark

    Show marketing remark (836 chars)

    Charming Home in The Greens at Pelican Point! Welcome to this gated Community for residents 55+ years old. Discover comfort & convenience in this meticulously maintained 3 bedroom, 2 bathroom home with newly painted interior! Enjoy a spacious living area, a well-equipped kitchen with a snack bar, breakfast area, and large pantry. Relax on the covered patio, perfect for outdoor dining and quiet evenings. A gated front courtyard and beautiful landscaping add charm to this home. House also features a full-home generator, security system, and an enclosed, attached garage with ample storage space. Enjoy resort-style living with access to the clubhouse, walking trails, gazebo, pool, golf course, & community activities. New roof in 2021 and new carpet in guest bedrooms, and new water heater! Schedule your showing today!

19. 2026-02-14
    price $290,000 832-char remark

    Show marketing remark (836 chars)

    Charming Home in The Greens at Pelican Point! Welcome to this gated Community for residents 55+ years old. Discover comfort & convenience in this meticulously maintained 3 bedroom, 2 bathroom home with newly painted interior! Enjoy a spacious living area, a well-equipped kitchen with a snack bar, breakfast area, and large pantry. Relax on the covered patio, perfect for outdoor dining and quiet evenings. A gated front courtyard and beautiful landscaping add charm to this home. House also features a full-home generator, security system, and an enclosed, attached garage with ample storage space. Enjoy resort-style living with access to the clubhouse, walking trails, gazebo, pool, golf course, & community activities. New roof in 2021 and new carpet in guest bedrooms, and new water heater! Schedule your showing today!

20. 2026-02-14
    status Active 836-char remark

    Show marketing remark (836 chars)

    Charming Home in The Greens at Pelican Point! Welcome to this gated Community for residents 55+ years old. Discover comfort & convenience in this meticulously maintained 3 bedroom, 2 bathroom home with newly painted interior! Enjoy a spacious living area, a well-equipped kitchen with a snack bar, breakfast area, and large pantry. Relax on the covered patio, perfect for outdoor dining and quiet evenings. A gated front courtyard and beautiful landscaping add charm to this home. House also features a full-home generator, security system, and an enclosed, attached garage with ample storage space. Enjoy resort-style living with access to the clubhouse, walking trails, gazebo, pool, golf course, & community activities. New roof in 2021 and new carpet in guest bedrooms, and new water heater! Schedule your showing today!

21. 2026-02-14
    price $290,000 836-char remark

    Show marketing remark (836 chars)

    Charming Home in The Greens at Pelican Point! Welcome to this gated Community for residents 55+ years old. Discover comfort & convenience in this meticulously maintained 3 bedroom, 2 bathroom home with newly painted interior! Enjoy a spacious living area, a well-equipped kitchen with a snack bar, breakfast area, and large pantry. Relax on the covered patio, perfect for outdoor dining and quiet evenings. A gated front courtyard and beautiful landscaping add charm to this home. House also features a full-home generator, security system, and an enclosed, attached garage with ample storage space. Enjoy resort-style living with access to the clubhouse, walking trails, gazebo, pool, golf course, & community activities. New roof in 2021 and new carpet in guest bedrooms, and new water heater! Schedule your showing today!

22. 2025-11-29
    price $299,000 832-char remark

    Show marketing remark (832 chars)

    Charming Home in The Greens at Pelican Point! Welcome to this gated Community for residents 55+ years old. Discover comfort & convenience in this meticulously maintained 3 bedroom, 2 bathroom home with newly painted interior! Enjoy a spacious living area, a well-equipped kitchen with a snack bar, breakfast area, and large pantry. Relax on the covered patio, perfect for outdoor dining and quiet evenings. A gated front courtyard and beautiful landscaping add charm to this home. House also features a full-home generator, security system, and an enclosed, attached garage with ample storage space. Enjoy resort-style living with access to the clubhouse, walking trails, gazebo, pool, golf course, & community activities. New roof in 2021 and new carpet in guest bedrooms, and new water heater! Schedule your showing today!

