654 Beaumont Dr · Gonzales, LA 70737

$315,000

4 bd · 2.0 ba · 1,906 sqft · SingleFamily · 6 Days on market

Built 2020 6,098 sqft lot Est $328k · at est. $71/mo HOA · 3% 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 +11.5/30.0
• ARV discount +9.3/15.0
• Schools +4.7/10.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

White, Bright & Oh So Cute located in The Reserve at Conway. Welcome home to this beautifully maintained 4-bedroom, 2-bath residence! Built in 2020 and offering 1,906 living square feet, this home is filled with natural light, fresh finishes, new flooring in all bedrooms, and an inviting open-concept design perfect for everyday living and entertaining. From the moment you walk in, you'll love the white and bright interior, soaring ceilings, and spacious living area centered around a cozy gas fireplace. The open floor plan flows effortlessly into the heart of the home--a stunning kitchen featuring granite countertops, abundant cabinet space, and a large island perfect for gathering with family and friends. Relax on the welcoming front porch or enjoy the expansive backyard OR take a walk and enjoy all that The Reserve at Conway has to offer, including a community pool and neighborhood amenities designed for an active lifestyle. Easy interstate access and walking distance to shops and restaurants. Seller is offering $8,000 toward the buyer's closing costs or rate buy-down--making this home an even better opportunity! Come see why life in The Reserve at Conway is so easy to love!

Key facts

• Open floor plan
• Community pool
• Gas fireplace

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• GAS FIREPLACE
• EXPANSIVE BACKYARD
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $856 (includes insurance); Association amenities include maintenance, management, and pool; Community features include pool, playground, sidewalks, and other amenities; Subdivision: Reserve At Conway

Exterior

• Parking: Attached garage with garage door opener; Off-street parking; Total 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single family residence (detached); Residential property
• Construction: Frame and brick construction; Shingle roof; Slab foundation; Built on a level lot
• Exterior features: Porch; Exterior lighting; Partial wood fencing; Level lot

Interior

• Kitchen: Oven; Dishwasher; Disposal; Microwave; Self-cleaning oven; Stainless steel appliances; Tankless water heater
• Flooring: Tile; Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Eat-in kitchen; High ceilings; See remarks
• Laundry & utility: Laundry room with inside washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (20.6% below list).
• Recommended offer: $250k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 579 units permitted in Ascension Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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.

Recommended offer $250,088 (20.6% 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. 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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $327,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
927 Beaumont Dr	0.16mi	3/2.0 (-1)	1,885 (-1%)	3mo	$335,000	$178	83
1211 Lakehaven Dr	0.33mi	4/2.5	1,851 (-3%)	2mo	$316,076	$171	76
1224 Lakehaven Dr	0.34mi	4/2.0	2,025 (+6%)	0mo	$343,600	$170	74
1203 Elliston Dr	0.29mi	4/2.5	2,033 (+7%)	1mo	$349,040	$172	73
1217 Lakehaven Dr	0.33mi	4/2.5	2,033 (+7%)	2mo	$344,500	$169	70
1217 Lakehaven Dr	0.33mi	4/2.5	2,033 (+7%)	2mo	$344,500	$169	70
5125 Oakwater Aly	0.39mi	3/2.0 (-1)	1,847 (-3%)	2mo	$469,900	$254	70
1209 Elliston Dr	0.29mi	3/2.0 (-1)	2,061 (+8%)	0mo	$334,978	$163	68
4944 Crestfield Way	0.38mi	3/2.0 (-1)	1,715 (-10%)	1mo	$385,000	$224	60
1221 Elliston Dr	0.29mi	3/2.0 (-1)	1,685 (-12%)	3mo	$300,979	$179	60
5091 Stonewater Dr	0.51mi	3/2.5 (-1)	1,807 (-5%)	1mo	$445,000	$246	59
1216 Lakehaven Dr	0.34mi	3/2.0 (-1)	2,141 (+12%)	3mo	$336,990	$157	56

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-57,055
• Equity at exit: $46,968

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-55,622
• Equity at exit: $27,235

Cash invested: $88,200 (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 70737

• Rents YoY: 3.3%
• Active inventory: 567
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,501 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$226 /mo · $2,711/yr
• Insurance: −$131
• HOA: −$71
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-104

Break-even live

Break-even rent $2,633

Max offer price $296,568

Occupancy floor 99%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4773 Cottage Oaks Dr Gonzales, LA	3.0	2.5	1847	$2,500	$1.35	14d	1	0.22mi
4855 Crestfield Way Gonzales, LA	3.0	2.0	1602	$2,400	$1.50	14d	1	0.32mi

HOA detail

• Monthly dues: $71 · $852/yr
• Likely covers: gaspool

Listing history 6 events

1. 2026-06-18
   days on market $315,000 Active 6 DOM
2. 2026-06-17
   days on market $315,000 Active 5 DOM
3. 2026-06-16
   days on market $315,000 Active 4 DOM
4. 2026-06-15
   days on market $315,000 Active 3 DOM
5. 2026-06-14
   remarks 683-char remark
6. 2026-06-14
   listed $315,000 Active 1 DOM

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

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $2,711 · $226/mo
• Projected year-2 tax: $2,711 · $226/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,011
• − Mortgage interest: −$17,645
• − Property taxes: −$2,711
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − HOA: −$852
• − Depreciation: −$9,164
• Taxable loss: −$6,737
• Est. tax savings @ 24.0%: +$1,617
• After-tax cash flow: $365/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

+31.3% since first listed

3 events — show timeline

• 2026-06-12 Listed $315,000 AcadianaMLS
• 2026-06-12 Listed $315,000 GBRMLS
• 2020-03-04 Listed $239,880 AcadianaMLS

Property tax history

+44.3%/yr

Latest (2025): $2,711 · -1.6% YoY. Source: county tax records.