4615 41st St · Zachary, LA 70791

$192,500

3 bd · 1.5 ba · 910 sqft · SingleFamily public records · 27 Days on market

Built 1959 6,969 sqft lot Est $143k · 35% over

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Why this score? — see what drove the F 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 +9.0/30.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedrooms. Two blocks from Zachary schools. Roof and HVAC both under seven years old. If you're hunting a first home or a clean rental in the Zachary school zone, the numbers on 4615 41st Street work harder than most listings in this price range. || THE STRUCTURE -- 1,192 sqft single story on a slab foundation. Traditional brick. 3 bedrooms, 1.5 baths, open floor plan. Roof, HVAC, and major systems all under 7 years old. || INSIDE -- Granite counters, kitchen island, gas range. Ceramic tile and real wood floors. Primary bedroom with en-suite bath. Ceiling fans throughout. Custom window shades convey. || OUTSIDE -- Fully fenced yard, chain link and wood. Covered carport plus attached and off-street parking. Front porch. Storage shed stays with the home. Mature shade trees. || THE LOCATION -- Walking distance to Zachary High and Zachary Elementary, inside one of the strongest-performing districts in the Baton Rouge metro. That's what holds value here. That's what keeps rental demand steady year over year. || THE FIT -- First-time buyers: priced clean for FHA or conventional. Investors: underwrites as a long-hold rental in the Zachary catchment. || Showings by appointment. Listed by Caleb Jackson * Reve Realtors(r) * [phone]

Key facts

• Open floor plan
• Kitchen island
• Granite counters

Tags

• ROOF UNDER SEVEN YEARS OLD
• HVAC UNDER SEVEN YEARS OLD
• OPEN FLOOR PLAN
• GRANITE COUNTERS
• KITCHEN ISLAND
• GAS RANGE

Property features AI

Exterior

• Parking: Attached garage; Carport; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence (detached)
• Construction: Brick construction; Slab foundation; Built with shingle roof
• Exterior features: Fenced yard with chain link and wood sections (full fence); Shingle roof

Interior

• Flooring: Tile; Wood; Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 partial bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile, wood and carpet flooring; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $-153 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (28.7% below list).
• Recommended offer: $137k (28.7% 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: 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $6k 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

• It's been on market 27 days — a 2% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $137,304 (28.7% 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. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.71% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.41%
• DSCR: 0.85
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $142,870
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3961 Florida St	0.54mi	2/1.0 (-1)	830 (-9%)	13mo	$129,900	$157	42
4031 Florida St	0.52mi	3/1.0	1,034 (+14%)	12mo	$120,000	$116	41

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: -20.8%
• Equity multiple: 0.27×
• Total profit: $-39,322
• Equity at exit: $28,702

10-year hold

• IRR: -11.9%
• Equity multiple: 0.26×
• Total profit: $-40,000
• Equity at exit: $16,644

Cash invested: $53,900 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$1,009
• Tax from tax record: −$148 /mo · $1,776/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-153

Break-even live

Break-even rent $1,567

Max offer price $165,480

Occupancy floor —

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: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.52mi
4133 Lee St #17 Zachary, LA	2.0	1.0	800	$975	$1.22	19d	1	0.52mi
4150 McHugh Rd Zachary, LA	1.0–3.0	1.0–2.0	993	$1,690	$1.70	14d	8	1.44mi

Listing history 39 events

1. 2026-06-17
   days on market $192,500 Active 27 DOM
2. 2026-06-16
   days on market $192,500 Active 26 DOM
3. 2026-06-15
   days on market $192,500 Active 25 DOM
4. 2026-06-14
   days on market $192,500 Active 23 DOM
5. 2026-06-13
   days on market $192,500 Active 22 DOM
6. 2026-06-10
   days on market $192,500 Active 20 DOM
7. 2026-06-09
   days on market $192,500 Active 19 DOM
8. 2026-06-08
   days on market $192,500 Active 18 DOM
9. 2026-06-07
   days on market $192,500 Active 17 DOM
10. 2026-06-03
    days on market $192,500 Active 13 DOM
11. 2026-06-02
    days on market $192,500 Active 12 DOM
12. 2026-06-01
    days on market $192,500 Active 11 DOM
13. 2026-05-31
    days on market $192,500 Active 10 DOM
14. 2026-05-31
    days on market $192,500 Active 9 DOM
15. 2026-05-21
    listed $192,500 Active 1253-char remark

    Show marketing remark (1253 chars)

