41025 Cannon Rd · Gonzales, LA 70737

$229,900

3 bd · 2.0 ba · 1,920 sqft · Manufactured · 254 Days on market

Built 2002 Fair condition 0.44 ac lot $120/sqft · 12% above area Est $205k · 12% over

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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 +18.2/30.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOU WILL SELL THIS ONE IF YOU SHOW IT! IMPECCABLE CONDITION! READY FOR IMMEDIATE OCCUPANCY! ZONED MIXED USE! HAS BEEN USED AS RESIDENTIAL. HUGE WALK-IN PANTRY , STONE FRONT WOOD BURNING FIREPLACE NEVER BEEN USED, CERAMIC COUNTER TOPS OAK FRONT CABINETS, STAINLESS STEEL KITCHEN SINK, UPGRADED BATH SINKS, 6 PANEL INT. DOORS, AC & HTG VENTS IN CEILING, HARDIE PLANT SIDING SITS ON , CONCRETE SLAB WITH WIRE AND PLASTIC SHEETING, APPROX. 58 X 34 WITH FOOTING UNDER M/H, CONCRETE PATIO IN BACK YARD, CONCRETE DRIVEWAY, 20 X 20 DETACHED CARPORT COVER, NO DITCH IN FRONT YARD, M/H HAS BEEN IMMOBILIZED. SO MANY AMENITIES, PERFECT LOCATION RIGHT OFF HWY 44 NEAR AIRLINE!

Key facts

• 6 panel int doors
• Huge walk-in pantry
• Ceramic counter tops

Tags

• HUGE WALK-IN PANTRY
• CERAMIC COUNTER TOPS
• OAK FRONT CABINETS
• STAINLESS STEEL KITCHEN SINK
• UPGRADED BATH SINKS
• 6 PANEL INT DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (1.1% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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); 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 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 $2k of loan paydown is wiped out by about $7k 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 254 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $202,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
8. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $204,900
• List price: $229,900
• Delta: 12.20%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-23,446
• Equity at exit: $34,279

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-851
• Equity at exit: $19,878

Cash invested: $64,372 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,273 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $207

Break-even live

Break-even rent $2,011

Max offer price $229,900

Occupancy floor 86%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13153 Ducks Landing St Gonzales, LA	4.0	3.0	1825	$2,750	$1.51	44d	1	0.77mi
14039 Young Rd Gonzales, LA	2.0	1.5	1385	$1,600	$1.16	44d	1	1.37mi

Listing history 21 events

1. 2026-06-18
   days on market $229,900 Active 254 DOM
2. 2026-06-17
   days on market $229,900 Active 253 DOM
3. 2026-06-16
   days on market $229,900 Active 252 DOM
4. 2026-06-15
   days on market $229,900 Active 251 DOM
5. 2026-06-14
   days on market $229,900 Active 249 DOM
6. 2026-06-10
   days on market $229,900 Active 246 DOM
7. 2026-06-09
   days on market $229,900 Active 245 DOM
8. 2026-06-08
   days on market $229,900 Active 244 DOM
9. 2026-06-07
   days on market $229,900 Active 243 DOM
10. 2026-06-05
    days on market $229,900 Active 240 DOM
11. 2026-06-03
    days on market $229,900 Active 239 DOM
12. 2026-06-02
    days on market $229,900 Active 238 DOM
13. 2026-06-01
    days on market $229,900 Active 237 DOM
14. 2026-05-31
    days on market $229,900 Active 236 DOM
15. 2026-05-31
    days on market $229,900 Active 235 DOM
16. 2025-10-07
    listed $229,900 Active 668-char remark

    Show marketing remark (675 chars)

