1415 Pin Oak Dr · St. Gabriel, LA 70776

$355,000

4 bd · 2.5 ba · 2,597 sqft · SingleFamily · 1 Days on market

Built 2021 6,098 sqft lot Est $335k · 6% over $37/mo HOA · 1% of rent

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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 +22.3/30.0
• DSCR +7.1/10.0
• Appreciation +5.8/10.0
• 1% rule +5.4/10.0
• ARV discount +4.8/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Welcome to this gorgeous 4-bedroom, 2.5-bath home in the highly desirable Oak Trace subdivision! Built in 2021, this home has been beautifully maintained. As soon as you walk in, you'll love the open floor plan that makes the living, dining, and kitchen areas flow together perfectly, great for everyday living and entertaining family and friends. The spacious primary suite offers a relaxing retreat, while the three additional bedrooms give you plenty of space for family and guests. It even features a spacious room right next to the entryway that can be used as a home office and includes a closet. One of my favorite features is the large breakfast area, which creates the perfect spot to gather, share meals, and make memories. Outside, you'll find a covered porch that's great for enjoying your morning coffee or winding down in the evenings. With modern finishes, great curb appeal, an attached garage, and a fantastic location, this home has so much to offer. Don't miss your chance to make it yours. Schedule your private showing today!

Key facts

• Covered porch
• Open floor plan
• Modern finishes

Tags

• OPEN FLOOR PLAN
• SPACIOUS PRIMARY SUITE
• HOME OFFICE
• LARGE BREAKFAST AREA
• COVERED PORCH
• MODERN FINISHES

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $440

Exterior

• Parking: Attached garage with two spaces
• Security: Security system; Closed-circuit camera(s); Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: 2 stories; Brick and vinyl siding construction; Shingle roof; Excellent condition; Slab foundation
• Construction: Built with brick and vinyl siding; Shingle roof; Slab foundation
• Exterior features: Porch; Corner lot; Outside city limits

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: 10 total rooms (number of bedrooms not specified separately)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Has heating; Has cooling
• Interior features: Attic; Ceiling fan(s); Pull-down attic stairs; Stainless steel appliances; Smart home
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $355k).
• Cap rate 8.3% vs local median 4.0% in St. Gabriel — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Iberville Parish (rural): math 23% / reading 34% proficiency, ranked #45 of 98 in LA (top 46%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 76% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 117 units permitted in Iberville Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (1.6% local appreciation)).
• Iberville County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $99k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 6y 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 $355,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $335,013
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5575 Oak Trace Dr	0.00mi	4/2.5	2,597 (0%)	11mo	$325,000	$125	91
1415 Pin Oak Dr	0.00mi	4/2.5	2,597 (0%)	22mo	$335,000	$129	82
1135 Bayou Paul Ln	0.26mi	4/4.0	2,916 (+12%)	6mo	$625,000	$214	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.54×
• Total profit: $54,171
• Equity at exit: $132,323

10-year hold

• IRR: 13.6%
• Equity multiple: 2.76×
• Total profit: $174,741
• Equity at exit: $184,801

Cash invested: $99,400 (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 70776

• Home prices YoY: 1.1%
• Active inventory: 40
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,700 medium
• Mortgage (P&I): −$1,862
• Tax from tax record: −$294 /mo · $3,531/yr
• Insurance: −$148
• HOA: −$37
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $582

Break-even live

Break-even rent $2,963

Max offer price $355,000

Occupancy floor 79%

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2904 Rue Dauphine Baton Rouge, LA	4.0	3.0	2622	$3,700	$1.41	44d	1	1.41mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 2 events

1. 2026-06-18
   remarks 693-char remark

   Show marketing remark (1046 chars)

   Welcome to this gorgeous 4-bedroom, 2.5-bath home in the highly desirable Oak Trace subdivision! Built in 2021, this home has been beautifully maintained. As soon as you walk in, you'll love the open floor plan that makes the living, dining, and kitchen areas flow together perfectly, great for everyday living and entertaining family and friends. The spacious primary suite offers a relaxing retreat, while the three additional bedrooms give you plenty of space for family and guests. It even features a spacious room right next to the entryway that can be used as a home office and includes a closet. One of my favorite features is the large breakfast area, which creates the perfect spot to gather, share meals, and make memories. Outside, you'll find a covered porch that's great for enjoying your morning coffee or winding down in the evenings. With modern finishes, great curb appeal, an attached garage, and a fantastic location, this home has so much to offer. Don't miss your chance to make it yours. Schedule your private showing today!

