185 Chancellor Ave · St. Gabriel, LA 70776

$460,000

4 bd · 3.0 ba · 2,497 sqft · SingleFamily · 7 Days on market

Built 2008 0.32 ac lot $184/sqft · 5% above area Est $438k · 5% over $40/mo HOA · 1% 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 +12.6/30.0
• Appreciation +5.8/10.0
• ARV discount +5.2/15.0
• DSCR +3.7/10.0
• 1% rule +3.0/10.0
• 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

Located in the sought-after University Club South community, this 4-bedroom, 3-bath home with a dedicated office offers a functional open layout perfect for everyday living and entertaining. The spacious living area flows into a well-appointed kitchen with ample storage and new appliances. The triple split floor plan provides privacy, featuring a comfortable primary suite with a spa-like bath and walk-in closet. Additional bedrooms are well-sized, ideal for family or guests. Enjoy a covered patio and backyard space perfect for relaxing or hosting. Conveniently located near LSU, shopping, and dining--this home blends comfort, style, and location.

Key facts

• Primary suite
• Open layout
• New appliances

Tags

• OPEN LAYOUT
• WELL-APPOINTED KITCHEN
• AMPLE STORAGE
• NEW APPLIANCES
• TRIPLE SPLIT FLOOR PLAN
• PRIMARY SUITE

Property features AI

Finance

• Other: Subdivision: University Club South
• HOA & community: Homeowners association with annual fee of $480 (about $40/month)

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single story
• Construction: Brick and cement siding exterior; Slab foundation
• Exterior features: Lot dimensions approximately 40.59' x 126.50' x 149.57' x 177.28'; Lot area approximately 0.322 acres

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $-62 ($-740/yr) — negative.
• To cash-flow at today's rent, offer at most $449k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $370k (19.6% below list).
• Recommended offer: $370k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 D — 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: 40 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 $11k of equity ($3k loan paydown + $7k 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 $129k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $325k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $370,000 (19.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.80% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (median comp): $437,940
• List price: $460,000
• Delta: 5.04%
• 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
270 Fieldhouse Ave	0.14mi	4/3.0	2,334 (-6%)	12mo	$410,000	$176	72
3647 Rue D Orleans	0.33mi	3/3.0 (-1)	2,480 (-1%)	8mo	$560,000	$226	72
3106 Veranda Square Ave	0.40mi	3/2.5 (-1)	2,518 (+1%)	1mo	$669,900	$266	72
3129 Veranda Green Ave	0.37mi	3/2.5 (-1)	2,470 (-1%)	6mo	$649,900	$263	69
3546 Rue D Orleans	0.30mi	3/2.5 (-1)	2,679 (+7%)	2mo	$579,500	$216	65
3122 Veranda Square Ave	0.40mi	4/3.0	2,775 (+11%)	3mo	$675,000	$243	60
3749 Rue D Orleans	0.37mi	3/2.5 (-1)	2,612 (+5%)	12mo	$575,500	$220	58
510 South Club Ave	0.40mi	4/3.0	2,226 (-11%)	9mo	$412,000	$185	56
2924 Rue D Orleans	0.28mi	3/3.0 (-1)	2,776 (+11%)	10mo	$624,000	$225	55
15223 Lockett Ln	0.53mi	4/3.0	2,774 (+11%)	2mo	$685,000	$247	55
410 Clock Tower Dr	0.30mi	3/3.0 (-1)	2,150 (-14%)	7mo	$379,000	$176	52
3132 Veranda View Ave	0.47mi	3/2.5 (-1)	2,310 (-8%)	11mo	$565,000	$245	50

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: 2.7%
• Equity multiple: 1.14×
• Total profit: $18,173
• Equity at exit: $171,461

10-year hold

• IRR: 6.8%
• Equity multiple: 1.89×
• Total profit: $114,014
• Equity at exit: $239,461

