16408 Charles Gonzales Rd · Prairieville, LA 70769

$199,000

3 bd · 2.0 ba · 1,314 sqft · SingleFamily · 2 Days on market

Built 1996 0.27 ac lot $151/sqft · 14% below area Est $233k · 14% under

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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 +25.2/30.0
• ARV discount +14.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled and move-in ready! This beautifully updated 3-bedroom, 2-bath home offers approximately 1,300 square feet of stylish living space with modern finishes throughout. Step inside to an open and inviting living area featuring luxury vinyl plank flooring, fresh neutral paint, updated lighting, and abundant natural light. The spacious layout flows seamlessly into the dining and kitchen areas, creating an ideal space for entertaining and everyday living. Recent renovations provide a clean, contemporary feel while maintaining the home's charm and functionality. Outside, enjoy a large back yard, extended driveway, covered parking, and a detached storage/workshop area with plenty of room for additional parking or outdoor activities. The property is nestled on a quiet street with mature trees and a welcoming neighborhood atmosphere. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this turnkey home checks all the boxes. Schedule your private showing today! Property Features: 3 Bedrooms / 2 Bathrooms Approx. 1,300 Sq Ft Fully Remodeled Interior Luxury Vinyl Plank Flooring Fresh Paint Throughout Updated Fixtures & Ceiling Fans Open Living Space Covered Parking / Carport Detached Storage or Workshop Spacious Yard Move-In Ready No flood insurance required. 100% financing available.

Key facts

• Move-in ready
• Spacious yard
• Remodeled

Tags

• REMODELED
• MOVE-IN READY
• OPEN LIVING SPACE
• COVERED PARKING
• DETACHED STORAGE
• SPACIOUS YARD

Property features AI

Exterior

• Parking: Carport (4 spaces); Driveway; Four parking spaces total
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Two stories
• Construction: Vinyl siding; Slab foundation
• Exterior features: Covered patio; Fenced yard with full wood and chain-link sections

Interior

• Bathrooms: Two full bathrooms
• Interior features: Central heating; Central air conditioning; Washer hookup; Smoke detectors
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 9.0% vs local median 4.3% in Prairieville — 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 69/100 on livability (#70 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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 (+3.5%/yr); 492 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $6k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $75k; list at $199k implies a 165% 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 $199,000

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 A-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. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (median comp): $232,587
• List price: $199,000
• Delta: -14.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16487 Chris Dr	0.25mi	3/2.0	1,200 (-9%)	8mo	$215,000	$179	68
16463 Joe Sevario Rd	0.26mi	3/2.0	1,247 (-5%)	16mo	$235,000	$188	66
16199 N Galvez Ave	0.59mi	3/2.0	1,293 (-2%)	5mo	$249,900	$193	65
41069 Rustling Oak Dr	0.64mi	3/2.0	1,367 (+4%)	3mo	$210,000	$154	61
16315 N Galvez Ave	0.37mi	3/2.0	1,455 (+11%)	12mo	$250,000	$172	55

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 · 3.47% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-3,099
• Equity at exit: $29,672

10-year hold

• IRR: 8.6%
• Equity multiple: 1.67×
• Total profit: $37,506
• Equity at exit: $17,206

Cash invested: $55,720 (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 70769

• Rents YoY: 3.5%
• Active inventory: 492
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $443

Break-even live

Break-even rent $1,542

Max offer price $199,000

Occupancy floor 74%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41437 Cozy Way Gonzales, LA	3.0	2.0	1825	$2,300	$1.26	23d	1	0.93mi
16248 Timberstone Dr Prairieville, LA	3.0	2.0	1613	$2,000	$1.24	14d	1	0.94mi
40514 1513 Prairieville, LA	2.0	2.0	980	$900	$0.92	43d	1	0.98mi
17414 Berkshire Dr Prairieville, LA	3.0	2.0	1575	$1,900	$1.21	23d	1	1.09mi
15592 Magicstone Dr Prairieville, LA	3.0	2.0	1400	$2,100	$1.50	43d	1	1.10mi
17160 Parker Heights Dr Prairieville, LA	3.0	2.0	1274	$2,100	$1.65	43d	1	1.10mi
17455 Berkshire Dr Prairieville, LA	3.0	2.0	1279	$1,850	$1.45	43d	1	1.17mi
42481 Baystone Ave Prairieville, LA	3.0	2.0	1422	$1,950	$1.37	14d	1	1.41mi

Listing history 6 events

1. 2026-05-17
   status Pending 1355-char remark

   Show marketing remark (1355 chars)

   Completely remodeled and move-in ready! This beautifully updated 3-bedroom, 2-bath home offers approximately 1,300 square feet of stylish living space with modern finishes throughout. Step inside to an open and inviting living area featuring luxury vinyl plank flooring, fresh neutral paint, updated lighting, and abundant natural light. The spacious layout flows seamlessly into the dining and kitchen areas, creating an ideal space for entertaining and everyday living. Recent renovations provide a clean, contemporary feel while maintaining the home's charm and functionality. Outside, enjoy a large back yard, extended driveway, covered parking, and a detached storage/workshop area with plenty of room for additional parking or outdoor activities. The property is nestled on a quiet street with mature trees and a welcoming neighborhood atmosphere. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this turnkey home checks all the boxes. Schedule your private showing today! Property Features: 3 Bedrooms / 2 Bathrooms Approx. 1,300 Sq Ft Fully Remodeled Interior Luxury Vinyl Plank Flooring Fresh Paint Throughout Updated Fixtures & Ceiling Fans Open Living Space Covered Parking / Carport Detached Storage or Workshop Spacious Yard Move-In Ready No flood insurance required. 100% financing available.

