39363 Legacy Lake Dr · Gonzales, LA 70737

$264,900

3 bd · 2.0 ba · 1,508 sqft · SingleFamily · 66 Days on market

Built 2017 7,405 sqft lot $176/sqft · at area comps Est $268k · at est. $29/mo HOA · 1% of rent

---

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 +11.2/30.0
• ARV discount +8.1/15.0
• Schools +4.7/10.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-bedroom, 2-bath residence in the desirable Legacy Oaks community, perfectly positioned on the neighborhood pond and just steps from the community park. This home offers an open, split floor plan designed for both comfort and functionality, making it ideal for everyday living and entertaining. The interior features laminate wood flooring throughout the main living areas, 3cm granite countertops, and a spacious kitchen that flows seamlessly into the living and dining spaces. The generously sized primary suite provides a private retreat, complete with an en suite bathroom featuring dual vanities, granite countertops, a separate shower, and an oversized walk-in closet. Step outside to a large, fully fenced backyard with serene pond views and a picturesque community fountain—perfect for relaxing evenings or hosting gatherings. Additional highlights include eligibility for 100% financing and no flood zone requirement, offering both value and peace of mind. Don’t miss your opportunity to make this exceptional home yours!

Key facts

• Neighborhood pond
• Community park
• Spacious kitchen

Tags

• NEIGHBORHOOD POND
• COMMUNITY PARK
• LAMINATE WOOD FLOORING
• 3CM GRANITE COUNTERTOPS
• SPACIOUS KITCHEN
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (24.4% below list).
• Recommended offer: $200k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $2k of loan paydown is wiped out by about $8k 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 66 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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: 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 $200,181 (24.4% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.93
• GRM: 11.0

CMA / ARV

• ARV (median comp): $268,181
• List price: $264,900
• Delta: -1.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39357 Legacy Lake Dr	0.02mi	4/2.0 (+1)	1,684 (+12%)	2mo	$257,650	$153	73
11491 Legacy Oaks Ln	0.23mi	4/2.0 (+1)	1,562 (+4%)	12mo	$274,900	$176	68
11103 Cambre Oaks Dr	0.35mi	3/2.0	1,593 (+6%)	8mo	$260,000	$163	68
39513 Ridgeland Dr	0.46mi	3/2.0	1,498 (-1%)	13mo	$260,000	$174	66
926 S Abe Ave	0.65mi	3/2.0	1,500 (-0%)	13mo	$84,000	$56	58
39502 Park Fair Dr	0.32mi	3/2.0	1,650 (+9%)	15mo	$271,000	$164	56
603 S Calvin Ave	0.70mi	3/2.0	1,438 (-5%)	12mo	$250,000	$174	50
628 S Calvin Ave	0.75mi	3/2.0	1,515 (+0%)	18mo	$250,000	$165	50
12108 Grand Wood Ave	0.60mi	3/2.0	1,659 (+10%)	9mo	$265,000	$160	48
11211 Admirable Oaks Ave	0.74mi	3/2.0	1,629 (+8%)	9mo	$274,900	$169	45
12160 Grand Wood Ave	0.68mi	3/2.0	1,689 (+12%)	17mo	$260,000	$154	34
39068 Honorable Oaks Ave	0.71mi	3/2.0	1,689 (+12%)	17mo	$259,900	$154	33

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-49,094
• Equity at exit: $39,497

10-year hold

• IRR: -10.9%
• Equity multiple: 0.33×
• Total profit: $-49,366
• Equity at exit: $22,904

Cash invested: $74,172 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,002 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$157 /mo · $1,885/yr
• Insurance: −$110
• HOA: −$29
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-104

Break-even live

Break-even rent $2,134

Max offer price $246,498

Occupancy floor —

Sensitivity live

Price	-10% $46	-5% $-29	+0% $-104	+5% $-179	+10% $-254
Rent	-10% $-262	-5% $-183	+0% $-104	+5% $-25	+10% $54
Rate	-1.0pp $29	-0.5pp $-37	base $-104	+0.5pp $-173	+1.0pp $-243

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39534 Legacy Lake Dr Gonzales, LA	4.0	2.0	2100	$2,000	$0.95	15d	1	0.27mi
39511 Auster Ln Gonzales, LA	3.0	2.0	1461	$2,150	$1.47	15d	1	0.31mi
12375 E Landry Rd Unit 20 Gonzales, LA	3.0	1.0	1200	$1,193	$0.99	45d	1	0.91mi
38510 Maidens Blush St Gonzales, LA	3.0	2.0	1422	$2,200	$1.55	45d	1	0.91mi
2009 S Veterans Blvd Gonzales, LA	2.0–3.0	2.0	1191	$2,397	$2.01	15d	13	1.25mi
2137 S Commerce Ave #113 Gonzales, LA	3.0	3.0	1800	$1,650	$0.92	45d	1	1.31mi
2419 W Orice Roth Rd Gonzales, LA	1.0–3.0	1.0–2.0	1084	$1,613	$1.49	15d	19	1.33mi
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	45d	1	1.34mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 25 events