23. 2025-11-05
    price $299,000 836-char remark

    Show marketing remark (836 chars)

    Charming Home in The Greens at Pelican Point! Welcome to this gated Community for residents 55+ years old. Discover comfort & convenience in this meticulously maintained 3 bedroom, 2 bathroom home with newly painted interior! Enjoy a spacious living area, a well-equipped kitchen with a snack bar, breakfast area, and large pantry. Relax on the covered patio, perfect for outdoor dining and quiet evenings. A gated front courtyard and beautiful landscaping add charm to this home. House also features a full-home generator, security system, and an enclosed, attached garage with ample storage space. Enjoy resort-style living with access to the clubhouse, walking trails, gazebo, pool, golf course, & community activities. New roof in 2021 and new carpet in guest bedrooms, and new water heater! Schedule your showing today!

24. 2025-05-13
    listed $315,000 Active 836-char remark

    Show marketing remark (832 chars)

    Charming Home in The Greens at Pelican Point! Welcome to this gated Community for residents 55+ years old. Discover comfort & convenience in this meticulously maintained 3 bedroom, 2 bathroom home with newly painted interior! Enjoy a spacious living area, a well-equipped kitchen with a snack bar, breakfast area, and large pantry. Relax on the covered patio, perfect for outdoor dining and quiet evenings. A gated front courtyard and beautiful landscaping add charm to this home. House also features a full-home generator, security system, and an enclosed, attached garage with ample storage space. Enjoy resort-style living with access to the clubhouse, walking trails, gazebo, pool, golf course, & community activities. New roof in 2021 and new carpet in guest bedrooms, and new water heater! Schedule your showing today!

25. 2025-05-13
    listed $315,000 Active 832-char remark

    Show marketing remark (832 chars)

    Charming Home in The Greens at Pelican Point! Welcome to this gated Community for residents 55+ years old. Discover comfort & convenience in this meticulously maintained 3 bedroom, 2 bathroom home with newly painted interior! Enjoy a spacious living area, a well-equipped kitchen with a snack bar, breakfast area, and large pantry. Relax on the covered patio, perfect for outdoor dining and quiet evenings. A gated front courtyard and beautiful landscaping add charm to this home. House also features a full-home generator, security system, and an enclosed, attached garage with ample storage space. Enjoy resort-style living with access to the clubhouse, walking trails, gazebo, pool, golf course, & community activities. New roof in 2021 and new carpet in guest bedrooms, and new water heater! Schedule your showing today!

26. 2008-10-13
    soldstatus $249,000
27. 2008-10-10
    soldstatus $249,000
28. 2008-04-10
    listed $269,900
29. 2008-04-10
    listed $269,900
30. 2007-12-13
    listed $264,900
31. 2007-12-13
    listed $264,900
32. 2007-10-01
    listed $269,900
33. 2007-10-01
    listed $269,900
34. 2006-09-19
    listed $264,900
35. 2006-09-19
    listed $264,900
36. 2005-08-22
    soldstatus

ⓘ 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: $2,115 · $176/mo
• Projected year-2 tax: $2,115 · $176/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 ≥107°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: $28,875
• − Mortgage interest: −$15,119
• − Property taxes: −$2,115
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,310
• − Management: −$2,310
• − HOA: −$1,644
• − Depreciation: −$7,852
• Taxable loss: −$3,824
• Est. tax savings @ 24.0%: +$918
• After-tax cash flow: $1,635/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

+1.9% since first listed

21 events — show timeline

• 2026-03-30 Price Changed $269,900 AcadianaMLS
• 2026-03-30 Price Changed $269,900 GBRMLS
• 2026-02-14 Relisted — AcadianaMLS
• 2026-02-14 Price Changed $290,000 AcadianaMLS
• 2026-02-14 Relisted — GBRMLS
• 2026-02-14 Price Changed $290,000 GBRMLS
• 2025-11-29 Price Changed $299,000 AcadianaMLS
• 2025-11-05 Price Changed $299,000 GBRMLS
• 2025-05-13 Listed $315,000 GBRMLS
• 2025-05-13 Listed $315,000 AcadianaMLS
• 2008-10-13 Sold (Public Records) $249,000 Public Records
• 2008-10-10 Sold (MLS) $249,000 GSREIN
• 2008-04-10 Listed $269,900 GSREIN
• 2008-04-10 Listed $269,900 AcadianaMLS
• 2007-12-13 Listed $264,900 GSREIN
• 2007-12-13 Listed $264,900 AcadianaMLS
• 2007-10-01 Listed $269,900 AcadianaMLS
• 2007-10-01 Listed $269,900 GBRMLS
• 2006-09-19 Listed $264,900 AcadianaMLS
• 2006-09-19 Listed $264,900 GBRMLS
• 2005-08-22 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $2,115 · -1.7% YoY. Source: county tax records.