712,716,720,724 N Bullion Ave · Gonzales, LA 70737

$449,900

None bd · None ba · 4,080 sqft · MultiFamily · 85 Days on market

Fair condition 0.28 ac lot $110/sqft · 46% above area Est $307k · 47% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.7/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

*Investor Opportunity - 712, 716, 720 & 724 N. Bullion Avenue, Gonzales, LA 70737* Prime income-producing opportunity featuring TWO DUPLEXES for a total of four single-story units. Each unit offers:2 BEDROOMS & 2 FULL BATHS, Approximately 1,000 square feet of living area per unit for a total of 4,000 sqft living. Desirable single-level floor plan. This well-designed multi-family property provides strong rental appeal with functional layouts that attract long-term tenants. The 2BR/2BTH configuration is especially attractive in today's rental market, offering privacy and convenience that supports consistent occupancy. With four total units under one investment, this property presents: Multiple income streams, Portfolio diversification in one purchase, Long-term appreciation potential and Ideal setup for 1031 exchange or expanding rental holdings. Whether you're a seasoned investor or looking to grow your rental portfolio, this property offers a potential for solid income. Includes 2 parking lots (one @ corner of E. Ascension /N. Bullion and one @ corner of N. Bullion and N. Roosevelt).

Key facts

• Single story units
• Two duplexes
• Functional layouts

Tags

• INCOME PRODUCING OPPORTUNITY
• TWO DUPLEXES
• SINGLE STORY UNITS
• FUNCTIONAL LAYOUTS
• MULTIPLE INCOME STREAMS
• IDEAL SETUP FOR 1031 EXCHANGE

What this means for you Summary

Snapshot

• This is a multifamily listed at $450k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $450k).
• Recommended offer: $423k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; solid renter incomes; 579 units permitted in Ascension Parish in 2024 (0 in 5+ unit buildings).
• At $6,237/mo this rent would consume 91% of the median local household income ($83k/yr) (locally 863% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 $126k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 6 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

• Climate carrying-cost: major flood risk; 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 $422,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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. 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 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: 1.39% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.32%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $307,083
• List price: $449,900
• Delta: 46.51%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.0%
• Equity multiple: 1.35×
• Total profit: $44,621
• Equity at exit: $67,082

10-year hold

• IRR: 18.4%
• Equity multiple: 2.55×
• Total profit: $195,089
• Equity at exit: $38,899

Cash invested: $125,972 (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: 24.0×

Monthly cashflow live

• Estimated rent: $6,237 medium
• Mortgage (P&I): −$2,359
• Tax est. 1.5%: −$562 /mo · $6,748/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,310
• Net cashflow: $1,818

Break-even live

Break-even rent $3,936

Max offer price $449,900

Occupancy floor 66%

Sensitivity live

Price	-10% $2,129	-5% $1,974	+0% $1,818	+5% $1,663	+10% $1,507
Rent	-10% $1,325	-5% $1,572	+0% $1,818	+5% $2,064	+10% $2,311
Rate	-1.0pp $2,045	-0.5pp $1,932	base $1,818	+0.5pp $1,701	+1.0pp $1,583

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$6,236
Total (4 units)			$6,237

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-03
   status $449,900 Pending 85 DOM
2. 2026-06-02
   days on market $449,900 Active 85 DOM
3. 2026-06-01
   days on market $449,900 Active 84 DOM
4. 2026-05-31
   days on market $449,900 Active 83 DOM
5. 2026-05-31
   days on market $449,900 Active 82 DOM
6. 2026-03-13
   status Active 1108-char remark

   Show marketing remark (1133 chars)

   * Investor Opportunity – 712, 716, 720 & 724 N. Bullion Avenue, Gonzales, LA 70737 * Prime income-producing opportunity featuring TWO DUPLEXES for a total of four single-story units. Each unit offers:2 BEDROOMS & 2 FULL BATHS, Approximately 1,000 square feet of living area per unit for a total of 4,000 sqft living. Desirable single-level floor plan. This well-designed multi-family property provides strong rental appeal with functional layouts that attract long-term tenants. The 2BR/2BTH configuration is especially attractive in today’s rental market, offering privacy and convenience that supports consistent occupancy. With four total units under one investment, this property presents: Multiple income streams, Portfolio diversification in one purchase, Long-term appreciation potential and Ideal setup for 1031 exchange or expanding rental holdings. Whether you’re a seasoned investor or looking to grow your rental portfolio, this property offers a potential for solid income. Includes 2 parking lots (one @ corner of E. Ascension /N. Bullion and one @ corner of N. Bullion and N. Roosevelt).