1. 2026-06-21
   days on market $264,900 Active 66 DOM
2. 2026-06-18
   days on market $264,900 Active 63 DOM
3. 2026-06-17
   days on market $264,900 Active 62 DOM
4. 2026-06-16
   days on market $264,900 Active 61 DOM
5. 2026-06-15
   days on market $264,900 Active 60 DOM
6. 2026-06-14
   days on market $264,900 Active 58 DOM
7. 2026-06-10
   days on market $264,900 Active 55 DOM
8. 2026-06-09
   days on market $264,900 Active 54 DOM
9. 2026-06-08
   days on market $264,900 Active 53 DOM
10. 2026-06-07
    days on market $264,900 Active 52 DOM
11. 2026-06-05
    days on market $264,900 Active 49 DOM
12. 2026-06-03
    days on market $264,900 Active 48 DOM
13. 2026-06-02
    days on market $264,900 Active 47 DOM
14. 2026-06-01
    days on market $264,900 Active 46 DOM
15. 2026-05-31
    days on market $264,900 Active 45 DOM
16. 2026-05-31
    days on market $264,900 Active 44 DOM
17. 2026-04-16
    listed $265,000 Active 1087-char remark

    Show marketing remark (1076 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2-bath residence in the desirable Legacy Oaks community, perfectly positioned on the neighborhood pond and just steps from the community park. This home offers an open, split floor plan designed for both comfort and functionality, making it ideal for everyday living and entertaining. The interior features laminate wood flooring throughout the main living areas, 3cm granite countertops, and a spacious kitchen that flows seamlessly into the living and dining spaces. The generously sized primary suite provides a private retreat, complete with an en suite bathroom featuring dual vanities, granite countertops, a separate shower, and an oversized walk-in closet. Step outside to a large, fully fenced backyard with serene pond views and a picturesque community fountain--perfect for relaxing evenings or hosting gatherings. Additional highlights include eligibility for 100% financing and no flood zone requirement, offering both value and peace of mind. Don't miss your opportunity to make this exceptional home yours!

18. 2026-04-16
    listed $265,000 Active 1076-char remark

    Show marketing remark (1076 chars)

    Welcome home to this beautifully maintained 3-bedroom, 2-bath residence in the desirable Legacy Oaks community, perfectly positioned on the neighborhood pond and just steps from the community park. This home offers an open, split floor plan designed for both comfort and functionality, making it ideal for everyday living and entertaining. The interior features laminate wood flooring throughout the main living areas, 3cm granite countertops, and a spacious kitchen that flows seamlessly into the living and dining spaces. The generously sized primary suite provides a private retreat, complete with an en suite bathroom featuring dual vanities, granite countertops, a separate shower, and an oversized walk-in closet. Step outside to a large, fully fenced backyard with serene pond views and a picturesque community fountain--perfect for relaxing evenings or hosting gatherings. Additional highlights include eligibility for 100% financing and no flood zone requirement, offering both value and peace of mind. Don't miss your opportunity to make this exceptional home yours!

19. 2019-10-14
    historical
20. 2019-10-10
    listed $205,000 Active
21. 2019-10-10
    listed $205,000
22. 2017-12-07
    soldstatus Sold
23. 2017-07-19
    status Pending
24. 2017-07-19
    listed $194,500 Active
25. 2017-07-19
    listed $194,500

ⓘ 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: $1,885 · $157/mo
• Projected year-2 tax: $1,885 · $157/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: $24,022
• − Mortgage interest: −$14,839
• − Property taxes: −$1,885
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,922
• − Management: −$1,922
• − HOA: −$348
• − Depreciation: −$7,706
• Taxable loss: −$5,924
• Est. tax savings @ 24.0%: +$1,422
• After-tax cash flow: $172/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

• 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

+36.2% since first listed

9 events — show timeline

• 2026-04-16 Listed $265,000 GBRMLS
• 2026-04-16 Listed $265,000 AcadianaMLS
• 2019-10-14 Delisted — GBRMLS
• 2019-10-10 Listed $205,000 AcadianaMLS
• 2019-10-10 Listed $205,000 GBRMLS
• 2017-12-07 Sold (MLS) — GBRMLS
• 2017-07-19 Pending — GBRMLS
• 2017-07-19 Listed $194,500 GBRMLS
• 2017-07-19 Listed $194,500 AcadianaMLS

Property tax history

+44.0%/yr

Latest (2025): $1,885 · -1.8% YoY. Source: county tax records.