150 Tiger Dr · St. Gabriel, LA 70776

$332,800

3 bd · 3.0 ba · 2,093 sqft · SingleFamily · 85 Days on market

Built 2006 8,276 sqft lot $159/sqft · 21% below area Est $419k · 21% under $40/mo HOA · 1% of rent

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Why this score? — see what drove the B- 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.8/10.0
• Appreciation +5.8/10.0
• 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

Welcome to this spacious 2,093 sq. ft. home located in the desirable University Club area of St. Gabriel. Inside, you'll find a generous primary bedroom with an en-suite bath, a comfortable family room with a wood-burning fireplace, and a separate keeping room that adds flexibility for everyday living. The home also features a large kitchen, dedicated dining room, and a convenient study--perfect for work or hobbies. With a double front-load garage and a mix of wood, carpet, and ceramic flooring, this property offers both function and charm. Its location near University Club South provides a sought-after blend of community amenities and easy access to Baton Rouge and surrounding areas.

Key facts

• Large kitchen
• Convenient study
• 8,276 sq ft lot

Tags

• WOOD BURNING FIREPLACE
• SEPARATE KEEPING ROOM
• LARGE KITCHEN
• DEDICATED DINING ROOM
• CONVENIENT STUDY
• DOUBLE FRONT LOAD GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $333k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $333k).
• Recommended offer: $313k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 B — 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: 41 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $5k appreciation (1.6% 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 (1.6% appreciation + 3.0% rent growth), your $93k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($313k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $312,832 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.77%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (median comp): $418,657
• List price: $332,800
• Delta: -20.51%
• 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
155 Tiger Dr	0.04mi	3/3.0	2,117 (+1%)	13mo	$399,999	$189	86
220 Fieldhouse Ave	0.07mi	3/2.5	2,117 (+1%)	9mo	$385,000	$182	85
410 Clock Tower Dr	0.26mi	3/3.0	2,150 (+3%)	7mo	$379,000	$176	78
3135 Veranda Lakes Dr	0.24mi	3/2.5	2,021 (-3%)	5mo	$550,000	$272	76
130 Tiger Dr	0.02mi	3/2.5	1,958 (-6%)	17mo	$417,000	$213	72
365 S Club Ave	0.19mi	3/2.0	1,884 (-10%)	3mo	$359,000	$191	68
270 S Club Ave	0.05mi	4/3.0 (+1)	2,304 (+10%)	14mo	$420,000	$182	64
3027 Lac D'or Ave	0.32mi	3/2.5	1,933 (-8%)	9mo	$500,000	$259	63
270 Fieldhouse Ave	0.09mi	4/3.0 (+1)	2,334 (+12%)	12mo	$410,000	$176	62
510 South Club Ave	0.36mi	4/3.0 (+1)	2,226 (+6%)	9mo	$412,000	$185	60
100 S Club Ave	0.14mi	3/2.0	1,846 (-12%)	20mo	$345,000	$187	53
3132 Veranda View Ave	0.42mi	3/2.5	2,310 (+10%)	11mo	$565,000	$245	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.58×
• Total profit: $54,479
• Equity at exit: $124,048

10-year hold

• IRR: 14.3%
• Equity multiple: 2.84×
• Total profit: $171,867
• Equity at exit: $173,245

Cash invested: $93,184 (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 70776

• Home prices YoY: 1.1%
• Active inventory: 41
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,595 medium
• Mortgage (P&I): −$1,745
• Tax from tax record: −$313 /mo · $3,751/yr
• Insurance: −$139
• HOA: −$40
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $603

Break-even live

Break-even rent $2,831

Max offer price $332,800

Occupancy floor 78%

Sensitivity live

Price	-10% $792	-5% $698	+0% $603	+5% $509	+10% $415
Rent	-10% $319	-5% $461	+0% $603	+5% $745	+10% $887
Rate	-1.0pp $771	-0.5pp $688	base $603	+0.5pp $517	+1.0pp $429

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: $83,200
• Closing costs: $9,984
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2904 Rue Dauphine Baton Rouge, LA	4.0	3.0	2622	$3,700	$1.41	44d	1	0.32mi
3429 C. Cooper Ct Baton Rouge, LA	3.0	2.0	1463	$2,600	$1.78	15d	1	1.25mi
13837 Golden Holly Ln Baton Rouge, LA	3.0	2.5	2446	$4,100	$1.68	24d	1	1.48mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 27 events

