13435 Orleans Dr · Gonzales, LA 70737

$264,900

4 bd · 2.0 ba · 1,637 sqft · SingleFamily · 58 Days on market

Built 2005 10,497 sqft lot $162/sqft · 15% below area Est $310k · 15% under

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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 +15.5/30.0
• ARV discount +14.1/15.0
• DSCR +4.8/10.0
• Schools +4.7/10.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and full of charm, this home offers outstanding curb appeal with low-maintenance landscaping, a wood-fenced backyard, and a covered patio perfect for relaxing or entertaining. Inside, the spacious living room features carpeting, a vaulted ceiling, ceiling fan, and a cozy corner gas fireplace with a mantle. The kitchen is equipped with ceramic tile flooring and countertops, an electric range/oven, a convenient breakfast bar, and a adjoining breakfast area. The primary bedroom includes carpeted flooring, a walk-in closet, and a private ensuite bath. The primary bathroom offers ceramic tile flooring, a double vanity, a separate shower, and a garden soaking tub. Three additional bedrooms are generously sized, feature carpet flooring, and share a full bathroom. Major updates include a new roof installed in 2022 by Garcia Roofing and a new HVAC system installed in 2022 by Glaze HVAC. Ideally located and competitively priced--schedule your private showing today! **Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.**

Key facts

• Walk-in closet
• Covered patio
• Wood-fenced backyard

Tags

• WOOD-FENCED BACKYARD
• COVERED PATIO
• CERAMIC TILE FLOORING
• BREAKFAST BAR
• WALK-IN CLOSET
• PRIVATE ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $220k (16.9% below list).
• Recommended offer: $220k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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); 567 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 579 units permitted in Ascension Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 58 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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.
• Current owner paid $161k; list at $265k implies a 65% 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 $220,138 (16.9% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (median comp): $310,435
• List price: $264,900
• Delta: -14.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13417 Orleans Dr	0.04mi	3/2.0 (-1)	1,638 (+0%)	1mo	$260,000	$159	92
40008 La Hwy 621	0.37mi	3/2.0 (-1)	1,610 (-2%)	4mo	$324,900	$202	71
13285 Orleans Dr	0.30mi	3/2.0 (-1)	1,681 (+3%)	13mo	$262,900	$156	66
13505 Orleans Dr	0.14mi	3/2.0 (-1)	1,500 (-8%)	13mo	$265,000	$177	64
40456 Barden Rd	0.67mi	3/2.0 (-1)	1,552 (-5%)	11mo	$278,000	$179	46
40434 La Hwy 621	0.56mi	3/2.5 (-1)	1,840 (+12%)	2mo	$379,900	$206	45
13106 Driftwood Ave	0.74mi	3/2.0 (-1)	1,665 (+2%)	18mo	$329,900	$198	42
40449 Kathy St	0.71mi	3/2.0 (-1)	1,548 (-5%)	18mo	$230,000	$149	38

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-35,537
• Equity at exit: $39,497

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-20,042
• 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: 567
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,201 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $108

Break-even live

Break-even rent $2,064

Max offer price $264,900

Occupancy floor 90%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14086 Airline Hwy Gonzales, LA	1.0–3.0	1.0–2.0	1171	$1,779	$1.52	14d	1	0.75mi
40300 Creek Bend Dr Gonzales, LA	3.0	2.0	1381	$2,000	$1.45	14d	1	1.43mi

Listing history 12 events

1. 2026-06-01
   status $264,900 Pending 58 DOM
2. 2026-05-31
   days on market $264,900 Active 58 DOM
3. 2026-05-31
   days on market $264,900 Active 57 DOM
4. 2026-05-13
   price $264,900 1145-char remark

   Show marketing remark (1157 chars)

   Move-in ready and full of charm, this home offers outstanding curb appeal with low-maintenance landscaping, a wood-fenced backyard, and a covered patio perfect for relaxing or entertaining. Inside, the spacious living room features carpeting, a vaulted ceiling, ceiling fan, and a cozy corner gas fireplace with a mantle. The kitchen is equipped with ceramic tile flooring and countertops, an electric range/oven, a convenient breakfast bar, and a adjoining breakfast area. The primary bedroom includes carpeted flooring, a walk-in closet, and a private ensuite bath. The primary bathroom offers ceramic tile flooring, a double vanity, a separate shower, and a garden soaking tub. Three additional bedrooms are generously sized, feature carpet flooring, and share a full bathroom. Major updates include a new roof installed in 2022 by Garcia Roofing and a new HVAC system installed in 2022 by Glaze HVAC. Ideally located and competitively priced—schedule your private showing today! * * Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes. * *

