6034 Tuscany Ln · Gonzales, LA 70778

$267,000

3 bd · 2.0 ba · 1,711 sqft · SingleFamily · 20 Days on market

Built 2007 0.31 ac lot Est $269k · at est. $21/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 +18.6/30.0
• ARV discount +7.8/15.0
• DSCR +5.8/10.0
• Schools +4.7/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You must see this beautiful 3-bedroom, 2-bath home! Featuring a spacious layout and inviting atmosphere, this home is ready for its new owners. Come view this Flood zone X, large fenced backyard and open floor plan .Don't miss the opportunity to make it yours!

Key facts

• 0.31 acre lot
• Garage
• Pool

Property features AI

Finance

• Other: Located in the River Ridge subdivision
• HOA & community: Homeowners association with annual fee of $250 (about $20.83/month)

Exterior

• Parking: 2 parking spaces; Garage
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One-story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Above-ground private pool; Lot dimensions approximately 72 x 192 x 70 x 210; Lot area about 0.31 acres

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 $267k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 $249k (6.7% below list).
• Recommended offer: $249k (6.7% below list) — sets the bar for 1% rule.
• 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: 34 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 20 days — a 2% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask is 21% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $189k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $249,090 (6.7% below list)

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. 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: 0.93% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $268,627
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41181 Citadel Dr	0.06mi	3/2.0	1,742 (+2%)	2mo	$200,000	$115	92
41174 Citadel Dr	0.09mi	3/2.0	1,752 (+2%)	2mo	$253,000	$144	90
41163 Remington Dr	0.27mi	3/2.0	1,713 (+0%)	0mo	$269,000	$157	87
41212 Colonial Dr	0.28mi	3/2.0	1,707 (-0%)	10mo	$265,000	$155	78
41125 Merrimac Dr	0.16mi	4/2.0 (+1)	1,831 (+7%)	4mo	$270,000	$147	72
41144 Citadel Dr	0.11mi	3/2.0	1,908 (+12%)	5mo	$287,900	$151	71
5486 Courtyard Dr	0.57mi	3/2.0	1,811 (+6%)	10mo	$385,000	$213	56
41165 New Orleans Dr	0.39mi	3/2.0	1,908 (+12%)	10mo	$285,000	$149	54
12402 Dutchtown Villa Dr Dr	0.52mi	3/2.0	1,544 (-10%)	8mo	$270,000	$175	53
6114 Pelican Crossing Dr	0.49mi	3/2.5	1,838 (+7%)	13mo	$339,900	$185	52
5475 Courtyard Dr	0.61mi	2/2.0 (-1)	1,600 (-6%)	7mo	$310,000	$194	50
6214 Pelican Crossing Dr	0.69mi	3/2.5	1,862 (+9%)	8mo	$339,000	$182	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-26,941
• Equity at exit: $39,811

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-2,564
• Equity at exit: $23,085

Cash invested: $74,760 (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 70778

• Home prices YoY: -21.0%
• Active inventory: 34
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,491 medium
• Mortgage (P&I): −$1,400
• Tax from tax record: −$178 /mo · $2,140/yr
• Insurance: −$111
• HOA: −$21
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $257

Break-even live

Break-even rent $2,166

Max offer price $267,000

Occupancy floor 85%

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: $66,750
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40020 Gadwall Ct Gonzales, LA	4.0	2.0	2006	$2,600	$1.30	23d	1	0.48mi
40450 Hawthorne Dr Darrow, LA	4.0	2.0	2045	$2,250	$1.10	14d	1	1.03mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 28 events

1. 2026-06-18
   days on market $267,000 Active 20 DOM
2. 2026-06-17
   days on market $267,000 Active 19 DOM
3. 2026-06-16
   days on market $267,000 Active 18 DOM
4. 2026-06-15
   days on market $267,000 Active 17 DOM
5. 2026-06-14
   days on market $267,000 Active 15 DOM
6. 2026-06-10
   days on market $267,000 Active 12 DOM
7. 2026-06-09
   days on market $267,000 Active 11 DOM
8. 2026-06-08
   days on market $267,000 Active 10 DOM
9. 2026-06-07
   days on market $267,000 Active 9 DOM
10. 2026-06-05
    days on market $267,000 Active 6 DOM
11. 2026-06-03
    days on market $267,000 Active 5 DOM
12. 2026-06-02
    days on market $267,000 Active 4 DOM
13. 2026-06-01
    days on market $267,000 Active 3 DOM
14. 2026-05-31
    days on market $267,000 Active 2 DOM
15. 2026-05-20
    historical $267,000 260-char remark

    Show marketing remark (260 chars)

    You must see this beautiful 3-bedroom, 2-bath home! Featuring a spacious layout and inviting atmosphere, this home is ready for its new owners. Come view this Flood zone X, large fenced backyard and open floor plan .Don't miss the opportunity to make it yours!

