4637 Fleming St · Zachary, LA 70791

$158,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 13 Days on market

Built 1979 0.30 ac lot Est $163k · at est.

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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 +22.5/30.0
• ARV discount +8.9/15.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UPDATED 3 BEDROOM 1 BATH HOME ON LARGE FENCED IN LOT. FLOOD ZONE X, NO FLOOD INSURANCE REQUIRED. NO CARPET, NEW FLOORING, FRESH PAINT! 20' X 16' SHOP WITH ELECTRICAL INSTALLED, READY FOR CONNECTION TO MAIN PANEL. CHICKEN COOP TO REMAIN. 19' X 10' COVERED PATIO IN REAR OF HOME. ROOF 4 YEARS OLD. PERFECT STARTER HOME WITH PLENTY OF ROOM FOR PETS AND CHILDREN. GREAT SCHOOLS.

Key facts

• Fresh paint
• New flooring
• Large fenced in lot

Tags

• LARGE FENCED IN LOT
• NEW FLOORING
• FRESH PAINT
• SHOP WITH ELECTRICAL
• CHICKEN COOP
• COVERED PATIO

Property features AI

Finance

• Other: Located in Woodview Subdivision

Exterior

• Parking: Covered garage
• Utilities: Public water
• Home design: Detached single-family home; Single-story
• Construction: Built with wood siding and brick; Slab foundation
• Exterior features: Lot approximately 0.3 acres with dimensions 69 x 153 x 69 x 152; Wood siding and brick exterior

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central and electric heating; Central air conditioning plus wall unit(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Cap rate 8.3% vs local median 4.5% in Zachary — 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 69/100 on livability (#64 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: crime C-, amenities F, commute F.
• Zachary Community School District (suburban): math 46% / reading 60% proficiency, ranked #8 of 98 in LA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.2%/yr); 584 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 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 $5k of value loss. Plan a longer hold.
• East Baton Rouge County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,000

Questions for the listing agent

1. Built in 1979 — 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 A-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. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $163,020
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4843 Kennedy Dr	0.10mi	3/2.0	1,116 (-2%)	18mo	$190,000	$170	73
4543 41st St	0.48mi	3/1.0	1,182 (+4%)	14mo	$180,000	$152	60
4866 June St	0.22mi	3/1.5	1,253 (+10%)	19mo	$190,000	$152	56
4301 Marshall St	0.49mi	3/1.0	1,113 (-2%)	22mo	$79,000	$71	55
4279 Robert St	0.59mi	3/1.5	1,105 (-3%)	15mo	$165,000	$149	53
4226 Nelson St	0.57mi	2/1.0 (-1)	1,147 (+1%)	21mo	$114,900	$100	50
3978 Nelson St	0.67mi	3/1.0	1,054 (-8%)	8mo	$150,000	$142	50
4031 Florida St	0.65mi	3/1.0	1,034 (-9%)	12mo	$120,000	$116	44
4105 Bennett St	0.54mi	2/1.0 (-1)	1,293 (+13%)	14mo	$173,000	$134	35
4035 Nelson St	0.62mi	2/1.0 (-1)	1,295 (+14%)	14mo	$185,000	$143	32

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 · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,714
• Equity at exit: $23,558

10-year hold

• IRR: 6.9%
• Equity multiple: 1.54×
• Total profit: $24,107
• Equity at exit: $13,661

Cash invested: $44,240 (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 70791

• Home prices YoY: -21.6%
• Rents YoY: 4.2%
• Active inventory: 584
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,625 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$123 /mo · $1,475/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $266

Break-even live

Break-even rent $1,288

Max offer price $158,000

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4133 Lee St #17 Zachary, LA	2.0	1.0	800	$975	$1.22	14d	1	0.59mi
4133 Lee St #17 Zachary, LA	2.0	1.0	800	$975	$1.22	19d	1	0.59mi
5633 Emmie Dr Zachary, LA	3.0	3.0	1441	$2,150	$1.49	19d	1	0.59mi
4150 McHugh Rd Zachary, LA	1.0–3.0	1.0–2.0	993	$1,690	$1.70	14d	8	1.08mi