    Three bedrooms. Two blocks from Zachary schools. Roof and HVAC both under seven years old. If you're hunting a first home or a clean rental in the Zachary school zone, the numbers on 4615 41st Street work harder than most listings in this price range. || THE STRUCTURE -- 1,192 sqft single story on a slab foundation. Traditional brick. 3 bedrooms, 1.5 baths, open floor plan. Roof, HVAC, and major systems all under 7 years old. || INSIDE -- Granite counters, kitchen island, gas range. Ceramic tile and real wood floors. Primary bedroom with en-suite bath. Ceiling fans throughout. Custom window shades convey. || OUTSIDE -- Fully fenced yard, chain link and wood. Covered carport plus attached and off-street parking. Front porch. Storage shed stays with the home. Mature shade trees. || THE LOCATION -- Walking distance to Zachary High and Zachary Elementary, inside one of the strongest-performing districts in the Baton Rouge metro. That's what holds value here. That's what keeps rental demand steady year over year. || THE FIT -- First-time buyers: priced clean for FHA or conventional. Investors: underwrites as a long-hold rental in the Zachary catchment. || Showings by appointment. Listed by Caleb Jackson * Reve Realtors(r) * [phone]

16. 2026-05-21
    listed $192,500 Active

    Show marketing remark (1253 chars)

    Three bedrooms. Two blocks from Zachary schools. Roof and HVAC both under seven years old. If you're hunting a first home or a clean rental in the Zachary school zone, the numbers on 4615 41st Street work harder than most listings in this price range. || THE STRUCTURE -- 1,192 sqft single story on a slab foundation. Traditional brick. 3 bedrooms, 1.5 baths, open floor plan. Roof, HVAC, and major systems all under 7 years old. || INSIDE -- Granite counters, kitchen island, gas range. Ceramic tile and real wood floors. Primary bedroom with en-suite bath. Ceiling fans throughout. Custom window shades convey. || OUTSIDE -- Fully fenced yard, chain link and wood. Covered carport plus attached and off-street parking. Front porch. Storage shed stays with the home. Mature shade trees. || THE LOCATION -- Walking distance to Zachary High and Zachary Elementary, inside one of the strongest-performing districts in the Baton Rouge metro. That's what holds value here. That's what keeps rental demand steady year over year. || THE FIT -- First-time buyers: priced clean for FHA or conventional. Investors: underwrites as a long-hold rental in the Zachary catchment. || Showings by appointment. Listed by Caleb Jackson * Reve Realtors(r) * [phone]

17. 2024-02-09
    soldstatus $170,000
18. 2020-09-22
    soldstatus $155,000
19. 2020-09-21
    soldstatus Sold 318-char remark

    Show marketing remark (318 chars)

    PERFECT HOME IN THE HEART OF ZACHARY! THIS 3 BEDROOM HOME IS SUPER CHARMING AND HAS MANY UPDATES. OPEN FLOOR PLAN, NEW ROOF, NEWER AC, FRESH PAINT AND NEW FLOORING, NEW FENCING, GRANITE COUNTERTOPS AND NEWER CABINETS AND APPLIANCES AS WELL AS LIGHTING. GREAT STORAGE BUILDING TO REMAIN AS WELL AS CUSTOM WINDOW SHADES.

20. 2020-09-09
    status Pending 318-char remark

    Show marketing remark (318 chars)

    PERFECT HOME IN THE HEART OF ZACHARY! THIS 3 BEDROOM HOME IS SUPER CHARMING AND HAS MANY UPDATES. OPEN FLOOR PLAN, NEW ROOF, NEWER AC, FRESH PAINT AND NEW FLOORING, NEW FENCING, GRANITE COUNTERTOPS AND NEWER CABINETS AND APPLIANCES AS WELL AS LIGHTING. GREAT STORAGE BUILDING TO REMAIN AS WELL AS CUSTOM WINDOW SHADES.

21. 2020-09-05
    price $159,900 318-char remark

    Show marketing remark (318 chars)

    PERFECT HOME IN THE HEART OF ZACHARY! THIS 3 BEDROOM HOME IS SUPER CHARMING AND HAS MANY UPDATES. OPEN FLOOR PLAN, NEW ROOF, NEWER AC, FRESH PAINT AND NEW FLOORING, NEW FENCING, GRANITE COUNTERTOPS AND NEWER CABINETS AND APPLIANCES AS WELL AS LIGHTING. GREAT STORAGE BUILDING TO REMAIN AS WELL AS CUSTOM WINDOW SHADES.

22. 2020-08-26
    price $169,900 318-char remark

    Show marketing remark (318 chars)

    PERFECT HOME IN THE HEART OF ZACHARY! THIS 3 BEDROOM HOME IS SUPER CHARMING AND HAS MANY UPDATES. OPEN FLOOR PLAN, NEW ROOF, NEWER AC, FRESH PAINT AND NEW FLOORING, NEW FENCING, GRANITE COUNTERTOPS AND NEWER CABINETS AND APPLIANCES AS WELL AS LIGHTING. GREAT STORAGE BUILDING TO REMAIN AS WELL AS CUSTOM WINDOW SHADES.

