7569 Cherrybark Oak Dr · Gonzales, LA 70737

$298,500

4 bd · 2.0 ba · 1,899 sqft · SingleFamily · 110 Days on market

Built 2018 7,797 sqft lot $157/sqft · 12% below area Est $339k · 12% under $51/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).

• Cash flow +14.0/30.0
• ARV discount +12.9/15.0
• Schools +4.7/10.0
• DSCR +4.2/10.0
• 1% rule +3.4/10.0
• 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

Welcome Home ! Nestled in one of Louisiana's top-rated school districts, this stunning 7-year-old home combines modern elegance with family-friendly comfort. Just minutes from Tanger Outlets, I-10, 40 minutes from New Orleans International Airport, 35 Minutes from Baton Rouge this cozy home offers convenience to shopping, dining, and entertainment while maintaining a peaceful neighborhood feel. With its spacious layout and stylish finishes, this open floor plan, is perfect for creating lasting memories and enjoying a touch of everyday luxury.

Key facts

• 7,797 sq ft lot
• 4 parking spots
• Built 2018

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (16.3% below list).
• Recommended offer: $230k (23.0% below list) — sets the bar for cash-flow.
• Cap rate 6.4% 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; 2 comparable units currently listed for rent nearby; 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 $9k 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 110 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $229,710 (23.0% 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 110 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.84% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (median comp): $338,927
• List price: $298,500
• Delta: -11.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
927 Beaumont Dr	0.57mi	3/2.0 (-1)	1,885 (-1%)	3mo	$335,000	$178	65
5125 Oakwater Aly	0.54mi	3/2.0 (-1)	1,847 (-3%)	2mo	$469,900	$254	63
1211 Lakehaven Dr	0.74mi	4/2.5	1,851 (-2%)	2mo	$316,076	$171	58
4944 Crestfield Way	0.46mi	3/2.0 (-1)	1,715 (-10%)	1mo	$385,000	$224	56
5091 Stonewater Dr	0.62mi	3/2.5 (-1)	1,807 (-5%)	1mo	$445,000	$246	55
1224 Lakehaven Dr	0.75mi	4/2.0	2,025 (+7%)	0mo	$343,600	$170	54
1203 Elliston Dr	0.69mi	4/2.5	2,033 (+7%)	1mo	$349,040	$172	53
1217 Lakehaven Dr	0.74mi	4/2.5	2,033 (+7%)	2mo	$344,500	$169	50
1217 Lakehaven Dr	0.74mi	4/2.5	2,033 (+7%)	2mo	$344,500	$169	50
1209 Elliston Dr	0.69mi	3/2.0 (-1)	2,061 (+8%)	0mo	$334,978	$163	48
1221 Elliston Dr	0.69mi	3/2.0 (-1)	1,685 (-11%)	3mo	$300,979	$179	41
1216 Lakehaven Dr	0.75mi	3/2.0 (-1)	2,141 (+13%)	3mo	$336,990	$157	36

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: -25.4%
• Equity multiple: 0.14×
• Total profit: $-72,293
• Equity at exit: $44,507

10-year hold

• IRR: -20.5%
• Equity multiple: -0.09×
• Total profit: $-91,277
• Equity at exit: $25,809

Cash invested: $83,580 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,565
• Tax from tax record: −$197 /mo · $2,363/yr
• Insurance: −$124
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$51
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-389

Break-even live

Break-even rent $2,993

Max offer price $229,710

Occupancy floor —

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: $74,625
• Closing costs: $8,955
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4773 Cottage Oaks Dr Gonzales, LA	3.0	2.5	1847	$2,500	$1.35	14d	1	0.30mi
4855 Crestfield Way Gonzales, LA	3.0	2.0	1602	$2,400	$1.50	14d	1	0.39mi

HOA detail

• Monthly dues: $51 · $612/yr

Listing history 28 events

1. 2026-06-18
   days on market $298,500 Active 110 DOM
2. 2026-06-17
   days on market $298,500 Active 109 DOM
3. 2026-06-16
   days on market $298,500 Active 108 DOM
4. 2026-06-15
   days on market $298,500 Active 107 DOM
5. 2026-06-14
   days on market $298,500 Active 105 DOM
6. 2026-06-10
   days on market $298,500 Active 102 DOM
7. 2026-06-09
   days on market $298,500 Active 101 DOM
8. 2026-06-08
   days on market $298,500 Active 100 DOM
9. 2026-06-07
   days on market $298,500 Active 99 DOM
10. 2026-06-05
    days on market $298,500 Active 96 DOM
11. 2026-06-03
    days on market $298,500 Active 95 DOM
12. 2026-06-02
    days on market $298,500 Active 94 DOM
13. 2026-06-01
    days on market $298,500 Active 93 DOM
14. 2026-05-31
    days on market $298,500 Active 92 DOM
15. 2026-05-31
    days on market $298,500 Active 91 DOM
16. 2026-04-23
    status Active 548-char remark

    Show marketing remark (554 chars)

    Welcome Home ! Nestled in one of Louisiana’s top-rated school districts, this stunning 7-year-old home combines modern elegance with family-friendly comfort. Just minutes from Tanger Outlets, I-10, 40 minutes from New Orleans International Airport, 35 Minutes from Baton Rouge this cozy home offers convenience to shopping, dining, and entertainment while maintaining a peaceful neighborhood feel. With its spacious layout and stylish finishes, this open floor plan, is perfect for creating lasting memories and enjoying a touch of everyday luxury.

