2642 S Remy Robert Ave · Gonzales, LA 70737

$169,900

3 bd · 1.5 ba · 1,014 sqft · SingleFamily · 13 Days on market

Built 1975 9,583 sqft lot Est $172k · 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 +23.7/30.0
• ARV discount +8.1/15.0
• DSCR +7.6/10.0
• 1% rule +5.5/10.0
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home on a quiet, single-outlet street. 3 Bedrooms, 1 1/2 Bathrooms. Kitchen has a gas stove and dishwasher. Refrigerator and washer/dryer are negotiable. Nice-sized laundry off kitchen. Large, fenced backyard with beautiful oak trees shading a portion. 16 x 10' Storage shed in backyard to remain. Roof is approximately 7 years old. Shopping, business offices and medical offices, hospitals minutes away. Convenient to I-10, Airline Hwy and Hwy 30 for your multi-direction commute(s). No flood insurance has been required.

Key facts

• Oak trees
• Dishwasher
• Storage shed

Tags

• QUIET SINGLE-OUTLET STREET
• GAS STOVE
• DISHWASHER
• FENCED BACKYARD
• OAK TREES
• STORAGE SHED

Property features AI

Exterior

• Parking: Carport with 2 spaces (total 2 parking spaces)
• Utilities: Public water; Cable connected
• Home design: Single-family detached residence; One story
• Construction: Brick construction; Slab foundation
• Exterior features: Patio; Chain link fencing; Lot approximately 75 x 130 (0.22 acres)

Interior

• Kitchen: Gas cooktop; Dishwasher
• Flooring: Wood flooring; Other flooring
• Bathrooms: 1 full bathroom; 1 partial bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Gas cooktop; Dishwasher
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.6% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 579 units permitted in Ascension Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.05% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $172,380
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2742 S Remy Robert Ave	0.07mi	2/1.0 (-1)	1,018 (+0%)	23mo	$75,000	$74	70
1940 S Gaudin Ave	0.67mi	3/1.0	880 (-13%)	8mo	$150,000	$170	38

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-6,425
• Equity at exit: $25,333

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $22,841
• Equity at exit: $14,690

Cash invested: $47,572 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,788 high
• Mortgage (P&I): −$891
• Tax from tax record: −$126 /mo · $1,517/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $324

Break-even live

Break-even rent $1,377

Max offer price $169,900

Occupancy floor 77%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Saint Francis Pkwy Gonzales, LA	1.0–3.0	1.0–2.0	1104	$1,993	$1.81	14d	15	0.67mi
910 W Macci St Unit 18D Gonzales, LA	2.0	1.5	1108	$1,375	$1.24	23d	1	0.89mi
920 W Tony St Unit 12-D Gonzales, LA	2.0	1.5	1088	$1,425	$1.31	23d	1	0.91mi
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	44d	1	1.11mi
808 S Audubon Place Ave Gonzales, LA	2.0	2.0	1223	$2,000	$1.64	44d	1	1.25mi

Listing history 12 events

1. 2026-06-01
   statusdays on market $169,900 Pending 13 DOM
2. 2026-05-31
   days on market $169,900 Active 12 DOM
3. 2026-05-31
   days on market $169,900 Active 11 DOM
4. 2026-05-20
   price $169,900 528-char remark

   Show marketing remark (528 chars)

   Great home on a quiet, single-outlet street. 3 Bedrooms, 1 1/2 Bathrooms. Kitchen has a gas stove and dishwasher. Refrigerator and washer/dryer are negotiable. Nice-sized laundry off kitchen. Large, fenced backyard with beautiful oak trees shading a portion. 16 x 10' Storage shed in backyard to remain. Roof is approximately 7 years old. Shopping, business offices and medical offices, hospitals minutes away. Convenient to I-10, Airline Hwy and Hwy 30 for your multi-direction commute(s). No flood insurance has been required.

5. 2026-05-20
   price $169,900

   Show marketing remark (528 chars)

   Great home on a quiet, single-outlet street. 3 Bedrooms, 1 1/2 Bathrooms. Kitchen has a gas stove and dishwasher. Refrigerator and washer/dryer are negotiable. Nice-sized laundry off kitchen. Large, fenced backyard with beautiful oak trees shading a portion. 16 x 10' Storage shed in backyard to remain. Roof is approximately 7 years old. Shopping, business offices and medical offices, hospitals minutes away. Convenient to I-10, Airline Hwy and Hwy 30 for your multi-direction commute(s). No flood insurance has been required.