2. 2026-05-17
   status Pending 1365-char remark

   Show marketing remark (1355 chars)

   Completely remodeled and move-in ready! This beautifully updated 3-bedroom, 2-bath home offers approximately 1,300 square feet of stylish living space with modern finishes throughout. Step inside to an open and inviting living area featuring luxury vinyl plank flooring, fresh neutral paint, updated lighting, and abundant natural light. The spacious layout flows seamlessly into the dining and kitchen areas, creating an ideal space for entertaining and everyday living. Recent renovations provide a clean, contemporary feel while maintaining the home's charm and functionality. Outside, enjoy a large back yard, extended driveway, covered parking, and a detached storage/workshop area with plenty of room for additional parking or outdoor activities. The property is nestled on a quiet street with mature trees and a welcoming neighborhood atmosphere. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this turnkey home checks all the boxes. Schedule your private showing today! Property Features: 3 Bedrooms / 2 Bathrooms Approx. 1,300 Sq Ft Fully Remodeled Interior Luxury Vinyl Plank Flooring Fresh Paint Throughout Updated Fixtures & Ceiling Fans Open Living Space Covered Parking / Carport Detached Storage or Workshop Spacious Yard Move-In Ready No flood insurance required. 100% financing available.

3. 2026-05-15
   listed $199,000 Active 1355-char remark

   Show marketing remark (1355 chars)

   Completely remodeled and move-in ready! This beautifully updated 3-bedroom, 2-bath home offers approximately 1,300 square feet of stylish living space with modern finishes throughout. Step inside to an open and inviting living area featuring luxury vinyl plank flooring, fresh neutral paint, updated lighting, and abundant natural light. The spacious layout flows seamlessly into the dining and kitchen areas, creating an ideal space for entertaining and everyday living. Recent renovations provide a clean, contemporary feel while maintaining the home's charm and functionality. Outside, enjoy a large back yard, extended driveway, covered parking, and a detached storage/workshop area with plenty of room for additional parking or outdoor activities. The property is nestled on a quiet street with mature trees and a welcoming neighborhood atmosphere. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this turnkey home checks all the boxes. Schedule your private showing today! Property Features: 3 Bedrooms / 2 Bathrooms Approx. 1,300 Sq Ft Fully Remodeled Interior Luxury Vinyl Plank Flooring Fresh Paint Throughout Updated Fixtures & Ceiling Fans Open Living Space Covered Parking / Carport Detached Storage or Workshop Spacious Yard Move-In Ready No flood insurance required. 100% financing available.

4. 2026-05-15
   listed $199,000 Active 1365-char remark

   Show marketing remark (1355 chars)

   Completely remodeled and move-in ready! This beautifully updated 3-bedroom, 2-bath home offers approximately 1,300 square feet of stylish living space with modern finishes throughout. Step inside to an open and inviting living area featuring luxury vinyl plank flooring, fresh neutral paint, updated lighting, and abundant natural light. The spacious layout flows seamlessly into the dining and kitchen areas, creating an ideal space for entertaining and everyday living. Recent renovations provide a clean, contemporary feel while maintaining the home's charm and functionality. Outside, enjoy a large back yard, extended driveway, covered parking, and a detached storage/workshop area with plenty of room for additional parking or outdoor activities. The property is nestled on a quiet street with mature trees and a welcoming neighborhood atmosphere. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this turnkey home checks all the boxes. Schedule your private showing today! Property Features: 3 Bedrooms / 2 Bathrooms Approx. 1,300 Sq Ft Fully Remodeled Interior Luxury Vinyl Plank Flooring Fresh Paint Throughout Updated Fixtures & Ceiling Fans Open Living Space Covered Parking / Carport Detached Storage or Workshop Spacious Yard Move-In Ready No flood insurance required. 100% financing available.

5. 2026-03-10
   soldstatus $75,000
6. 2006-08-29
   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: $1,103 · $92/mo
• Projected year-2 tax: $1,103 · $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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $25,236
• − Mortgage interest: −$11,147
• − Property taxes: −$1,103
• − Insurance: −$995
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$5,789
• Taxable income: $2,164
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $4,796/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 — Prairieville

• Score: 69/100
• State rank: #70
• US rank: #8507

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Prairieville, LA
• County: Ascension Parish · 98,362 people
• City population: 49,278
• Metro: Baton Rouge, LA
• Population (ZIP): 49,278
• Household income: $109,404
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 91.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 15% Two or more races 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 16% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -111.56%
• Current HPI: 144.2267
• Rent YoY: ▲ 3.47%
• 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

+165.3% since first listed

8 events — show timeline

• 2026-06-17 Sold (MLS) — AcadianaMLS
• 2026-06-17 Sold (MLS) — GBRMLS
• 2026-05-17 Pending — AcadianaMLS
• 2026-05-17 Pending — GBRMLS
• 2026-05-15 Listed $199,000 AcadianaMLS
• 2026-05-15 Listed $199,000 GBRMLS
• 2026-03-10 Sold (Public Records) $75,000 Public Records
• 2006-08-29 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,103 · -1.8% YoY. Source: county tax records.