23. 2020-08-21
    status Active 318-char remark

    Show marketing remark (318 chars)

    PERFECT HOME IN THE HEART OF ZACHARY! THIS 3 BEDROOM HOME IS SUPER CHARMING AND HAS MANY UPDATES. OPEN FLOOR PLAN, NEW ROOF, NEWER AC, FRESH PAINT AND NEW FLOORING, NEW FENCING, GRANITE COUNTERTOPS AND NEWER CABINETS AND APPLIANCES AS WELL AS LIGHTING. GREAT STORAGE BUILDING TO REMAIN AS WELL AS CUSTOM WINDOW SHADES.

24. 2020-08-18
    status Pending 318-char remark

    Show marketing remark (318 chars)

    PERFECT HOME IN THE HEART OF ZACHARY! THIS 3 BEDROOM HOME IS SUPER CHARMING AND HAS MANY UPDATES. OPEN FLOOR PLAN, NEW ROOF, NEWER AC, FRESH PAINT AND NEW FLOORING, NEW FENCING, GRANITE COUNTERTOPS AND NEWER CABINETS AND APPLIANCES AS WELL AS LIGHTING. GREAT STORAGE BUILDING TO REMAIN AS WELL AS CUSTOM WINDOW SHADES.

25. 2020-08-11
    listed $175,000 Active 318-char remark

    Show marketing remark (318 chars)

    PERFECT HOME IN THE HEART OF ZACHARY! THIS 3 BEDROOM HOME IS SUPER CHARMING AND HAS MANY UPDATES. OPEN FLOOR PLAN, NEW ROOF, NEWER AC, FRESH PAINT AND NEW FLOORING, NEW FENCING, GRANITE COUNTERTOPS AND NEWER CABINETS AND APPLIANCES AS WELL AS LIGHTING. GREAT STORAGE BUILDING TO REMAIN AS WELL AS CUSTOM WINDOW SHADES.

26. 2020-08-11
    listed $159,900

    Show marketing remark (318 chars)

    PERFECT HOME IN THE HEART OF ZACHARY! THIS 3 BEDROOM HOME IS SUPER CHARMING AND HAS MANY UPDATES. OPEN FLOOR PLAN, NEW ROOF, NEWER AC, FRESH PAINT AND NEW FLOORING, NEW FENCING, GRANITE COUNTERTOPS AND NEWER CABINETS AND APPLIANCES AS WELL AS LIGHTING. GREAT STORAGE BUILDING TO REMAIN AS WELL AS CUSTOM WINDOW SHADES.

27. 2017-11-06
    soldstatus $137,000
28. 2017-11-02
    soldstatus Sold
29. 2017-10-03
    status Pending
30. 2017-09-12
    price $147,000
31. 2017-08-14
    price $159,000
32. 2017-07-11
    listed $170,000 Active
33. 2017-07-10
    listed $147,000
34. 2009-06-23
    soldstatus $54,500
35. 2009-06-19
    soldstatus
36. 2008-11-07
    listed $109,900
37. 2008-11-07
    listed $109,900
38. 2008-11-07
    listed $109,900
39. 2008-11-07
    listed $109,900

ⓘ 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: $1,776 · $148/mo
• Projected year-2 tax: $1,776 · $148/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 8/10 Severe 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: $16,476
• − Mortgage interest: −$10,783
• − Property taxes: −$1,776
• − Insurance: −$962
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$5,600
• Taxable loss: −$5,281
• Est. tax savings @ 24.0%: +$1,267
• After-tax cash flow: $-568/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

+75.2% since first listed

25 events — show timeline

• 2026-05-21 Listed $192,500 GBRMLS
• 2026-05-21 Listed $192,500 AcadianaMLS
• 2024-02-09 Sold (Public Records) $170,000 Public Records
• 2020-09-22 Sold (Public Records) $155,000 Public Records
• 2020-09-21 Sold (MLS) — GBRMLS
• 2020-09-09 Pending — GBRMLS
• 2020-09-05 Price Changed $159,900 GBRMLS
• 2020-08-26 Price Changed $169,900 GBRMLS
• 2020-08-21 Relisted — GBRMLS
• 2020-08-18 Pending — GBRMLS
• 2020-08-11 Listed $159,900 AcadianaMLS
• 2020-08-11 Listed $175,000 GBRMLS
• 2017-11-06 Sold (Public Records) $137,000 Public Records
• 2017-11-02 Sold (MLS) — GBRMLS
• 2017-10-03 Pending — GBRMLS
• 2017-09-12 Price Changed $147,000 GBRMLS
• 2017-08-14 Price Changed $159,000 GBRMLS
• 2017-07-11 Listed $170,000 GBRMLS
• 2017-07-10 Listed $147,000 AcadianaMLS
• 2009-06-23 Sold (Public Records) $54,500 Public Records
• 2009-06-19 Sold (MLS) — GBRMLS
• 2008-11-07 Listed $109,900 GSREIN
• 2008-11-07 Listed $109,900 AcadianaMLS
• 2008-11-07 Listed $109,900 GBRMLS
• 2008-11-07 Listed $109,900 AcadianaMLS

Property tax history

+10.4%/yr

Latest (2025): $1,776 · -5.4% YoY. Source: county tax records.