7. 2026-03-13
   status Active 1133-char remark

   Show marketing remark (1133 chars)

   * Investor Opportunity – 712, 716, 720 & 724 N. Bullion Avenue, Gonzales, LA 70737 * Prime income-producing opportunity featuring TWO DUPLEXES for a total of four single-story units. Each unit offers:2 BEDROOMS & 2 FULL BATHS, Approximately 1,000 square feet of living area per unit for a total of 4,000 sqft living. Desirable single-level floor plan. This well-designed multi-family property provides strong rental appeal with functional layouts that attract long-term tenants. The 2BR/2BTH configuration is especially attractive in today’s rental market, offering privacy and convenience that supports consistent occupancy. With four total units under one investment, this property presents: Multiple income streams, Portfolio diversification in one purchase, Long-term appreciation potential and Ideal setup for 1031 exchange or expanding rental holdings. Whether you’re a seasoned investor or looking to grow your rental portfolio, this property offers a potential for solid income. Includes 2 parking lots (one @ corner of E. Ascension /N. Bullion and one @ corner of N. Bullion and N. Roosevelt).

8. 2026-02-27
   status Pending 1108-char remark

   Show marketing remark (1133 chars)

   * Investor Opportunity – 712, 716, 720 & 724 N. Bullion Avenue, Gonzales, LA 70737 * Prime income-producing opportunity featuring TWO DUPLEXES for a total of four single-story units. Each unit offers:2 BEDROOMS & 2 FULL BATHS, Approximately 1,000 square feet of living area per unit for a total of 4,000 sqft living. Desirable single-level floor plan. This well-designed multi-family property provides strong rental appeal with functional layouts that attract long-term tenants. The 2BR/2BTH configuration is especially attractive in today’s rental market, offering privacy and convenience that supports consistent occupancy. With four total units under one investment, this property presents: Multiple income streams, Portfolio diversification in one purchase, Long-term appreciation potential and Ideal setup for 1031 exchange or expanding rental holdings. Whether you’re a seasoned investor or looking to grow your rental portfolio, this property offers a potential for solid income. Includes 2 parking lots (one @ corner of E. Ascension /N. Bullion and one @ corner of N. Bullion and N. Roosevelt).

9. 2026-02-27
   status Pending 1133-char remark

   Show marketing remark (1133 chars)

   * Investor Opportunity – 712, 716, 720 & 724 N. Bullion Avenue, Gonzales, LA 70737 * Prime income-producing opportunity featuring TWO DUPLEXES for a total of four single-story units. Each unit offers:2 BEDROOMS & 2 FULL BATHS, Approximately 1,000 square feet of living area per unit for a total of 4,000 sqft living. Desirable single-level floor plan. This well-designed multi-family property provides strong rental appeal with functional layouts that attract long-term tenants. The 2BR/2BTH configuration is especially attractive in today’s rental market, offering privacy and convenience that supports consistent occupancy. With four total units under one investment, this property presents: Multiple income streams, Portfolio diversification in one purchase, Long-term appreciation potential and Ideal setup for 1031 exchange or expanding rental holdings. Whether you’re a seasoned investor or looking to grow your rental portfolio, this property offers a potential for solid income. Includes 2 parking lots (one @ corner of E. Ascension /N. Bullion and one @ corner of N. Bullion and N. Roosevelt).