    YOU WILL SELL THIS ONE IF YOU SHOW IT! IMPECCABLE CONDITION! READY FOR IMMEDIATE OCCUPANCY! ZONED MIXED USE! HAS BEEN USED AS RESIDENTIAL. HUGE WALK-IN PANTRY , STONE FRONT WOOD BURNING FIREPLACE NEVER BEEN USED, CERAMIC COUNTER TOPS OAK FRONT CABINETS, STAINLESS STEEL KITCHEN SINK, UPGRADED BATH SINKS, 6 PANEL INT. DOORS, AC & HTG VENTS IN CEILING, HARDIE PLANT SIDING SITS ON , CONCRETE SLAB WITH WIRE AND PLASTIC SHEETING, APPROX. 58 X 34 WITH FOOTING UNDER M/H, CONCRETE PATIO IN BACK YARD, CONCRETE DRIVEWAY, 20 X 20 DETACHED CARPORT COVER, NO DITCH IN FRONT YARD, M/H HAS BEEN IMMOBILIZED. SO MANY AMENITIES, PERFECT LOCATION RIGHT OFF HWY 44 NEAR AIRLINE!

17. 2025-10-07
    listed $229,900 Active 675-char remark

    Show marketing remark (675 chars)

    YOU WILL SELL THIS ONE IF YOU SHOW IT! IMPECCABLE CONDITION! READY FOR IMMEDIATE OCCUPANCY! ZONED MIXED USE! HAS BEEN USED AS RESIDENTIAL. HUGE WALK-IN PANTRY , STONE FRONT WOOD BURNING FIREPLACE NEVER BEEN USED, CERAMIC COUNTER TOPS OAK FRONT CABINETS, STAINLESS STEEL KITCHEN SINK, UPGRADED BATH SINKS, 6 PANEL INT. DOORS, AC & HTG VENTS IN CEILING, HARDIE PLANT SIDING SITS ON , CONCRETE SLAB WITH WIRE AND PLASTIC SHEETING, APPROX. 58 X 34 WITH FOOTING UNDER M/H, CONCRETE PATIO IN BACK YARD, CONCRETE DRIVEWAY, 20 X 20 DETACHED CARPORT COVER, NO DITCH IN FRONT YARD, M/H HAS BEEN IMMOBILIZED. SO MANY AMENITIES, PERFECT LOCATION RIGHT OFF HWY 44 NEAR AIRLINE!

18. 2007-03-15
    listed $139,900
19. 2007-03-15
    listed $139,900
20. 2006-11-17
    listed $149,900
21. 2006-11-17
    listed $149,900

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

Taxation est. · year 1

• Rental income: $27,276
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$6,688
• Taxable loss: −$1,252
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $2,783/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 · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, primarily in the kitchen and living areas. Updates to the paint, carpet, cabinets, and fixtures would significantly increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance suggests they need replacement or refinishing.
• Moderate Living room carpet — Worn appearance suggests it needs replacement.
• Minor Bathroom fixtures — Standard fixtures, but could be updated for a fresh look.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint can make a significant difference in the home's curb appeal.
• Both Replace worn carpet — New carpet will improve the home's appearance and comfort.
• Both Update kitchen cabinets — New cabinets will modernize the kitchen and increase its value.
• Both Replace worn bathroom fixtures — New fixtures will improve the home's functionality and appearance.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance suggests they need replacement or refinishing.	Moderate	$3,000–15,000
Living room carpet · Worn appearance suggests it needs replacement.	Moderate	$3,000–15,000
Bathroom fixtures · Standard fixtures, but could be updated for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint can make a significant difference in the home's curb appeal. ↑
• Both Replace worn carpet — New carpet will improve the home's appearance and comfort. ↑
• Both Update kitchen cabinets — New cabinets will modernize the kitchen and increase its value. ↑
• Both Replace worn bathroom fixtures — New fixtures will improve the home's functionality and appearance. ↑

ⓘ 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

• 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

+53.4% since first listed

6 events — show timeline

• 2025-10-07 Listed $229,900 GBRMLS
• 2025-10-07 Listed $229,900 AcadianaMLS
• 2007-03-15 Listed $139,900 AcadianaMLS
• 2007-03-15 Listed $139,900 GBRMLS
• 2006-11-17 Listed $149,900 AcadianaMLS
• 2006-11-17 Listed $149,900 GBRMLS