1003 S Augusta Ave · Gonzales, LA 70737

$215,000

3 bd · 2.0 ba · 1,420 sqft · SingleFamily · 5 Days on market

Built 1970 0.26 ac lot Est $251k · 14% under

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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 +14.5/30.0
• ARV discount +14.0/15.0
• Schools +4.7/10.0
• DSCR +4.4/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated home in the heart of Gonzales! This 3 bed/2 bath home is situated on a corner lot with a brand new roof, a good size backyard and a wide driveway for extra parking. The interior boasts fresh paint, luxury vinyl plank flooring throughout and all new modern light fixtures. The spacious kithen has all new stainless steel appliances, quartz countertops and custom backsplash. With lots of closet space and a large laundry room, this is the perfect family home. Call for a showing today!

Key facts

• Fresh paint
• Good size backyard
• Wide driveway

Tags

• CORNER LOT
• NEW ROOF
• GOOD SIZE BACKYARD
• WIDE DRIVEWAY
• FRESH PAINT
• LUXURY VINYL PLANK FLOORING

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family detached home; Single story
• Construction: Brick construction; Slab foundation
• Exterior features: Lot roughly 77 x 126 x 102 x 131 (approx. 0.26 acres); Subdivision: Oak Terrace

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $48 ($574/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 $172k (19.9% below list).
• Recommended offer: $172k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Gonzales Primary School (math 25% / reading 37%, grade F, #321 of 646 statewide, top 50%, 526 students, 76% FRL); Gonzales Middle School (math 18% / reading 33%, grade F, #139 of 218 statewide, top 64%, 781 students, 69% FRL); East Ascension High School (math 47% / reading 49%, grade D, #43 of 265 statewide, top 16%, 2,098 students, 55% FRL) — zoned schools average 67% FRL vs 44% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 35% at this address vs 53% district-wide (-18 pts) — the specific schools serving this property underperform the Ascension Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 571 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $68k; list at $215k implies a 217% 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 $172,311 (19.9% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $251,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 S Stacy Ave	0.03mi	3/1.5	1,335 (-6%)	2mo	$204,900	$153	85
628 S Oleana Dr	0.40mi	3/2.0	1,436 (+1%)	0mo	$240,000	$167	79
1437 Cypress Grove Ave	0.42mi	3/2.0	1,424 (+0%)	2mo	$269,320	$189	79
1437 Cypress Grove Ave	0.42mi	3/2.0	1,424 (+0%)	2mo	$269,320	$189	79
926 Meadow Crossing Dr	0.60mi	3/2.0	1,424 (+0%)	2mo	$273,865	$192	70
926 Meadow Crossing Dr	0.60mi	3/2.0	1,424 (+0%)	2mo	$273,865	$192	70
634 E Rome St	0.62mi	3/1.5	1,355 (-5%)	0mo	$219,900	$162	61
1316 West Amber St	0.57mi	3/2.0	1,525 (+7%)	1mo	$269,500	$177	60
216 S Marchand Ave	0.46mi	3/2.0	1,259 (-11%)	1mo	$214,000	$170	59
1279 West Amber St	0.54mi	3/2.0	1,549 (+9%)	2mo	$274,900	$177	58
431 W Jeansonne St	0.69mi	3/1.5	1,479 (+4%)	1mo	$125,000	$85	58
1492 Marlena Meadows Dr	0.70mi	3/2.0	1,549 (+9%)	2mo	$274,900	$177	51

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-31,422
• Equity at exit: $32,057

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-21,900
• Equity at exit: $18,589

Cash invested: $60,200 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $48

Break-even live

Break-even rent $1,663

Max offer price $215,000

Occupancy floor 92%

Sensitivity live

Price	-10% $170	-5% $109	+0% $48	+5% $-13	+10% $-74
Rent	-10% $-88	-5% $-20	+0% $48	+5% $116	+10% $184
Rate	-1.0pp $156	-0.5pp $103	base $48	+0.5pp $-8	+1.0pp $-65

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 S Mire Ave Gonzales, LA	3.0	1.0	1106	$1,350	$1.22	45d	1	0.19mi
39511 Auster Ln Gonzales, LA	3.0	2.0	1461	$2,150	$1.47	16d	1	0.90mi
808 S Audubon Place Ave Gonzales, LA	2.0	2.0	1223	$2,000	$1.64	45d	1	1.03mi
2137 S Commerce Ave #113 Gonzales, LA	3.0	3.0	1800	$1,650	$0.92	45d	1	1.13mi
920 W Tony St Unit 12-D Gonzales, LA	2.0	1.5	1088	$1,425	$1.31	25d	1	1.13mi
910 W Macci St Unit 18D Gonzales, LA	2.0	1.5	1108	$1,375	$1.24	25d	1	1.20mi
2020 S Veterans Blvd Gonzales, LA	1.0–2.0	1.0–2.0	895	$1,653	$1.85	16d	14	1.25mi
609 Saint Francis Pkwy Gonzales, LA	1.0–3.0	1.0–2.0	1104	$1,993	$1.81	16d	15	1.29mi
2009 S Veterans Blvd Gonzales, LA	2.0–3.0	2.0	1191	$2,397	$2.01	16d	13	1.36mi
12375 E Landry Rd Unit 20 Gonzales, LA	3.0	1.0	1200	$1,193	$0.99	45d	1	1.46mi
2419 W Orice Roth Rd Gonzales, LA	1.0–3.0	1.0–2.0	1084	$1,613	$1.49	16d	19	1.49mi

Listing history 10 events

1. 2026-05-23
   status Pending 504-char remark

   Show marketing remark (504 chars)

   Beautifully updated home in the heart of Gonzales! This 3 bed/2 bath home is situated on a corner lot with a brand new roof, a good size backyard and a wide driveway for extra parking. The interior boasts fresh paint, luxury vinyl plank flooring throughout and all new modern light fixtures. The spacious kithen has all new stainless steel appliances, quartz countertops and custom backsplash. With lots of closet space and a large laundry room, this is the perfect family home. Call for a showing today!

