1931 Ravier Ln · St. Gabriel, LA 70780

$125,000

3 bd · 2.0 ba · 1,214 sqft · SingleFamily · 74 Days on market

Built 2020 Good condition 5,723 sqft lot $103/sqft · 35% below area Est $193k · 35% under ↓ 17% since listing

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.6/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

3 bedroom 2 bath home is ready for you to move in, and features attached carport and private yard within a reasonably short commute to LSU and to the employment centers of Baton Rouge.

Key facts

• Attached carport
• Private yard
• 5,723 sq ft lot

Tags

• ATTACHED CARPORT
• PRIVATE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $375 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 74 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.26% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.86%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $192,703
• List price: $125,000
• Delta: -35.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1499 Ravier Ln	0.66mi	3/2.0	1,237 (+2%)	11mo	$165,000	$133	57
1440 Saint Francis St	0.72mi	3/2.0	1,350 (+11%)	13mo	$174,888	$130	37
1605 Ravier Ln	0.51mi	4/2.0 (+1)	1,381 (+14%)	24mo	$214,900	$156	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.11×
• Total profit: $38,968
• Equity at exit: $56,205

10-year hold

• IRR: 20.8%
• Equity multiple: 4.01×
• Total profit: $105,308
• Equity at exit: $86,619

Cash invested: $35,000 (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 70780

• Active inventory: 10
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$162 /mo · $1,940/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $375

Break-even live

Break-even rent $1,100

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $446	-5% $410	+0% $375	+5% $340	+10% $304
Rent	-10% $251	-5% $313	+0% $375	+5% $437	+10% $499
Rate	-1.0pp $438	-0.5pp $407	base $375	+0.5pp $343	+1.0pp $310

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Ravier Ln Sunshine, LA	3.0	2.0	1237	$1,575	$1.27	45d	1	0.67mi

Listing history 21 events

1. 2026-05-18
   price $125,000 184-char remark

   Show marketing remark (184 chars)

   3 bedroom 2 bath home is ready for you to move in, and features attached carport and private yard within a reasonably short commute to LSU and to the employment centers of Baton Rouge.

2. 2026-05-18
   price $125,000 184-char remark

   Show marketing remark (184 chars)

   3 bedroom 2 bath home is ready for you to move in, and features attached carport and private yard within a reasonably short commute to LSU and to the employment centers of Baton Rouge.

3. 2026-05-12
   status Active 184-char remark

   Show marketing remark (184 chars)

   3 bedroom 2 bath home is ready for you to move in, and features attached carport and private yard within a reasonably short commute to LSU and to the employment centers of Baton Rouge.

4. 2026-05-12
   status Active 184-char remark

   Show marketing remark (184 chars)

   3 bedroom 2 bath home is ready for you to move in, and features attached carport and private yard within a reasonably short commute to LSU and to the employment centers of Baton Rouge.

5. 2026-04-14
   status Pending 184-char remark

   Show marketing remark (184 chars)

   3 bedroom 2 bath home is ready for you to move in, and features attached carport and private yard within a reasonably short commute to LSU and to the employment centers of Baton Rouge.

6. 2026-04-14
   status Pending 184-char remark

   Show marketing remark (184 chars)

   3 bedroom 2 bath home is ready for you to move in, and features attached carport and private yard within a reasonably short commute to LSU and to the employment centers of Baton Rouge.

7. 2026-03-16
   status Active 184-char remark

   Show marketing remark (184 chars)

   3 bedroom 2 bath home is ready for you to move in, and features attached carport and private yard within a reasonably short commute to LSU and to the employment centers of Baton Rouge.

8. 2026-03-16
   status Active 184-char remark

   Show marketing remark (184 chars)

   3 bedroom 2 bath home is ready for you to move in, and features attached carport and private yard within a reasonably short commute to LSU and to the employment centers of Baton Rouge.

9. 2026-03-11
   status Pending 184-char remark

   Show marketing remark (184 chars)

   3 bedroom 2 bath home is ready for you to move in, and features attached carport and private yard within a reasonably short commute to LSU and to the employment centers of Baton Rouge.

10. 2026-03-11
    status Pending 184-char remark

    Show marketing remark (184 chars)

    3 bedroom 2 bath home is ready for you to move in, and features attached carport and private yard within a reasonably short commute to LSU and to the employment centers of Baton Rouge.

11. 2026-02-09
    listed $140,000 Active 184-char remark

    Show marketing remark (184 chars)

    3 bedroom 2 bath home is ready for you to move in, and features attached carport and private yard within a reasonably short commute to LSU and to the employment centers of Baton Rouge.

12. 2026-02-09
    listed $140,000 Active 184-char remark

    Show marketing remark (184 chars)

    3 bedroom 2 bath home is ready for you to move in, and features attached carport and private yard within a reasonably short commute to LSU and to the employment centers of Baton Rouge.

13. 2021-12-10
    soldstatus Sold
14. 2021-12-08
    price $169,960
15. 2021-12-08
    status Pending
16. 2021-12-08
    status Active
17. 2021-04-14
    status Pending
18. 2021-03-26
    price $160,248
19. 2020-12-17
    price $157,820
20. 2020-10-28
    listed $149,999 Active
21. 2020-10-28
    listed $169,960

ⓘ 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: $1,940 · $162/mo
• Projected year-2 tax: $1,940 · $162/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 5/10 Major FEMA zone X · 49% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,900
• − Mortgage interest: −$7,002
• − Property taxes: −$1,940
• − Insurance: −$625
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$3,636
• Taxable income: $2,673
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $3,858/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 is move-in ready with good condition and fresh paint, but could benefit from some landscaping and maintenance to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and yard maintenance — A well-maintained yard improves curb appeal and property value
• Both HVAC maintenance — A clean and functioning HVAC system improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and yard maintenance — A well-maintained yard improves curb appeal and property value ↑
• Both HVAC maintenance — A clean and functioning HVAC system improves comfort and energy efficiency ↑

ⓘ 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: 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): 1,017

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: Majority Black (55%)
• Race & ethnicity: Black 55% White 42% Pacific Islander 3%
• Common ancestry: Lithuanian 4% Italian 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: —
• Current HPI: —
• 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

-16.7% since first listed

21 events — show timeline

• 2026-05-18 Price Changed $125,000 AcadianaMLS
• 2026-05-18 Price Changed $125,000 GSREIN
• 2026-05-12 Relisted — AcadianaMLS
• 2026-05-12 Relisted — GSREIN
• 2026-04-14 Pending — AcadianaMLS
• 2026-04-14 Pending — GSREIN
• 2026-03-16 Relisted — AcadianaMLS
• 2026-03-16 Relisted — GSREIN
• 2026-03-11 Pending — AcadianaMLS
• 2026-03-11 Pending — GSREIN
• 2026-02-09 Listed $140,000 GSREIN
• 2026-02-09 Listed $140,000 AcadianaMLS
• 2021-12-10 Sold (MLS) — GBRMLS
• 2021-12-08 Price Changed $169,960 GBRMLS
• 2021-12-08 Pending — GBRMLS
• 2021-12-08 Relisted — GBRMLS
• 2021-04-14 Pending — GBRMLS
• 2021-03-26 Price Changed $160,248 GBRMLS
• 2020-12-17 Price Changed $157,820 GBRMLS
• 2020-10-28 Listed $169,960 AcadianaMLS
• 2020-10-28 Listed $149,999 GBRMLS

Property tax history

+119.5%/yr

Latest (2024): $1,940 · +0.0% YoY. Source: county tax records.