42494 Lillie Babin Rd · Gonzales, LA 70737

$240,000

5 bd · 3.0 ba · 2,072 sqft · Manufactured · 11 Days on market

Built 2021 Good condition 0.50 ac lot Est $240k · at est.

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.6/15.0
• 1% rule +5.4/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has been completely taken down to the frame and thoughtfully rebuilt using high-quality materials throughout. Offering over 2,000 square feet of living space, the property features 5 bedrooms and 3 full bathrooms, providing plenty of room for comfortable living. Upgrades include hardwood floors, new sheetrock, classic Old Chicago brick accents, PEX plumbing, and a durable cast iron tub and sink. The kitchen offers timeless charm with oak cabinets, butcher block countertops, open shelving, and a functional island--perfect for both everyday living and entertaining. A tankless water heater adds modern efficiency to this beautifully restored home. Situated in Flood Zone X, this property also offers a fully fenced yard, extra parking, and is tucked away on a quiet dead-end street--adding both privacy and peace of mind.

Key facts

• Pex plumbing
• Hardwood floors
• Open shelving

Tags

• HARDWOOD FLOORS
• OLD CHICAGO BRICK ACCENTS
• PEX PLUMBING
• CAST IRON TUB
• BUTCHER BLOCK COUNTERTOPS
• OPEN SHELVING

Property features AI

Exterior

• Parking: 4 total parking spaces; Carport with 4 spaces; Driveway; Concrete and gravel surfaces; Other parking features
• Security: Smoke detector(s)
• Utilities: Private well water; Septic tank
• Home design: Manufactured home (residential); Updated/remodeled
• Construction: Metal roof; Wood siding and other construction materials; Owner-built
• Exterior features: Covered patio and porch; Storm doors; Fenced yard (full, wood and other); Shed(s); Spa/Hot tub

Interior

• Kitchen: Refrigerator; Self-cleaning oven; Oven; Electric cooktop; Microwave; Dishwasher; Disposal; Ice maker; Stainless steel appliances
• Flooring: Tile; Wood; Brick; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Cathedral ceilings; See remarks; Storm windows and screens; Smoke detectors; Therapeutic whirlpool
• Laundry & utility: Washer hookup inside; Electric dryer hookup; Washer and dryer included; Electric water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $240k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Cap rate 9.1% 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; 1 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 $7k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $30k (11%) 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 $240,000

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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $240,352
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42494 Lillie Babin Rd	0.00mi	5/3.0	2,072 (0%)	1mo	$240,500	$116	99

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,559
• Equity at exit: $35,785

10-year hold

• IRR: 8.9%
• Equity multiple: 1.69×
• Total profit: $46,095
• Equity at exit: $20,751

Cash invested: $67,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,497 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $562

Break-even live

Break-even rent $1,786

Max offer price $240,000

Occupancy floor 72%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13153 Ducks Landing St Gonzales, LA	4.0	3.0	1825	$2,750	$1.51	43d	1	1.21mi

Listing history 9 events

1. 2026-05-21
   price $240,000 835-char remark

   Show marketing remark (835 chars)

   This home has been completely taken down to the frame and thoughtfully rebuilt using high-quality materials throughout. Offering over 2,000 square feet of living space, the property features 5 bedrooms and 3 full bathrooms, providing plenty of room for comfortable living. Upgrades include hardwood floors, new sheetrock, classic Old Chicago brick accents, PEX plumbing, and a durable cast iron tub and sink. The kitchen offers timeless charm with oak cabinets, butcher block countertops, open shelving, and a functional island--perfect for both everyday living and entertaining. A tankless water heater adds modern efficiency to this beautifully restored home. Situated in Flood Zone X, this property also offers a fully fenced yard, extra parking, and is tucked away on a quiet dead-end street--adding both privacy and peace of mind.

2. 2026-05-21
   status Pending

   Show marketing remark (835 chars)

   This home has been completely taken down to the frame and thoughtfully rebuilt using high-quality materials throughout. Offering over 2,000 square feet of living space, the property features 5 bedrooms and 3 full bathrooms, providing plenty of room for comfortable living. Upgrades include hardwood floors, new sheetrock, classic Old Chicago brick accents, PEX plumbing, and a durable cast iron tub and sink. The kitchen offers timeless charm with oak cabinets, butcher block countertops, open shelving, and a functional island--perfect for both everyday living and entertaining. A tankless water heater adds modern efficiency to this beautifully restored home. Situated in Flood Zone X, this property also offers a fully fenced yard, extra parking, and is tucked away on a quiet dead-end street--adding both privacy and peace of mind.

3. 2026-05-21
   status Active

   Show marketing remark (835 chars)

   This home has been completely taken down to the frame and thoughtfully rebuilt using high-quality materials throughout. Offering over 2,000 square feet of living space, the property features 5 bedrooms and 3 full bathrooms, providing plenty of room for comfortable living. Upgrades include hardwood floors, new sheetrock, classic Old Chicago brick accents, PEX plumbing, and a durable cast iron tub and sink. The kitchen offers timeless charm with oak cabinets, butcher block countertops, open shelving, and a functional island--perfect for both everyday living and entertaining. A tankless water heater adds modern efficiency to this beautifully restored home. Situated in Flood Zone X, this property also offers a fully fenced yard, extra parking, and is tucked away on a quiet dead-end street--adding both privacy and peace of mind.

