920 W Tony St Unit 12D · Gonzales, LA 70737

$120,000

2 bd · 1.5 ba · 1,088 sqft · Condo · 16 Days on market

Built 1985 Good condition $329/mo HOA · 22% of rent

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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 +15.3/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're looking for a great INVESTMENT OPPORTUNITY that is updated and already cash flowing with a tenant in place, keep reading! This is a 2 bedroom, 1.5 bathroom condo with low maintenance and is move-in ready! Cypress Village is a quiet and well kept community located just off Hwy 30 in Gonzales near St. Elizabeth Hospital, TANGER OUTLETS, and easy access to I-10. This unit offers a half bathroom conveniently situated downstairs for guests. The kitchen has been updated with granite counters and a refrigerator to STAY on the act of sale. Downstairs also features a wood burning fireplace, updated flooring, and an open layout. Upstairs offers two bedrooms spacious enough to fit a king sized bed and an updated Jack-and-Jill full bathroom. Upstairs also features a stackable Washer/Dryer that will STAY on the act of sale. Walking out the backdoor you'll see a fenced in private courtyard that's perfect for entertaining or a quiet place for your morning coffee. There's NO carpet in this condo and it is located in Flood zone X, so no flood insurance is required! *Current Tenant is under lease agreement paying $1,425/month*

Key facts

• $329 HOA
• Built 1985
• Listed 16 days

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Association fee covers grounds maintenance, pest control, sewer, trash, and water; Derived equivalent monthly HOA fee: $329

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer
• Home design: Residential condominium (attached single family / condominium)
• Construction: Frame and brick construction; Slab foundation; Built as part of an attached condominium
• Exterior features: Composition roof; Attached property; Located in the Cypress Village subdivision

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Carpet and laminate flooring; Central heating; Central air conditioning with ceiling fans
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $44 ($530/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $830 of loan paydown is wiped out by about $4k 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

• It's been on market 16 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 22y 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

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.26% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-16,007
• Equity at exit: $17,892

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-7,755
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$329
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $44

Break-even live

Break-even rent $1,466

Max offer price $120,000

Occupancy floor 92%

Sensitivity live

Price	-10% $127	-5% $86	+0% $44	+5% $3	+10% $-39
Rent	-10% $-76	-5% $-16	+0% $44	+5% $104	+10% $164
Rate	-1.0pp $105	-0.5pp $75	base $44	+0.5pp $13	+1.0pp $-19

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 W Tony St Unit 12-D Gonzales, LA	2.0	1.5	1088	$1,425	$1.31	24d	1	0.01mi
910 W Macci St Unit 18D Gonzales, LA	2.0	1.5	1108	$1,375	$1.24	24d	1	0.07mi
609 Saint Francis Pkwy Gonzales, LA	1.0–3.0	1.0–2.0	1104	$1,706	$1.55	14d	15	0.34mi
2020 S Veterans Blvd Gonzales, LA	1.0–2.0	1.0–2.0	895	$1,653	$1.85	14d	14	0.92mi
2009 S Veterans Blvd Gonzales, LA	2.0–3.0	2.0	1191	$2,020	$1.70	14d	13	1.11mi
2419 W Orice Roth Rd Gonzales, LA	1.0–3.0	1.0–2.0	1084	$1,318	$1.22	14d	19	1.20mi
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	44d	1	1.21mi

HOA detail condo

• Monthly dues: $329 · $3,948/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-18
   days on market $120,000 Active 16 DOM
2. 2026-06-17
   days on market $120,000 Active 15 DOM
3. 2026-06-16
   days on market $120,000 Active 14 DOM
4. 2026-06-15
   days on market $120,000 Active 13 DOM
5. 2026-06-14
   days on market $120,000 Active 11 DOM
6. 2026-06-10
   days on market $120,000 Active 8 DOM
7. 2026-06-09
   days on market $120,000 Active 7 DOM
8. 2026-06-08
   days on market $120,000 Active 6 DOM
9. 2026-06-07
   days on market $120,000 Active 5 DOM
10. 2026-06-05
    days on market $120,000 Active 2 DOM
11. 2026-06-03
    remarks 693-char remark
12. 2026-06-03
    listed $120,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 22 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: $18,265
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − HOA: −$3,948
• − Depreciation: −$3,491
• Taxable loss: −$1,218
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $822/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 75/100 Cosmetic rehab

This move-in ready 2-bedroom, 1.5-bathroom condo is located in a quiet and well-maintained community with easy access to I-10 and Tanger Outlets.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace awnings — Improves aesthetics and functionality
• Both Replace sliding glass doors — Enhances natural light and ventilation
• Both Replace blinds — Improves privacy and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace awnings — Improves aesthetics and functionality ↑
• Both Replace sliding glass doors — Enhances natural light and ventilation ↑
• Both Replace blinds — Improves privacy 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: 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

+54.0% since first listed

24 events — show timeline

• 2026-06-02 Listed $120,000 GBRMLS
• 2026-06-02 Listed $120,000 AcadianaMLS
• 2026-05-21 Price Changed $1,425 TENANTTURNER2
• 2026-04-21 Listed for Rent $1,450 TENANTTURNER2
• 2023-11-21 Sold (MLS) — GBRMLS
• 2023-10-25 Pending — GBRMLS
• 2023-10-12 Relisted — GBRMLS
• 2023-10-05 Pending — GBRMLS
• 2023-10-02 Listed $110,000 AcadianaMLS
• 2023-10-02 Listed $110,000 GBRMLS
• 2021-09-13 Sold (MLS) — GBRMLS
• 2021-07-20 Listed $1,050 GBRMLS
• 2020-07-24 Sold (MLS) — GBRMLS
• 2020-07-09 Listed $1,000 GBRMLS
• 2019-08-09 Sold (MLS) — GBRMLS
• 2019-06-07 Listed $1,000 GBRMLS
• 2010-05-18 Sold (MLS) — GBRMLS
• 2009-11-17 Listed $90,000 AcadianaMLS
• 2009-11-17 Listed $90,000 GBRMLS
• 2009-03-23 Listed $90,000 AcadianaMLS
• 2009-03-23 Listed $90,000 GBRMLS
• 2005-03-21 Listed $79,900 AcadianaMLS
• 2004-03-25 Listed $77,900 AcadianaMLS
• 2004-03-25 Listed $77,900 GBRMLS