2. 2026-05-19
   status Active 504-char remark

   Show marketing remark (504 chars)

   Beautifully updated home in the heart of Gonzales! This 3 bed/2 bath home is situated on a corner lot with a brand new roof, a good size backyard and a wide driveway for extra parking. The interior boasts fresh paint, luxury vinyl plank flooring throughout and all new modern light fixtures. The spacious kithen has all new stainless steel appliances, quartz countertops and custom backsplash. With lots of closet space and a large laundry room, this is the perfect family home. Call for a showing today!

3. 2026-05-19
   price $215,000 504-char remark

   Show marketing remark (504 chars)

   Beautifully updated home in the heart of Gonzales! This 3 bed/2 bath home is situated on a corner lot with a brand new roof, a good size backyard and a wide driveway for extra parking. The interior boasts fresh paint, luxury vinyl plank flooring throughout and all new modern light fixtures. The spacious kithen has all new stainless steel appliances, quartz countertops and custom backsplash. With lots of closet space and a large laundry room, this is the perfect family home. Call for a showing today!

4. 2026-05-19
   status Active

   Show marketing remark (504 chars)

   Beautifully updated home in the heart of Gonzales! This 3 bed/2 bath home is situated on a corner lot with a brand new roof, a good size backyard and a wide driveway for extra parking. The interior boasts fresh paint, luxury vinyl plank flooring throughout and all new modern light fixtures. The spacious kithen has all new stainless steel appliances, quartz countertops and custom backsplash. With lots of closet space and a large laundry room, this is the perfect family home. Call for a showing today!

5. 2026-05-19
   price $215,000

   Show marketing remark (504 chars)

   Beautifully updated home in the heart of Gonzales! This 3 bed/2 bath home is situated on a corner lot with a brand new roof, a good size backyard and a wide driveway for extra parking. The interior boasts fresh paint, luxury vinyl plank flooring throughout and all new modern light fixtures. The spacious kithen has all new stainless steel appliances, quartz countertops and custom backsplash. With lots of closet space and a large laundry room, this is the perfect family home. Call for a showing today!

6. 2026-05-07
   status Pending 504-char remark

   Show marketing remark (504 chars)

   Beautifully updated home in the heart of Gonzales! This 3 bed/2 bath home is situated on a corner lot with a brand new roof, a good size backyard and a wide driveway for extra parking. The interior boasts fresh paint, luxury vinyl plank flooring throughout and all new modern light fixtures. The spacious kithen has all new stainless steel appliances, quartz countertops and custom backsplash. With lots of closet space and a large laundry room, this is the perfect family home. Call for a showing today!

7. 2026-05-07
   status Pending

   Show marketing remark (504 chars)

   Beautifully updated home in the heart of Gonzales! This 3 bed/2 bath home is situated on a corner lot with a brand new roof, a good size backyard and a wide driveway for extra parking. The interior boasts fresh paint, luxury vinyl plank flooring throughout and all new modern light fixtures. The spacious kithen has all new stainless steel appliances, quartz countertops and custom backsplash. With lots of closet space and a large laundry room, this is the perfect family home. Call for a showing today!

8. 2026-05-06
   listed $205,000 Active 504-char remark

   Show marketing remark (504 chars)

   Beautifully updated home in the heart of Gonzales! This 3 bed/2 bath home is situated on a corner lot with a brand new roof, a good size backyard and a wide driveway for extra parking. The interior boasts fresh paint, luxury vinyl plank flooring throughout and all new modern light fixtures. The spacious kithen has all new stainless steel appliances, quartz countertops and custom backsplash. With lots of closet space and a large laundry room, this is the perfect family home. Call for a showing today!

9. 2026-05-06
   listed $205,000 Active

   Show marketing remark (504 chars)

   Beautifully updated home in the heart of Gonzales! This 3 bed/2 bath home is situated on a corner lot with a brand new roof, a good size backyard and a wide driveway for extra parking. The interior boasts fresh paint, luxury vinyl plank flooring throughout and all new modern light fixtures. The spacious kithen has all new stainless steel appliances, quartz countertops and custom backsplash. With lots of closet space and a large laundry room, this is the perfect family home. Call for a showing today!

10. 2026-03-27
    soldstatus $67,900

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,182 · $99/mo
• Expected delta: +$26/yr (+$2/mo · 2.3%)

ⓘ 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 ≥107°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: $20,677
• − Mortgage interest: −$12,043
• − Property taxes: −$1,156
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$6,255
• Taxable loss: −$3,160
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $1,332/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

• Census place: Gonzales, LA
• County: Ascension Parish · 98,362 people
• City population: 49,278
• 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

+216.6% since first listed

10 events — show timeline

• 2026-05-23 Pending — AcadianaMLS
• 2026-05-19 Relisted — AcadianaMLS
• 2026-05-19 Price Changed $215,000 AcadianaMLS
• 2026-05-19 Relisted — GBRMLS
• 2026-05-19 Price Changed $215,000 GBRMLS
• 2026-05-07 Pending — AcadianaMLS
• 2026-05-07 Pending — GBRMLS
• 2026-05-06 Listed $205,000 GBRMLS
• 2026-05-06 Listed $205,000 AcadianaMLS
• 2026-03-27 Sold (Public Records) $67,900 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,156 · -1.7% YoY. Source: county tax records.