2. 2026-06-18
   listed $355,000 Active 1 DOM

   Show marketing remark (1046 chars)

   Welcome to this gorgeous 4-bedroom, 2.5-bath home in the highly desirable Oak Trace subdivision! Built in 2021, this home has been beautifully maintained. As soon as you walk in, you'll love the open floor plan that makes the living, dining, and kitchen areas flow together perfectly, great for everyday living and entertaining family and friends. The spacious primary suite offers a relaxing retreat, while the three additional bedrooms give you plenty of space for family and guests. It even features a spacious room right next to the entryway that can be used as a home office and includes a closet. One of my favorite features is the large breakfast area, which creates the perfect spot to gather, share meals, and make memories. Outside, you'll find a covered porch that's great for enjoying your morning coffee or winding down in the evenings. With modern finishes, great curb appeal, an attached garage, and a fantastic location, this home has so much to offer. Don't miss your chance to make it yours. Schedule your private showing today!

ⓘ 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: $3,531 · $294/mo
• Projected year-2 tax: $3,531 · $294/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,400
• − Mortgage interest: −$19,886
• − Property taxes: −$3,531
• − Insurance: −$1,775
• − Repairs & maintenance: −$3,552
• − Management: −$3,552
• − HOA: −$444
• − Depreciation: −$10,327
• Taxable income: $1,334
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $6,666/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: Iberville Parish
• NCES district ID: 2200750
• Math proficiency: 23% ▼ -43.00%
• Reading proficiency: 34% ▼ -35.00%
• Median HH income: $44,386
• Composite: 24.38/100
• National rank: #7690
• State rank: #45 of 98 in LA

Livability — St. Gabriel

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Gabriel, LA
• City population: 6,672
• Population (ZIP): 6,304

Population outlook (Iberville County) Hauer SSP2

• Today (2025): 33,056 people
• By 2030: 32,819 · -0.7%
• By 2040: 32,043 · -3.1%
• By 2050: 30,956 · -6.4%
• By 2075: 28,314 · -14.3%
• By 2100: 23,559 · -28.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 48% White 39% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 2% Cuban 1%
• Common ancestry: Lithuanian 7% Serbian 1% Italian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 12% French/Haitian/Cajun 2%

Political lean MEDSL · Iberville

• 2024 margin: Toss-up / Even · D 48.9% · R 49.6% · Other 1.5%
• 2008→2024 swing: -11.9pp toward R · 2008: 11.2pp · 2024: -0.7pp
• All cycles: 2024: R+0.7 2020: D+3.7 2016: D+6.3 2012: D+13.4 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.60%
• Current HPI: 149.6923
• Rent YoY: —
• Metro: —
• 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

+25.9% since first listed

30 events — show timeline

• 2026-06-18 Listed $355,000 GSREIN
• 2026-06-18 Listed $355,000 AcadianaMLS
• 2024-10-02 Delisted — GBRMLS
• 2024-08-26 Sold (Public Records) $340,000 Public Records
• 2024-08-23 Sold (MLS) — GBRMLS
• 2024-08-23 Sold (MLS) — GBRMLS
• 2024-07-14 Contingent — GBRMLS
• 2024-07-13 Listed $335,000 AcadianaMLS
• 2024-07-13 Listed $335,000 GBRMLS
• 2024-06-19 Listed $2,800 GBRMLS
• 2023-01-07 Delisted — GBRMLS
• 2023-01-06 Sold (MLS) — GBRMLS
• 2022-12-21 Listed $359,000 AcadianaMLS
• 2022-12-21 Listed $359,000 GBRMLS
• 2022-12-19 Listed $2,800 GBRMLS
• 2022-12-17 Delisted — GBRMLS
• 2022-11-22 Price Changed $370,000 GBRMLS
• 2022-10-23 Listed $370,000 AcadianaMLS
• 2022-10-23 Listed $394,900 GBRMLS
• 2021-06-30 Sold (MLS) — GBRMLS
• 2021-06-01 Pending — GBRMLS
• 2021-05-22 Price Changed $310,550 GBRMLS
• 2021-05-21 Relisted — GBRMLS
• 2021-05-20 Delisted — GBRMLS
• 2021-04-09 Price Changed $305,550 GBRMLS
• 2021-02-26 Price Changed $297,550 GBRMLS
• 2021-02-14 Price Changed $292,005 GBRMLS
• 2021-01-14 Price Changed $287,005 GBRMLS
• 2020-11-19 Listed $310,550 AcadianaMLS
• 2020-11-19 Listed $282,005 GBRMLS

Property tax history

-0.0%/yr

Latest (2024): $3,531 · -0.2% YoY. Source: county tax records.