16. 2026-05-20
    historical $267,000

    Show marketing remark (260 chars)

    You must see this beautiful 3-bedroom, 2-bath home! Featuring a spacious layout and inviting atmosphere, this home is ready for its new owners. Come view this Flood zone X, large fenced backyard and open floor plan .Don't miss the opportunity to make it yours!

17. 2021-11-02
    soldstatus Sold 328-char remark

    Show marketing remark (328 chars)

    This beautiful 3bd/2bth home is conveniently located between Baton Rouge and New Orleans. The Roxie model is an open floor plan with gas corner fireplace in family room. Master bedroom has huge walk-in closet and spacious bath. Large fenced back-yard. Flood zone X, never flooded. Refrigerator, washer, and dryer are negotiable.

18. 2021-08-26
    status Pending 328-char remark

    Show marketing remark (328 chars)

    This beautiful 3bd/2bth home is conveniently located between Baton Rouge and New Orleans. The Roxie model is an open floor plan with gas corner fireplace in family room. Master bedroom has huge walk-in closet and spacious bath. Large fenced back-yard. Flood zone X, never flooded. Refrigerator, washer, and dryer are negotiable.

19. 2021-08-25
    status Active 328-char remark

    Show marketing remark (328 chars)

    This beautiful 3bd/2bth home is conveniently located between Baton Rouge and New Orleans. The Roxie model is an open floor plan with gas corner fireplace in family room. Master bedroom has huge walk-in closet and spacious bath. Large fenced back-yard. Flood zone X, never flooded. Refrigerator, washer, and dryer are negotiable.

20. 2021-08-17
    historical 328-char remark

    Show marketing remark (328 chars)

    This beautiful 3bd/2bth home is conveniently located between Baton Rouge and New Orleans. The Roxie model is an open floor plan with gas corner fireplace in family room. Master bedroom has huge walk-in closet and spacious bath. Large fenced back-yard. Flood zone X, never flooded. Refrigerator, washer, and dryer are negotiable.

21. 2021-08-14
    listed $220,000 Active 328-char remark

    Show marketing remark (328 chars)

    This beautiful 3bd/2bth home is conveniently located between Baton Rouge and New Orleans. The Roxie model is an open floor plan with gas corner fireplace in family room. Master bedroom has huge walk-in closet and spacious bath. Large fenced back-yard. Flood zone X, never flooded. Refrigerator, washer, and dryer are negotiable.

22. 2021-08-14
    listed $220,000

    Show marketing remark (328 chars)

    This beautiful 3bd/2bth home is conveniently located between Baton Rouge and New Orleans. The Roxie model is an open floor plan with gas corner fireplace in family room. Master bedroom has huge walk-in closet and spacious bath. Large fenced back-yard. Flood zone X, never flooded. Refrigerator, washer, and dryer are negotiable.

23. 2014-07-11
    soldstatus $189,000
24. 2014-07-09
    soldstatus
25. 2014-01-20
    listed $189,000
26. 2014-01-20
    listed $189,000
27. 2007-11-30
    soldstatus $185,900
28. 2006-03-13
    soldstatus

ⓘ 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: $2,140 · $178/mo
• Projected year-2 tax: $2,140 · $178/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 ≥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: $29,891
• − Mortgage interest: −$14,956
• − Property taxes: −$2,140
• − Insurance: −$1,335
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − HOA: −$252
• − Depreciation: −$7,767
• Taxable loss: −$1,343
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $3,406/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

• City population: 49,084
• Population (ZIP): 2,879

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 23% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 19% Serbian 5% Italian 1%
• Foreign-born: 1% · Canada

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: ▼ -38.03%
• Current HPI: 143.018
• 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

+43.6% since first listed

14 events — show timeline

• 2026-05-20 Coming Soon $267,000 AcadianaMLS
• 2026-05-20 Coming Soon $267,000 GBRMLS
• 2021-11-02 Sold (MLS) — GBRMLS
• 2021-08-26 Pending — GBRMLS
• 2021-08-25 Relisted — GBRMLS
• 2021-08-17 Delisted — GBRMLS
• 2021-08-14 Listed $220,000 AcadianaMLS
• 2021-08-14 Listed $220,000 GBRMLS
• 2014-07-11 Sold (Public Records) $189,000 Public Records
• 2014-07-09 Sold (MLS) — GBRMLS
• 2014-01-20 Listed $189,000 AcadianaMLS
• 2014-01-20 Listed $189,000 GBRMLS
• 2007-11-30 Sold (Public Records) $185,900 Public Records
• 2006-03-13 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,140 · -1.7% YoY. Source: county tax records.