6. 2026-05-18
   listed $169,000 Active 528-char remark

   Show marketing remark (528 chars)

   Great home on a quiet, single-outlet street. 3 Bedrooms, 1 1/2 Bathrooms. Kitchen has a gas stove and dishwasher. Refrigerator and washer/dryer are negotiable. Nice-sized laundry off kitchen. Large, fenced backyard with beautiful oak trees shading a portion. 16 x 10' Storage shed in backyard to remain. Roof is approximately 7 years old. Shopping, business offices and medical offices, hospitals minutes away. Convenient to I-10, Airline Hwy and Hwy 30 for your multi-direction commute(s). No flood insurance has been required.

7. 2026-05-18
   listed $169,000 Active

   Show marketing remark (528 chars)

   Great home on a quiet, single-outlet street. 3 Bedrooms, 1 1/2 Bathrooms. Kitchen has a gas stove and dishwasher. Refrigerator and washer/dryer are negotiable. Nice-sized laundry off kitchen. Large, fenced backyard with beautiful oak trees shading a portion. 16 x 10' Storage shed in backyard to remain. Roof is approximately 7 years old. Shopping, business offices and medical offices, hospitals minutes away. Convenient to I-10, Airline Hwy and Hwy 30 for your multi-direction commute(s). No flood insurance has been required.

8. 2023-11-02
   soldstatus Sold 269-char remark

   Show marketing remark (269 chars)

   Nice, 3 Bed, 1 ½ Bath Home With 1,012 Sq. Ft. Living Area. Kitchen has a gas cooktop & stainless appliances. Beautiful shade trees in the spacious fenced in back yard. 16x10 Storage shed. Roof is only 6 years old. Flood Zone X. Call for your showing today!

9. 2023-11-02
   soldstatus $156,000

   Show marketing remark (269 chars)

   Nice, 3 Bed, 1 ½ Bath Home With 1,012 Sq. Ft. Living Area. Kitchen has a gas cooktop & stainless appliances. Beautiful shade trees in the spacious fenced in back yard. 16x10 Storage shed. Roof is only 6 years old. Flood Zone X. Call for your showing today!

10. 2023-09-13
    status Pending 269-char remark

    Show marketing remark (269 chars)

    Nice, 3 Bed, 1 ½ Bath Home With 1,012 Sq. Ft. Living Area. Kitchen has a gas cooktop & stainless appliances. Beautiful shade trees in the spacious fenced in back yard. 16x10 Storage shed. Roof is only 6 years old. Flood Zone X. Call for your showing today!

11. 2023-09-11
    listed $150,000 Active 269-char remark

    Show marketing remark (269 chars)

    Nice, 3 Bed, 1 ½ Bath Home With 1,012 Sq. Ft. Living Area. Kitchen has a gas cooktop & stainless appliances. Beautiful shade trees in the spacious fenced in back yard. 16x10 Storage shed. Roof is only 6 years old. Flood Zone X. Call for your showing today!

12. 2023-09-11
    listed $150,000

    Show marketing remark (269 chars)

    Nice, 3 Bed, 1 ½ Bath Home With 1,012 Sq. Ft. Living Area. Kitchen has a gas cooktop & stainless appliances. Beautiful shade trees in the spacious fenced in back yard. 16x10 Storage shed. Roof is only 6 years old. Flood Zone X. Call for your showing today!

ⓘ 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: $1,517 · $126/mo
• Projected year-2 tax: $1,517 · $126/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 4/10 Moderate FEMA zone X · 22% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,457
• − Mortgage interest: −$9,517
• − Property taxes: −$1,517
• − Insurance: −$850
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$4,943
• Taxable income: $1,198
• Est. tax owed @ 24.0%: −$288
• After-tax cash flow: $3,606/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: 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

• Census place: Gonzales, LA
• 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

+13.3% since first listed

9 events — show timeline

• 2026-05-20 Price Changed $169,900 AcadianaMLS
• 2026-05-20 Price Changed $169,900 GBRMLS
• 2026-05-18 Listed $169,000 GBRMLS
• 2026-05-18 Listed $169,000 AcadianaMLS
• 2023-11-02 Sold (Public Records) $156,000 Public Records
• 2023-11-02 Sold (MLS) — GBRMLS
• 2023-09-13 Pending — GBRMLS
• 2023-09-11 Listed $150,000 AcadianaMLS
• 2023-09-11 Listed $150,000 GBRMLS

Property tax history

+11.8%/yr

Latest (2025): $1,517 · -1.7% YoY. Source: county tax records.