3594 Highway 316 · Gray, LA 70359

$65,000

2 bd · 2.5 ba · 1,546 sqft · Other public records · 26 Days on market

Built 2001 5,662 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 story home with 2 Bedrooms and 2 full bathrooms on second floor. Spacious kitchen and plenty carport/patio area for entertaining!

Key facts

• 5,662 sq ft lot
• Garage
• Built 2001

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 3.4% in Gray — 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 62/100 on livability (#222 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B, housing B; Watch: crime F, amenities F, commute F.
• Terrebonne Parish (other): math 32% / reading 46% proficiency, ranked #23 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 300 units permitted in Terrebonne Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $14k; list at $65k implies a 364% gain — meaningful room to come down on a strong offer.

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 $64,025 (1.5% below list)

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: 2.15% ✓
• Cap rate: 18.22%
• Cash-on-cash: 42.58%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 39.3%
• Equity multiple: 2.68×
• Total profit: $30,630
• Equity at exit: $9,692

10-year hold

• IRR: 45.7%
• Equity multiple: 5.38×
• Total profit: $79,753
• Equity at exit: $5,620

Cash invested: $18,200 (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 70359

• Home prices YoY: -26.8%
• Active inventory: 112
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $646

Break-even live

Break-even rent $582

Max offer price $65,000

Occupancy floor 49%

Sensitivity live

Price	-10% $683	-5% $664	+0% $646	+5% $627	+10% $609
Rent	-10% $535	-5% $591	+0% $646	+5% $701	+10% $756
Rate	-1.0pp $679	-0.5pp $662	base $646	+0.5pp $629	+1.0pp $612

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
261 Bon Jovi Blvd Gray, LA	3.0	1.5	1127	$1,400	$1.24	44d	1	0.67mi

Listing history 9 events

1. 2026-02-23
   status Pending 131-char remark

   Show marketing remark (131 chars)

   2 story home with 2 Bedrooms and 2 full bathrooms on second floor. Spacious kitchen and plenty carport/patio area for entertaining!

2. 2026-02-23
   status Pending

   Show marketing remark (131 chars)

   2 story home with 2 Bedrooms and 2 full bathrooms on second floor. Spacious kitchen and plenty carport/patio area for entertaining!

3. 2026-01-27
   listed $65,000 Active 131-char remark

   Show marketing remark (131 chars)

   2 story home with 2 Bedrooms and 2 full bathrooms on second floor. Spacious kitchen and plenty carport/patio area for entertaining!

4. 2026-01-27
   listed $65,000 Active

   Show marketing remark (131 chars)

   2 story home with 2 Bedrooms and 2 full bathrooms on second floor. Spacious kitchen and plenty carport/patio area for entertaining!

5. 2018-12-27
   listed $60,000
6. 2018-12-27
   listed $60,000
7. 2009-01-06
   soldstatus
8. 2003-10-19
   soldstatus $14,000
9. 1969-06-10
   soldstatus $3,500

ⓘ 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: $1,106 · $92/mo
• Projected year-2 tax: $1,106 · $92/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 (unshaded) · 0% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$3,641
• − Property taxes: −$1,106
• − Insurance: −$325
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$1,891
• Taxable income: $7,149
• Est. tax owed @ 24.0%: −$1,716
• After-tax cash flow: $6,035/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: Terrebonne Parish
• NCES district ID: 2201740
• Math proficiency: 32% ▼ -36.00%
• Reading proficiency: 46% ▼ -30.00%
• Median HH income: $47,612
• Composite: 33.38/100
• National rank: #5480
• State rank: #23 of 98 in LA

Livability — Gray

• Score: 62/100
• State rank: #222
• US rank: #16997

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gray, LA
• City population: 9,472
• Population (ZIP): 9,472

Population outlook (Terrebonne County) Hauer SSP2

• Today (2025): 118,724 people
• By 2030: 120,321 · +1.3%
• By 2040: 121,894 · +2.7%
• By 2050: 121,119 · +2.0%
• By 2075: 117,270 · -1.2%
• By 2100: 107,544 · -9.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 55% Black 30% Two or more races 7% Hispanic / Latino 7% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 12% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 4% Spanish 1% Vietnamese 1%

Political lean MEDSL · Terrebonne

• 2024 margin: Solid R (+51.8) · D 23.5% · R 75.3% · Other 1.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -40.9pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+50.0 2016: R+48.4 2012: R+41.2 2008: R+40.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.42%
• Current HPI: 126.6099
• 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

+1757.1% since first listed

9 events — show timeline

• 2026-02-23 Pending — AcadianaMLS
• 2026-02-23 Pending — GBRMLS
• 2026-01-27 Listed $65,000 GBRMLS
• 2026-01-27 Listed $65,000 AcadianaMLS
• 2018-12-27 Listed $60,000 AcadianaMLS
• 2018-12-27 Listed $60,000 GBRMLS
• 2009-01-06 Sold (Public Records) — Public Records
• 2003-10-19 Sold (Public Records) $14,000 Public Records
• 1969-06-10 Sold (Public Records) $3,500 Public Records

Property tax history

+12.5%/yr

Latest (2025): $1,106 · -5.2% YoY. Source: county tax records.