5. 2026-05-13
   price $264,900 1157-char remark

   Show marketing remark (1157 chars)

   Move-in ready and full of charm, this home offers outstanding curb appeal with low-maintenance landscaping, a wood-fenced backyard, and a covered patio perfect for relaxing or entertaining. Inside, the spacious living room features carpeting, a vaulted ceiling, ceiling fan, and a cozy corner gas fireplace with a mantle. The kitchen is equipped with ceramic tile flooring and countertops, an electric range/oven, a convenient breakfast bar, and a adjoining breakfast area. The primary bedroom includes carpeted flooring, a walk-in closet, and a private ensuite bath. The primary bathroom offers ceramic tile flooring, a double vanity, a separate shower, and a garden soaking tub. Three additional bedrooms are generously sized, feature carpet flooring, and share a full bathroom. Major updates include a new roof installed in 2022 by Garcia Roofing and a new HVAC system installed in 2022 by Glaze HVAC. Ideally located and competitively priced—schedule your private showing today! * * Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes. * *

6. 2026-04-03
   listed $269,900 Active 1145-char remark

   Show marketing remark (1157 chars)

   Move-in ready and full of charm, this home offers outstanding curb appeal with low-maintenance landscaping, a wood-fenced backyard, and a covered patio perfect for relaxing or entertaining. Inside, the spacious living room features carpeting, a vaulted ceiling, ceiling fan, and a cozy corner gas fireplace with a mantle. The kitchen is equipped with ceramic tile flooring and countertops, an electric range/oven, a convenient breakfast bar, and a adjoining breakfast area. The primary bedroom includes carpeted flooring, a walk-in closet, and a private ensuite bath. The primary bathroom offers ceramic tile flooring, a double vanity, a separate shower, and a garden soaking tub. Three additional bedrooms are generously sized, feature carpet flooring, and share a full bathroom. Major updates include a new roof installed in 2022 by Garcia Roofing and a new HVAC system installed in 2022 by Glaze HVAC. Ideally located and competitively priced—schedule your private showing today! * * Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes. * *

7. 2026-04-03
   listed $269,900 Active 1157-char remark

   Show marketing remark (1157 chars)

   Move-in ready and full of charm, this home offers outstanding curb appeal with low-maintenance landscaping, a wood-fenced backyard, and a covered patio perfect for relaxing or entertaining. Inside, the spacious living room features carpeting, a vaulted ceiling, ceiling fan, and a cozy corner gas fireplace with a mantle. The kitchen is equipped with ceramic tile flooring and countertops, an electric range/oven, a convenient breakfast bar, and a adjoining breakfast area. The primary bedroom includes carpeted flooring, a walk-in closet, and a private ensuite bath. The primary bathroom offers ceramic tile flooring, a double vanity, a separate shower, and a garden soaking tub. Three additional bedrooms are generously sized, feature carpet flooring, and share a full bathroom. Major updates include a new roof installed in 2022 by Garcia Roofing and a new HVAC system installed in 2022 by Glaze HVAC. Ideally located and competitively priced—schedule your private showing today! * * Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes. * *

8. 2008-02-22
   soldstatus
9. 2006-12-05
   soldstatus $160,550
10. 2006-05-19
    soldstatus
11. 2005-09-18
    listed $183,900
12. 2005-09-18
    listed $183,900

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $1,574 · $131/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 4/10 Moderate FEMA zone X · 22% 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: $26,417
• − Mortgage interest: −$14,839
• − Property taxes: −$1,574
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$7,706
• Taxable loss: −$3,254
• Est. tax savings @ 24.0%: +$781
• After-tax cash flow: $2,081/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

+44.0% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $264,900 AcadianaMLS
• 2026-05-13 Price Changed $264,900 GBRMLS
• 2026-04-03 Listed $269,900 GBRMLS
• 2026-04-03 Listed $269,900 AcadianaMLS
• 2008-02-22 Sold (Public Records) — Public Records
• 2006-12-05 Sold (Public Records) $160,550 Public Records
• 2006-05-19 Sold (MLS) — GBRMLS
• 2005-09-18 Listed $183,900 AcadianaMLS
• 2005-09-18 Listed $183,900 GBRMLS

Property tax history

-0.2%/yr

Latest (2025): $1,574 · -1.8% YoY. Source: county tax records.