806 S Quiett Ave · Gonzales, LA 70737

$64,900

4 bd · 2.0 ba · 2,015 sqft · Manufactured · 101 Days on market

Built 2002 3,920 sqft lot $32/sqft · 73% below area ↓ 40% since listing

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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 +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

Manufactured home with four bedrooms and two full bathrooms. Large living room. Open kitchen with an island. Spacious master bedroom with en suite.

Key facts

• 3,920 sq ft lot
• Parking
• Built 2002

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $930 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 31.4% 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); 571 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 33% 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $35k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 3.46% ✓
• Cap rate: 31.37%
• Cash-on-cash: 89.56%
• DSCR: 4.98
• GRM: 2.4

CMA / ARV

• ARV (median comp): $237,935
• List price: $64,900
• Delta: -72.72%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39384 W Worthey Rd	0.68mi	4/2.0	2,128 (+6%)	12mo	$229,000	$108	49

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: 60.8%
• Equity multiple: 3.73×
• Total profit: $49,556
• Equity at exit: $9,677

10-year hold

• IRR: 65.6%
• Equity multiple: 7.77×
• Total profit: $122,943
• Equity at exit: $5,611

Cash invested: $18,172 (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: 571
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,244 high
• Mortgage (P&I): −$340
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $930

Break-even live

Break-even rent $1,067

Max offer price $64,900

Occupancy floor 54%

Sensitivity live

Price	-10% $966	-5% $948	+0% $930	+5% $911	+10% $893
Rent	-10% $752	-5% $841	+0% $930	+5% $1,018	+10% $1,107
Rate	-1.0pp $962	-0.5pp $946	base $930	+0.5pp $913	+1.0pp $896

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39511 Auster Ln Gonzales, LA	3.0	2.0	1461	$2,150	$1.47	15d	1	0.56mi
2137 S Commerce Ave #113 Gonzales, LA	3.0	3.0	1800	$1,650	$0.92	44d	1	0.91mi
222 E Sanders St Gonzales, LA	5.0	3.5	2866	$2,775	$0.97	44d	1	0.92mi
39534 Legacy Lake Dr Gonzales, LA	4.0	2.0	2100	$2,000	$0.95	15d	1	0.93mi
38510 Maidens Blush St Gonzales, LA	3.0	2.0	1422	$2,200	$1.55	44d	1	1.48mi

Listing history 33 events

1. 2026-06-21
   days on market $64,900 Active 101 DOM
2. 2026-06-18
   days on market $64,900 Active 98 DOM
3. 2026-06-17
   days on market $64,900 Active 97 DOM
4. 2026-06-16
   days on market $64,900 Active 96 DOM
5. 2026-06-15
   days on market $64,900 Active 95 DOM
6. 2026-06-14
   days on market $64,900 Active 93 DOM
7. 2026-06-10
   days on market $64,900 Active 90 DOM
8. 2026-06-09
   days on market $64,900 Active 89 DOM
9. 2026-06-08
   days on market $64,900 Active 88 DOM
10. 2026-06-07
    days on market $64,900 Active 87 DOM
11. 2026-06-05
    days on market $64,900 Active 84 DOM
12. 2026-06-03
    days on market $64,900 Active 83 DOM
13. 2026-06-02
    days on market $64,900 Active 82 DOM
14. 2026-06-01
    days on market $64,900 Active 81 DOM
15. 2026-05-31
    days on market $64,900 Active 80 DOM
16. 2026-05-31
    pricedays on market $64,900 Active 79 DOM
17. 2026-04-26
    price $89,900 147-char remark

    Show marketing remark (147 chars)

    Manufactured home with four bedrooms and two full bathrooms. Large living room. Open kitchen with an island. Spacious master bedroom with en suite.

18. 2026-04-26
    price $89,900 147-char remark

    Show marketing remark (147 chars)

    Manufactured home with four bedrooms and two full bathrooms. Large living room. Open kitchen with an island. Spacious master bedroom with en suite.

19. 2026-03-11
    listed $99,900 Active 147-char remark

    Show marketing remark (147 chars)

    Manufactured home with four bedrooms and two full bathrooms. Large living room. Open kitchen with an island. Spacious master bedroom with en suite.

20. 2026-03-11
    listed $99,900 Active 147-char remark

    Show marketing remark (147 chars)

    Manufactured home with four bedrooms and two full bathrooms. Large living room. Open kitchen with an island. Spacious master bedroom with en suite.

21. 2025-09-08
    price $110,000
22. 2025-09-08
    price $110,000
23. 2025-08-18
    price $120,500
24. 2025-08-18
    price $120,500
25. 2025-08-05
    price $125,500
26. 2025-08-05
    price $125,500
27. 2025-07-25
    price $139,500
28. 2025-07-25
    price $139,500
29. 2025-07-21
    price $140,000
30. 2025-07-21
    price $140,000
31. 2025-05-21
    listed $150,000 Active
32. 2025-05-21
    listed $150,000 Active
33. 2003-03-25
    soldstatus

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $589 · $49/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 9/10 Extreme FEMA zone AE · 99% 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: $26,926
• − Mortgage interest: −$3,635
• − Property taxes: −$589
• − Insurance: −$5,443
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − Depreciation: −$1,888
• Taxable income: $11,062
• Est. tax owed @ 24.0%: −$2,655
• After-tax cash flow: $8,500/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

-40.1% since first listed

17 events — show timeline

• 2026-04-26 Price Changed $89,900 AcadianaMLS
• 2026-04-26 Price Changed $89,900 GBRMLS
• 2026-03-11 Listed $99,900 GBRMLS
• 2026-03-11 Listed $99,900 AcadianaMLS
• 2025-09-08 Price Changed $110,000 AcadianaMLS
• 2025-09-08 Price Changed $110,000 GBRMLS
• 2025-08-18 Price Changed $120,500 AcadianaMLS
• 2025-08-18 Price Changed $120,500 GBRMLS
• 2025-08-05 Price Changed $125,500 AcadianaMLS
• 2025-08-05 Price Changed $125,500 GBRMLS
• 2025-07-25 Price Changed $139,500 GBRMLS
• 2025-07-25 Price Changed $139,500 AcadianaMLS
• 2025-07-21 Price Changed $140,000 AcadianaMLS
• 2025-07-21 Price Changed $140,000 GBRMLS
• 2025-05-21 Listed $150,000 GBRMLS
• 2025-05-21 Listed $150,000 AcadianaMLS
• 2003-03-25 Sold (Public Records) — Public Records

Property tax history

+0.0%/yr

Latest (2025): $589 · -1.6% YoY. Source: county tax records.