1. 2026-06-21
   days on market $332,800 Active 85 DOM
2. 2026-06-18
   days on market $332,800 Active 82 DOM
3. 2026-06-17
   days on market $332,800 Active 81 DOM
4. 2026-06-16
   days on market $332,800 Active 80 DOM
5. 2026-06-15
   days on market $332,800 Active 79 DOM
6. 2026-06-14
   days on market $332,800 Active 77 DOM
7. 2026-06-13
   days on market $332,800 Active 76 DOM
8. 2026-06-10
   days on market $332,800 Active 74 DOM
9. 2026-06-09
   days on market $332,800 Active 73 DOM
10. 2026-06-08
    days on market $332,800 Active 72 DOM
11. 2026-06-07
    days on market $332,800 Active 71 DOM
12. 2026-06-03
    days on market $332,800 Active 67 DOM
13. 2026-06-02
    days on market $332,800 Active 66 DOM
14. 2026-06-01
    days on market $332,800 Active 65 DOM
15. 2026-05-31
    days on market $332,800 Active 64 DOM
16. 2026-05-31
    days on market $332,800 Active 63 DOM
17. 2026-03-27
    listed $332,800 Active 693-char remark

    Show marketing remark (704 chars)

    Welcome to this spacious 2,093 sq. ft. home located in the desirable University Club area of St. Gabriel. Inside, you’ll find a generous primary bedroom with an en-suite bath, a comfortable family room with a wood-burning fireplace, and a separate keeping room that adds flexibility for everyday living. The home also features a large kitchen, dedicated dining room, and a convenient study—perfect for work or hobbies. With a double front-load garage and a mix of wood, carpet, and ceramic flooring, this property offers both function and charm. Its location near University Club South provides a sought-after blend of community amenities and easy access to Baton Rouge and surrounding areas.

18. 2026-03-27
    listed $332,800 Active 704-char remark

    Show marketing remark (704 chars)

    Welcome to this spacious 2,093 sq. ft. home located in the desirable University Club area of St. Gabriel. Inside, you’ll find a generous primary bedroom with an en-suite bath, a comfortable family room with a wood-burning fireplace, and a separate keeping room that adds flexibility for everyday living. The home also features a large kitchen, dedicated dining room, and a convenient study—perfect for work or hobbies. With a double front-load garage and a mix of wood, carpet, and ceramic flooring, this property offers both function and charm. Its location near University Club South provides a sought-after blend of community amenities and easy access to Baton Rouge and surrounding areas.

19. 2007-09-06
    soldstatus $298,000
20. 2007-09-05
    soldstatus
21. 2007-09-05
    soldstatus $298,000
22. 2007-07-23
    listed $299,900
23. 2007-07-23
    listed $299,900
24. 2007-07-23
    listed $299,900
25. 2007-07-23
    listed $299,900
26. 2006-10-11
    listed $309,900
27. 2006-10-11
    listed $309,900

ⓘ 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: $3,751 · $313/mo
• Projected year-2 tax: $3,751 · $313/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $43,137
• − Mortgage interest: −$18,642
• − Property taxes: −$3,751
• − Insurance: −$1,664
• − Repairs & maintenance: −$3,451
• − Management: −$3,451
• − HOA: −$480
• − Depreciation: −$9,681
• Taxable income: $2,017
• Est. tax owed @ 24.0%: −$484
• After-tax cash flow: $6,757/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): 6,304

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 48% White 39% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Lithuanian 7% Serbian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 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: ▲ 1.60%
• Current HPI: 149.6923
• 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

+7.4% since first listed

11 events — show timeline

• 2026-03-27 Listed $332,800 GBRMLS
• 2026-03-27 Listed $332,800 AcadianaMLS
• 2007-09-06 Sold (Public Records) $298,000 Public Records
• 2007-09-05 Sold (MLS) $298,000 GSREIN
• 2007-09-05 Sold (MLS) — GBRMLS
• 2007-07-23 Listed $299,900 AcadianaMLS
• 2007-07-23 Listed $299,900 GSREIN
• 2007-07-23 Listed $299,900 GBRMLS
• 2007-07-23 Listed $299,900 AcadianaMLS
• 2006-10-11 Listed $309,900 AcadianaMLS
• 2006-10-11 Listed $309,900 GBRMLS

Property tax history

+1.6%/yr

Latest (2024): $3,751 · +0.3% YoY. Source: county tax records.