Cash invested: $128,800 (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: 40
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,700 medium
• Mortgage (P&I): −$2,412
• Tax from tax record: −$341 /mo · $4,088/yr
• Insurance: −$192
• HOA: −$40
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $-62

Break-even live

Break-even rent $3,778

Max offer price $449,113

Occupancy floor 97%

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	43d	1	0.38mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 5 events

1. 2026-05-14
   status Pending 653-char remark

   Show marketing remark (653 chars)

   Located in the sought-after University Club South community, this 4-bedroom, 3-bath home with a dedicated office offers a functional open layout perfect for everyday living and entertaining. The spacious living area flows into a well-appointed kitchen with ample storage and new appliances. The triple split floor plan provides privacy, featuring a comfortable primary suite with a spa-like bath and walk-in closet. Additional bedrooms are well-sized, ideal for family or guests. Enjoy a covered patio and backyard space perfect for relaxing or hosting. Conveniently located near LSU, shopping, and dining--this home blends comfort, style, and location.

2. 2026-05-14
   status Pending 658-char remark

   Show marketing remark (653 chars)

   Located in the sought-after University Club South community, this 4-bedroom, 3-bath home with a dedicated office offers a functional open layout perfect for everyday living and entertaining. The spacious living area flows into a well-appointed kitchen with ample storage and new appliances. The triple split floor plan provides privacy, featuring a comfortable primary suite with a spa-like bath and walk-in closet. Additional bedrooms are well-sized, ideal for family or guests. Enjoy a covered patio and backyard space perfect for relaxing or hosting. Conveniently located near LSU, shopping, and dining--this home blends comfort, style, and location.

3. 2026-05-07
   listed $460,000 Active 653-char remark

   Show marketing remark (653 chars)

   Located in the sought-after University Club South community, this 4-bedroom, 3-bath home with a dedicated office offers a functional open layout perfect for everyday living and entertaining. The spacious living area flows into a well-appointed kitchen with ample storage and new appliances. The triple split floor plan provides privacy, featuring a comfortable primary suite with a spa-like bath and walk-in closet. Additional bedrooms are well-sized, ideal for family or guests. Enjoy a covered patio and backyard space perfect for relaxing or hosting. Conveniently located near LSU, shopping, and dining--this home blends comfort, style, and location.

4. 2026-05-07
   listed $460,000 Active 658-char remark

   Show marketing remark (653 chars)

   Located in the sought-after University Club South community, this 4-bedroom, 3-bath home with a dedicated office offers a functional open layout perfect for everyday living and entertaining. The spacious living area flows into a well-appointed kitchen with ample storage and new appliances. The triple split floor plan provides privacy, featuring a comfortable primary suite with a spa-like bath and walk-in closet. Additional bedrooms are well-sized, ideal for family or guests. Enjoy a covered patio and backyard space perfect for relaxing or hosting. Conveniently located near LSU, shopping, and dining--this home blends comfort, style, and location.

5. 2008-08-07
   soldstatus $325,000

ⓘ 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: $4,088 · $341/mo
• Projected year-2 tax: $4,088 · $341/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 · 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: $44,400
• − Mortgage interest: −$25,767
• − Property taxes: −$4,088
• − Insurance: −$2,300
• − Repairs & maintenance: −$3,552
• − Management: −$3,552
• − HOA: −$480
• − Depreciation: −$13,382
• Taxable loss: −$8,721
• Est. tax savings @ 24.0%: +$2,093
• After-tax cash flow: $1,354/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

+41.5% since first listed

5 events — show timeline

• 2026-05-14 Pending — AcadianaMLS
• 2026-05-14 Pending — GBRMLS
• 2026-05-07 Listed $460,000 GBRMLS
• 2026-05-07 Listed $460,000 AcadianaMLS
• 2008-08-07 Sold (Public Records) $325,000 Public Records

Property tax history

+1.6%/yr

Latest (2024): $4,088 · +0.3% YoY. Source: county tax records.