15840 Garrigue Dr · Zachary, LA 70791

$241,900

4 bd · 2.0 ba · 1,576 sqft · SingleFamily · 3 Days on market

Built 2026 Excellent condition 6,011 sqft lot $47/mo HOA · 2% of rent

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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 +9.3/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• DSCR +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to, a new home in Miraval. The Bay leaf is a single-story new construction home offering 4 bedrooms, 2 bathrooms, and a 1-car garage across 1,576 square feet of comfortable, thoughtfully planned living space. Designed for modern living, this open-concept floor plan is perfect for families, entertainers, first-time buyers, and anyone searching for a functional and stylish home. Step inside from the covered front porch into a welcoming foyer with convenient access to the laundry room. The Bay Leaf opens into a bright, flowing layout where the kitchen, dining, and living room come together seamlessly,creating the ideal space for everyday living and gathering with friends and family. The modern kitchen features a spacious island overlooking the living area, a walk-in pantry, and easy access to the dining room. Homebuyers will love the stainless-steel appliances, including a stove, microwave hood, and dishwasher, paired with beautiful 3 cm granite countertops throughout, adding durability, style, and value. The primary bedroom suite, located privately toward the rear of the home, offers a relaxing retreat complete with a large walk-in closet and a well-appointed bathroom with dual-sink vanity and linen storage. Three additional secondary bedrooms are thoughtfully positioned throughout the home, providing flexibility for children's rooms, guest space, home office needs, or hobby areas, all supported by a conveniently located second full bathroom. A covered back patio extends your living space outdoors, perfect for enjoying quiet mornings, weekend grilling, or evening relaxation. With its smart layout, efficient design, and well-balanced living areas, The Bay Leaf delivers comfort and convenience in every square foot. Explore The Bay Leaf today and discover why this versatile, family-friendly floor plan continues to be a favorite among new homebuyers. ***Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.***

Key facts

• Modern kitchen
• Granite countertops
• Walk-in pantry

Tags

• NEW CONSTRUCTION HOME
• OPEN-CONCEPT FLOOR PLAN
• MODERN KITCHEN
• WALK-IN PANTRY
• STAINLESS-STEEL APPLIANCES
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Subdivision: Miraval
• HOA & community: Homeowners association with an annual fee of $560

Exterior

• Parking: 2 parking spaces; Garage with concrete driveway and garage door opener
• Security: Smoke detector(s)
• Utilities: Water: Other (not specified)
• Home design: Single-family detached residence; New construction; Builder: D.R. Horton, Inc. - Gulf Coast; Bay Leaf model; Entry facing information not provided
• Construction: Vinyl siding over frame construction; Slab foundation; Shingle roof; Home warranty included
• Exterior features: Covered porch and patio; Rectangular lot

Interior

• Kitchen: Range, Oven, Dishwasher, Disposal, Microwave, Stainless steel appliances
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Range, Oven, Dishwasher, Disposal, Microwave, Stainless steel appliances; Smoke detector(s)
• Laundry & utility: Washer hookup

🏗️ New construction. The $241,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $255,312.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $242k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (15.0% below list).
• Recommended offer: $206k (15.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#64 in LA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living B+; 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.
• Zoned schools: Rollins Place Elementary (847 students, 60% FRL); Northwestern Middle School (math 41% / reading 68%, grade B-, #17 of 218 statewide, top 8%, 912 students, 56% FRL); Zachary High School (math 56% / reading 68%, grade B-, #15 of 265 statewide, top 6%, 1,765 students, 53% FRL) — zoned schools average 56% FRL vs 38% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 586 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/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.
• East Baton Rouge County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 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.

Recommended offer $205,532 (15.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.15%
• DSCR: 0.86
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $255,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
440 Miraval Ave	0.03mi	4/2.0	1,555 (-1%)	3mo	$246,900	$159	94
470 Miraval Ave	0.03mi	3/2.0 (-1)	1,543 (-2%)	1mo	$245,900	$159	89
450 Miraval Ave	0.03mi	3/2.0 (-1)	1,543 (-2%)	2mo	$244,900	$159	88
481 Miraval Ave	0.03mi	4/2.0	1,500 (-5%)	3mo	$215,900	$144	88
481 Miraval Ave	0.07mi	4/2.0	1,500 (-5%)	3mo	$235,900	$157	86
445 Miraval Ave	0.03mi	3/2.0 (-1)	1,343 (-15%)	2mo	$237,000	$176	68
445 Miraval Ave	0.03mi	3/2.0 (-1)	1,343 (-15%)	2mo	$238,900	$178	68
936 Ryan Ave	0.52mi	4/2.0	1,658 (+5%)	1mo	$267,885	$162	67
948 Ryan Ave	0.53mi	3/2.0 (-1)	1,543 (-2%)	1mo	$258,900	$168	66
943 Ryan Ave	0.50mi	4/2.0	1,658 (+5%)	3mo	$269,900	$163	65
967 Ryan Ave	0.54mi	3/2.0 (-1)	1,543 (-2%)	3mo	$254,900	$165	64
954 Ryan Ave	0.54mi	4/2.0	1,658 (+5%)	3mo	$265,900	$160	64

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: -20.2%
• Equity multiple: 0.29×
• Total profit: $-50,798
• Equity at exit: $38,068

10-year hold

• IRR: -10.8%
• Equity multiple: 0.31×
• Total profit: $-49,007
• Equity at exit: $22,075

Cash invested: $71,487 (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: 586
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,055 medium
• Mortgage (P&I): −$1,339
• Tax est. 1.5%: −$319 /mo · $3,830/yr
• Insurance: −$106
• HOA: −$47
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-188