17. 2026-04-23
    status Active 554-char remark

    Show marketing remark (554 chars)

    Welcome Home ! Nestled in one of Louisiana’s top-rated school districts, this stunning 7-year-old home combines modern elegance with family-friendly comfort. Just minutes from Tanger Outlets, I-10, 40 minutes from New Orleans International Airport, 35 Minutes from Baton Rouge this cozy home offers convenience to shopping, dining, and entertainment while maintaining a peaceful neighborhood feel. With its spacious layout and stylish finishes, this open floor plan, is perfect for creating lasting memories and enjoying a touch of everyday luxury.

18. 2025-09-15
    listed $298,500 Active 554-char remark

    Show marketing remark (548 chars)

    Welcome Home ! Nestled in one of Louisiana's top-rated school districts, this stunning 7-year-old home combines modern elegance with family-friendly comfort. Just minutes from Tanger Outlets, I-10, 40 minutes from New Orleans International Airport, 35 Minutes from Baton Rouge this cozy home offers convenience to shopping, dining, and entertainment while maintaining a peaceful neighborhood feel. With its spacious layout and stylish finishes, this open floor plan, is perfect for creating lasting memories and enjoying a touch of everyday luxury.

19. 2025-09-15
    listed $298,500 Active 548-char remark

    Show marketing remark (548 chars)

    Welcome Home ! Nestled in one of Louisiana's top-rated school districts, this stunning 7-year-old home combines modern elegance with family-friendly comfort. Just minutes from Tanger Outlets, I-10, 40 minutes from New Orleans International Airport, 35 Minutes from Baton Rouge this cozy home offers convenience to shopping, dining, and entertainment while maintaining a peaceful neighborhood feel. With its spacious layout and stylish finishes, this open floor plan, is perfect for creating lasting memories and enjoying a touch of everyday luxury.

20. 2025-09-15
    listed $298,500 Active

    Show marketing remark (548 chars)

    Welcome Home ! Nestled in one of Louisiana's top-rated school districts, this stunning 7-year-old home combines modern elegance with family-friendly comfort. Just minutes from Tanger Outlets, I-10, 40 minutes from New Orleans International Airport, 35 Minutes from Baton Rouge this cozy home offers convenience to shopping, dining, and entertainment while maintaining a peaceful neighborhood feel. With its spacious layout and stylish finishes, this open floor plan, is perfect for creating lasting memories and enjoying a touch of everyday luxury.

21. 2024-07-13
    price $309,000
22. 2024-05-09
    listed $309,000 Active
23. 2022-04-26
    price $315,000
24. 2022-02-23
    listed $315,000
25. 2018-07-27
    soldstatus Sold
26. 2018-06-23
    status Pending
27. 2018-05-25
    listed $229,900 Active
28. 2018-05-25
    listed $229,900

ⓘ 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: $2,363 · $197/mo
• Projected year-2 tax: $2,363 · $197/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 6/10 Major FEMA zone AE · 73% 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: $29,996
• − Mortgage interest: −$16,721
• − Property taxes: −$2,363
• − Insurance: −$6,611
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$612
• − Depreciation: −$8,684
• Taxable loss: −$9,793
• Est. tax savings @ 24.0%: +$2,350
• After-tax cash flow: $-2,323/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

+29.8% since first listed

13 events — show timeline

• 2026-04-23 Relisted — AcadianaMLS
• 2026-04-23 Relisted — GBRMLS
• 2025-09-15 Listed $298,500 GBRMLS
• 2025-09-15 Listed $298,500 AcadianaMLS
• 2025-09-15 Listed $298,500 AcadianaMLS
• 2024-07-13 Price Changed $309,000 GSREIN
• 2024-05-09 Listed $309,000 AcadianaMLS
• 2022-04-26 Price Changed $315,000 GSREIN
• 2022-02-23 Listed $315,000 AcadianaMLS
• 2018-07-27 Sold (MLS) — GBRMLS
• 2018-06-23 Pending — GBRMLS
• 2018-05-25 Listed $229,900 AcadianaMLS
• 2018-05-25 Listed $229,900 GBRMLS

Property tax history

+0.5%/yr

Latest (2025): $2,363 · -1.7% YoY. Source: county tax records.