Listing history 5 events

1. 2026-05-31
   days on market $158,000 Active 13 DOM
2. 2026-05-31
   days on market $158,000 Active 12 DOM
3. 2026-05-18
   listed $165,000 Active

   Show marketing remark (374 chars)

   UPDATED 3 BEDROOM 1 BATH HOME ON LARGE FENCED IN LOT. FLOOD ZONE X, NO FLOOD INSURANCE REQUIRED. NO CARPET, NEW FLOORING, FRESH PAINT! 20' X 16' SHOP WITH ELECTRICAL INSTALLED, READY FOR CONNECTION TO MAIN PANEL. CHICKEN COOP TO REMAIN. 19' X 10' COVERED PATIO IN REAR OF HOME. ROOF 4 YEARS OLD. PERFECT STARTER HOME WITH PLENTY OF ROOM FOR PETS AND CHILDREN. GREAT SCHOOLS.

4. 2026-05-18
   listed $165,000 Active 374-char remark

   Show marketing remark (374 chars)

   UPDATED 3 BEDROOM 1 BATH HOME ON LARGE FENCED IN LOT. FLOOD ZONE X, NO FLOOD INSURANCE REQUIRED. NO CARPET, NEW FLOORING, FRESH PAINT! 20' X 16' SHOP WITH ELECTRICAL INSTALLED, READY FOR CONNECTION TO MAIN PANEL. CHICKEN COOP TO REMAIN. 19' X 10' COVERED PATIO IN REAR OF HOME. ROOF 4 YEARS OLD. PERFECT STARTER HOME WITH PLENTY OF ROOM FOR PETS AND CHILDREN. GREAT SCHOOLS.

5. 1997-06-19
   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: $1,475 · $123/mo
• Projected year-2 tax: $1,475 · $123/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $19,497
• − Mortgage interest: −$8,850
• − Property taxes: −$1,475
• − Insurance: −$790
• − Repairs & maintenance: −$1,560
• − Management: −$1,560
• − Depreciation: −$4,596
• Taxable income: $666
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $3,035/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: Zachary Community School District
• NCES district ID: 2200039
• Math proficiency: 46% ▼ -38.00%
• Reading proficiency: 60% ▼ -28.00%
• Median HH income: $68,531
• Composite: 46.99/100
• National rank: #2349
• State rank: #8 of 98 in LA

Livability — Zachary

• Score: 69/100
• State rank: #64
• US rank: #8274

Category grades

Amenities F Commute F Cost of living B+ Crime C- Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zachary, LA
• County: East Baton Rouge Parish · 399,686 people
• City population: 30,385
• Metro: Baton Rouge, LA
• Population (ZIP): 30,385
• Household income: $78,263
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 718.0

Population outlook (East Baton Rouge County) Hauer SSP2

• Today (2025): 464,810 people
• By 2030: 472,137 · +1.6%
• By 2040: 480,243 · +3.3%
• By 2050: 484,422 · +4.2%
• By 2075: 492,069 · +5.9%
• By 2100: 476,347 · +2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 53% Black 41% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 6% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · East Baton Rouge

• 2024 margin: D (+11.1) · D 54.5% · R 43.4% · Other 2.1%
• 2008→2024 swing: +8.9pp toward D · 2008: 2.2pp · 2024: 11.1pp
• All cycles: 2024: D+11.1 2020: D+13.1 2016: D+9.2 2012: D+5.2 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.01%
• Current HPI: 170.2143
• Rent YoY: ▲ 4.18%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-18 Listed $165,000 AcadianaMLS
• 2026-05-18 Listed $165,000 GBRMLS
• 1997-06-19 Sold (Public Records) — Public Records

Property tax history

+44.0%/yr

Latest (2025): $1,475 · -13.2% YoY. Source: county tax records.