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11
Values Down 4.8%, Rent to $2,020
Updated 12 days ago • 9 new comps
Your Investment Paths
Turnkey Rental
The property at 412 W Caroline St shows promising rental potential in the current market. Monthly income projections range from $1,825 to $2,267, offering investors a solid yield of approximately 18.6% based on local trends. Consistent demand for 3-bedroom homes in Gonzales supports these figures, positioning this asset as a strong candidate for a buy-and-hold strategy. With stable market rates, this rental opportunity presents an attractive path for steady cash flow.
More about this home
Neighborhood Assessment
Picard Addition in Gonzales, LA offers solid neighborhood potential with good schools nearby—Gonzales Primary (6/10, 0.4 miles), East Ascension High (8/10, 1.1 miles). Central location means you're minutes from shopping, restaurants, and I-10 access, though walkability's average on these streets. Comparable homes on W Caroline St show values ~$100K-$200K for similar 1.3K-1.5K sqft, supporting this cute 3BR/2BA cottage's $132K list at $96/sqft. Recent reno with granite, new floors boosts appeal, but flood (severe) and wind (extreme) risks are real concerns here. Comps like 418 W Caroline (same sqft, ~$192K est) suggest steady demand, yet 136 days on market hints at softening or risk pricing buyers off. Growth in Ascension Parish fuels upside if you weather the elements.
Market Activity
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Rental Income
$25K
Yield
18.6%
Appreciation
$971
Year 1 Estimates
Fix-and-Flip
Modernizing this home offers a clear boost to its market appeal. Updated properties command $154.01 per square foot compared to the baseline $141.50. This creates a 4% value increase, helping your home shine in a competitive market. Investing in these updates elevates your potential sale price to $217,000 and attracts better rental income. While market shifts vary, these refinements provide a stylish, refreshed living space that resonates with buyers and tenants seeking quality.
Value Add
$8K
Appreciation
$2K
Post Typical Renovation
Buy-Rehab-Rent
This property offers a solid post-renovation value between 194,000 and 214,000 dollars. With an estimated monthly rent of 1,741 dollars, the project achieves a healthy 10.2 percent yield, presenting a stable income-producing opportunity for investors. Market indicators show steady rental demand, though the slim difference in price-per-square-foot suggests renovation budgets must remain disciplined. Focus on high-impact updates to maximize appraisal value while keeping holding costs low for optimal long-term cash flow.
Rental Income
$21K
Yield
10.2%
Appreciation
$2K
Year 1 Estimates, Post Typical Renovation
Estimated value
$132K
$95.3K below comp median
Comparative Market Analysis
$185K – $255K
~20 days to sell
Based on 8 comps
412 W Caroline St, Gonzales Investment Report: Flip & Rental Analysis · Frontflip