4. 2026-05-21
   price $240,000

   Show marketing remark (835 chars)

   This home has been completely taken down to the frame and thoughtfully rebuilt using high-quality materials throughout. Offering over 2,000 square feet of living space, the property features 5 bedrooms and 3 full bathrooms, providing plenty of room for comfortable living. Upgrades include hardwood floors, new sheetrock, classic Old Chicago brick accents, PEX plumbing, and a durable cast iron tub and sink. The kitchen offers timeless charm with oak cabinets, butcher block countertops, open shelving, and a functional island--perfect for both everyday living and entertaining. A tankless water heater adds modern efficiency to this beautifully restored home. Situated in Flood Zone X, this property also offers a fully fenced yard, extra parking, and is tucked away on a quiet dead-end street--adding both privacy and peace of mind.

5. 2026-04-10
   status Pending 835-char remark

   Show marketing remark (835 chars)

   This home has been completely taken down to the frame and thoughtfully rebuilt using high-quality materials throughout. Offering over 2,000 square feet of living space, the property features 5 bedrooms and 3 full bathrooms, providing plenty of room for comfortable living. Upgrades include hardwood floors, new sheetrock, classic Old Chicago brick accents, PEX plumbing, and a durable cast iron tub and sink. The kitchen offers timeless charm with oak cabinets, butcher block countertops, open shelving, and a functional island--perfect for both everyday living and entertaining. A tankless water heater adds modern efficiency to this beautifully restored home. Situated in Flood Zone X, this property also offers a fully fenced yard, extra parking, and is tucked away on a quiet dead-end street--adding both privacy and peace of mind.

6. 2026-04-10
   status Pending

   Show marketing remark (835 chars)

   This home has been completely taken down to the frame and thoughtfully rebuilt using high-quality materials throughout. Offering over 2,000 square feet of living space, the property features 5 bedrooms and 3 full bathrooms, providing plenty of room for comfortable living. Upgrades include hardwood floors, new sheetrock, classic Old Chicago brick accents, PEX plumbing, and a durable cast iron tub and sink. The kitchen offers timeless charm with oak cabinets, butcher block countertops, open shelving, and a functional island--perfect for both everyday living and entertaining. A tankless water heater adds modern efficiency to this beautifully restored home. Situated in Flood Zone X, this property also offers a fully fenced yard, extra parking, and is tucked away on a quiet dead-end street--adding both privacy and peace of mind.

7. 2026-03-30
   price $240,500
8. 2026-03-29
   listed $240,500 Active 835-char remark

   Show marketing remark (835 chars)

   This home has been completely taken down to the frame and thoughtfully rebuilt using high-quality materials throughout. Offering over 2,000 square feet of living space, the property features 5 bedrooms and 3 full bathrooms, providing plenty of room for comfortable living. Upgrades include hardwood floors, new sheetrock, classic Old Chicago brick accents, PEX plumbing, and a durable cast iron tub and sink. The kitchen offers timeless charm with oak cabinets, butcher block countertops, open shelving, and a functional island--perfect for both everyday living and entertaining. A tankless water heater adds modern efficiency to this beautifully restored home. Situated in Flood Zone X, this property also offers a fully fenced yard, extra parking, and is tucked away on a quiet dead-end street--adding both privacy and peace of mind.

9. 2026-03-29
   listed $269,900 Active

   Show marketing remark (835 chars)

   This home has been completely taken down to the frame and thoughtfully rebuilt using high-quality materials throughout. Offering over 2,000 square feet of living space, the property features 5 bedrooms and 3 full bathrooms, providing plenty of room for comfortable living. Upgrades include hardwood floors, new sheetrock, classic Old Chicago brick accents, PEX plumbing, and a durable cast iron tub and sink. The kitchen offers timeless charm with oak cabinets, butcher block countertops, open shelving, and a functional island--perfect for both everyday living and entertaining. A tankless water heater adds modern efficiency to this beautifully restored home. Situated in Flood Zone X, this property also offers a fully fenced yard, extra parking, and is tucked away on a quiet dead-end street--adding both privacy and peace of mind.

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$693/yr (+$58/mo · 110.7%)

ⓘ 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,966
• − Mortgage interest: −$13,444
• − Property taxes: −$627
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,397
• − Management: −$2,397
• − Depreciation: −$6,982
• Taxable income: $2,919
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $6,043/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home has been thoughtfully rebuilt using high-quality materials and offers over 2,000 square feet of living space with modern amenities and a well-maintained exterior.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value.
• Both Clean gutters — Improves drainage and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value. ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-0.2% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $240,000 AcadianaMLS
• 2026-05-21 Pending — GBRMLS
• 2026-05-21 Relisted — GBRMLS
• 2026-05-21 Price Changed $240,000 GBRMLS
• 2026-04-10 Pending — AcadianaMLS
• 2026-04-10 Pending — GBRMLS
• 2026-03-30 Price Changed $240,500 GBRMLS
• 2026-03-29 Listed $269,900 GBRMLS
• 2026-03-29 Listed $240,500 AcadianaMLS

Property tax history

-0.7%/yr

Latest (2025): $627 · -1.8% YoY. Source: county tax records.