10. 2026-02-23
    listed $449,900 Active 1133-char remark

    Show marketing remark (1133 chars)

    * Investor Opportunity – 712, 716, 720 & 724 N. Bullion Avenue, Gonzales, LA 70737 * Prime income-producing opportunity featuring TWO DUPLEXES for a total of four single-story units. Each unit offers:2 BEDROOMS & 2 FULL BATHS, Approximately 1,000 square feet of living area per unit for a total of 4,000 sqft living. Desirable single-level floor plan. This well-designed multi-family property provides strong rental appeal with functional layouts that attract long-term tenants. The 2BR/2BTH configuration is especially attractive in today’s rental market, offering privacy and convenience that supports consistent occupancy. With four total units under one investment, this property presents: Multiple income streams, Portfolio diversification in one purchase, Long-term appreciation potential and Ideal setup for 1031 exchange or expanding rental holdings. Whether you’re a seasoned investor or looking to grow your rental portfolio, this property offers a potential for solid income. Includes 2 parking lots (one @ corner of E. Ascension /N. Bullion and one @ corner of N. Bullion and N. Roosevelt).

11. 2026-02-22
    listed $449,900 Active 1108-char remark

    Show marketing remark (1108 chars)

    *Investor Opportunity - 712, 716, 720 & 724 N. Bullion Avenue, Gonzales, LA 70737* Prime income-producing opportunity featuring TWO DUPLEXES for a total of four single-story units. Each unit offers:2 BEDROOMS & 2 FULL BATHS, Approximately 1,000 square feet of living area per unit for a total of 4,000 sqft living. Desirable single-level floor plan. This well-designed multi-family property provides strong rental appeal with functional layouts that attract long-term tenants. The 2BR/2BTH configuration is especially attractive in today's rental market, offering privacy and convenience that supports consistent occupancy. With four total units under one investment, this property presents: Multiple income streams, Portfolio diversification in one purchase, Long-term appreciation potential and Ideal setup for 1031 exchange or expanding rental holdings. Whether you're a seasoned investor or looking to grow your rental portfolio, this property offers a potential for solid income. Includes 2 parking lots (one @ corner of E. Ascension /N. Bullion and one @ corner of N. Bullion and N. Roosevelt).

12. 2005-06-13
    listed $220,000
13. 2004-02-14
    listed $155,900

ⓘ 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 6/10 Major FEMA zone X · 68% 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: $74,844
• − Mortgage interest: −$25,201
• − Property taxes: −$6,748
• − Insurance: −$2,250
• − Repairs & maintenance: −$5,988
• − Management: −$5,988
• − Depreciation: −$13,088
• Taxable income: $15,582
• Est. tax owed @ 24.0%: −$3,740
• After-tax cash flow: $18,077/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

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to update the kitchens and bathrooms, paint interior walls, replace flooring, and repair/replace windows. The home has potential for significant value increase with these updates.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major kitchen countertops — dated and worn
• Major kitchen appliances — dated and worn
• Major bathroom fixtures — dated and worn
• Major bathroom tile — dated and worn

Value-add opportunities

• Both update kitchen cabinets, countertops, and appliances — modernizing the kitchen will appeal to both buyers and renters
• Both update bathrooms with new fixtures and tile — modernizing the bathrooms will appeal to both buyers and renters
• Both paint interior walls — fresh paint will improve the home's curb appeal and interior aesthetics
• Both replace flooring — new flooring will improve the home's curb appeal and interior aesthetics
• Both repair/replace windows — new windows will improve the home's curb appeal and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
kitchen countertops · dated and worn	Major	$15,000–50,000
kitchen appliances · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
bathroom tile · dated and worn	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both update kitchen cabinets, countertops, and appliances — modernizing the kitchen will appeal to both buyers and renters ↑
• Both update bathrooms with new fixtures and tile — modernizing the bathrooms will appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint will improve the home's curb appeal and interior aesthetics ↑
• Both replace flooring — new flooring will improve the home's curb appeal and interior aesthetics ↑
• Both repair/replace windows — new windows will improve the home's curb appeal 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

+188.6% since first listed

8 events — show timeline

• 2026-03-13 Relisted — AcadianaMLS
• 2026-03-13 Relisted — GBRMLS
• 2026-02-27 Pending — AcadianaMLS
• 2026-02-27 Pending — GBRMLS
• 2026-02-23 Listed $449,900 GBRMLS
• 2026-02-22 Listed $449,900 AcadianaMLS
• 2005-06-13 Listed $220,000 AcadianaMLS
• 2004-02-14 Listed $155,900 AcadianaMLS