Break-even live

Break-even rent $2,293

Max offer price $228,151

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-99	+0% $-188	+5% $-276	+10% $-364
Rent	-10% $-350	-5% $-269	+0% $-188	+5% $-107	+10% $-25
Rate	-1.0pp $-59	-0.5pp $-123	base $-188	+0.5pp $-254	+1.0pp $-321

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: $63,828
• Closing costs: $7,659
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1641 Groom Rd Baker, LA	3.0	2.0	1250	$1,650	$1.32	16d	1	1.33mi

HOA detail

• Monthly dues: $47 · $564/yr

Listing history 3 events

1. 2026-06-22
   days on market $241,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark

   Show marketing remark (1986 chars)

   Welcome to, a new home in Miraval. The Bay leaf is a single-story new construction home offering 4 bedrooms, 2 bathrooms, and a 1-car garage across 1,576 square feet of comfortable, thoughtfully planned living space. Designed for modern living, this open-concept floor plan is perfect for families, entertainers, first-time buyers, and anyone searching for a functional and stylish home. Step inside from the covered front porch into a welcoming foyer with convenient access to the laundry room. The Bay Leaf opens into a bright, flowing layout where the kitchen, dining, and living room come together seamlessly,creating the ideal space for everyday living and gathering with friends and family. The modern kitchen features a spacious island overlooking the living area, a walk-in pantry, and easy access to the dining room. Homebuyers will love the stainless-steel appliances, including a stove, microwave hood, and dishwasher, paired with beautiful 3 cm granite countertops throughout, adding durability, style, and value. The primary bedroom suite, located privately toward the rear of the home, offers a relaxing retreat complete with a large walk-in closet and a well-appointed bathroom with dual-sink vanity and linen storage. Three additional secondary bedrooms are thoughtfully positioned throughout the home, providing flexibility for children's rooms, guest space, home office needs, or hobby areas, all supported by a conveniently located second full bathroom. A covered back patio extends your living space outdoors, perfect for enjoying quiet mornings, weekend grilling, or evening relaxation. With its smart layout, efficient design, and well-balanced living areas, The Bay Leaf delivers comfort and convenience in every square foot. Explore The Bay Leaf today and discover why this versatile, family-friendly floor plan continues to be a favorite among new homebuyers. ***Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.***

3. 2026-06-18
   listed $241,900 Active 1 DOM

   Show marketing remark (1986 chars)

   Welcome to, a new home in Miraval. The Bay leaf is a single-story new construction home offering 4 bedrooms, 2 bathrooms, and a 1-car garage across 1,576 square feet of comfortable, thoughtfully planned living space. Designed for modern living, this open-concept floor plan is perfect for families, entertainers, first-time buyers, and anyone searching for a functional and stylish home. Step inside from the covered front porch into a welcoming foyer with convenient access to the laundry room. The Bay Leaf opens into a bright, flowing layout where the kitchen, dining, and living room come together seamlessly,creating the ideal space for everyday living and gathering with friends and family. The modern kitchen features a spacious island overlooking the living area, a walk-in pantry, and easy access to the dining room. Homebuyers will love the stainless-steel appliances, including a stove, microwave hood, and dishwasher, paired with beautiful 3 cm granite countertops throughout, adding durability, style, and value. The primary bedroom suite, located privately toward the rear of the home, offers a relaxing retreat complete with a large walk-in closet and a well-appointed bathroom with dual-sink vanity and linen storage. Three additional secondary bedrooms are thoughtfully positioned throughout the home, providing flexibility for children's rooms, guest space, home office needs, or hobby areas, all supported by a conveniently located second full bathroom. A covered back patio extends your living space outdoors, perfect for enjoying quiet mornings, weekend grilling, or evening relaxation. With its smart layout, efficient design, and well-balanced living areas, The Bay Leaf delivers comfort and convenience in every square foot. Explore The Bay Leaf today and discover why this versatile, family-friendly floor plan continues to be a favorite among new homebuyers. ***Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.***

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,664
• − Mortgage interest: −$14,301
• − Property taxes: −$3,830
• − Insurance: −$1,277
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − HOA: −$564
• − Depreciation: −$7,427
• Taxable loss: −$6,681
• Est. tax savings @ 24.0%: +$1,604
• After-tax cash flow: $-649/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.

Condition & rehab AI · 6 photos

Excellent 100/100 None rehab

This single-story new construction home is in excellent condition with a modern and functional floor plan. It is move-in ready and offers a great value for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers.
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value and appeal to buyers.
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to buyers.
• Both Adding a smart security system — A smart security system can provide peace of mind and attract buyers who prioritize safety and security.
• Both Adding a smart lighting system — A smart lighting system can improve energy efficiency and provide more control over lighting, making the home more attractive to buyers.
• Both Adding a smart camera system — A smart camera system can provide peace of mind and attract buyers who prioritize safety and security.
• Both Adding a smart doorbell system — A smart doorbell system can provide more control over who enters the home and can improve energy efficiency by reducing the need for traditional doorbells.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers. ↑
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value and appeal to buyers. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to buyers. ↑
• Both Adding a smart security system — A smart security system can provide peace of mind and attract buyers who prioritize safety and security. ↑
• Both Adding a smart lighting system — A smart lighting system can improve energy efficiency and provide more control over lighting, making the home more attractive to buyers. ↑
• Both Adding a smart camera system — A smart camera system can provide peace of mind and attract buyers who prioritize safety and security. ↑
• Both Adding a smart doorbell system — A smart doorbell system can provide more control over who enters the home and can improve energy efficiency by reducing the need for traditional doorbells. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

2 events — show timeline

• 2026-06-18 Listed $241,900 AcadianaMLS
• 2026-06-18 Listed $241,900 GBRMLS