Cherry Plan · Zachary, LA 70791

$231,900

3 bd · 2.0 ba · 1,386 sqft · SingleFamily · 204 Days on market

Excellent condition

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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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Condition / age +5.0/5.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing The Cherry, a beautifully designed single-story new construction home offering 4 bedrooms, 2 bathrooms, and a 1-car garage across 1,386 square feet of functional living space. This thoughtful layout is perfect for families, first-time homebuyers, and those seeking a smart, efficient floor plan in Miraval, Zachary La. Step inside from the welcoming front porch into a bright foyer that leads you toward the heart of the home. The Cherry features an open-concept living, dining, and kitchen area, creating a comfortable and inviting space for daily living and entertaining. The modern kitchen includes a spacious island overlooking the living room, a walk-in pantry, and easy access to the dining area. Homebuyers will appreciate the stainless steel appliances-including stove, microwave hood, and dishwasher-paired with beautiful 3 cm granite countertops throughout, combining style, durability, and functionality. The primary bedroom suite, conveniently located toward the rear of the home, offers a peaceful retreat with a large walk-in closet and a well-appointed private bathroom featuring dual sinks and linen storage. Three additional bedrooms are thoughtfully placed near the front of the home, along with a secondary full bathroom, providing flexibility for children, guests, a home office, or hobby space. A covered back patio extends your living area outdoors, ideal for morning coffee, weekend grilling, or evening relaxation.

Key facts

• Modern kitchen
• Granite countertops
• Open-concept living

Tags

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

🏗️ New construction. The $231,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $252,009.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-287 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (20.6% below list).
• Recommended offer: $184k (20.6% 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); 684 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).

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

• It's been on market 204 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

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 $184,146 (20.6% 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. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $252,009
• List price: $231,900
• Delta: -7.98%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Miraval Ave	0.19mi	3/2.0	1,386 (0%)	3mo	$229,900	$166	89
475 Miraval Ave	0.19mi	3/2.0	1,343 (-3%)	1mo	$239,900	$179	85
445 Miraval Ave	0.19mi	3/2.0	1,343 (-3%)	3mo	$237,000	$176	83
445 Miraval Ave	0.19mi	3/2.0	1,343 (-3%)	3mo	$238,900	$178	83
476 Miraval Ave	0.26mi	3/2.0	1,343 (-3%)	2mo	$241,900	$180	81
350 Miraval Ave	0.16mi	3/2.0	1,270 (-8%)	2mo	$228,130	$180	76
470 Miraval Ave	0.16mi	3/2.0	1,543 (+11%)	2mo	$245,900	$159	72
450 Miraval Ave	0.16mi	3/2.0	1,543 (+11%)	3mo	$244,900	$159	71
434 Miraval Ave	0.16mi	4/2.0 (+1)	1,555 (+12%)	2mo	$244,900	$157	66
907 Ryan Ave	0.31mi	3/2.0	1,549 (+12%)	1mo	$259,900	$168	65
523 Miraval Ave	0.19mi	4/2.0 (+1)	1,576 (+14%)	2mo	$239,900	$152	62
948 Ryan Ave	0.38mi	3/2.0	1,543 (+11%)	3mo	$258,900	$168	61

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: -23.3%
• Equity multiple: 0.19×
• Total profit: $-56,864
• Equity at exit: $37,575

10-year hold

• IRR: -15.1%
• Equity multiple: 0.10×
• Total profit: $-63,629
• Equity at exit: $21,789

Cash invested: $70,562 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 26 active · 19 under contract
• Months of supply: 5.6 mo (18%/mo absorbed)
• Median asking: $246,400 ($161/sqft)
• Median days on market: 89 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +12.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70791

• Home prices YoY: -21.6%
• Rents YoY: 4.2%
• Active inventory: 684
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$1,322
• Tax est. 1.5%: −$315 /mo · $3,780/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-287

Break-even live

Break-even rent $2,205

Max offer price $210,505

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-200	+0% $-287	+5% $-374	+10% $-461
Rent	-10% $-432	-5% $-360	+0% $-287	+5% $-214	+10% $-141
Rate	-1.0pp $-160	-0.5pp $-223	base $-287	+0.5pp $-352	+1.0pp $-419

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: $63,002
• Closing costs: $7,560
• Club membership (one-time): —
• 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	15d	1	1.16mi

Listing history 50 events

1. 2026-08-08
   days on market $231,900 Active 204 DOM
2. 2026-08-07
   days on market $231,900 Active 203 DOM
3. 2026-08-06
   days on market $231,900 Active 202 DOM
4. 2026-08-05
   days on market $231,900 Active 201 DOM
5. 2026-08-03
   days on market $231,900 Active 199 DOM
6. 2026-07-31
   days on market $231,900 Active 196 DOM
7. 2026-07-30
   days on market $231,900 Active 195 DOM
8. 2026-07-29
   days on market $231,900 Active 194 DOM
9. 2026-07-27
   days on market $231,900 Active 192 DOM
10. 2026-07-25
    days on market $231,900 Active 190 DOM
11. 2026-07-24
    days on market $231,900 Active 189 DOM
12. 2026-07-23
    days on market $231,900 Active 188 DOM
13. 2026-07-22
    days on market $231,900 Active 187 DOM
14. 2026-07-21
    days on market $231,900 Active 186 DOM
15. 2026-07-18
    days on market $231,900 Active 183 DOM
16. 2026-07-16
    days on market $231,900 Active 181 DOM
17. 2026-07-16
    days on market $231,900 Active 180 DOM
18. 2026-07-14
    days on market $231,900 Active 179 DOM
19. 2026-07-13
    days on market $231,900 Active 178 DOM
20. 2026-07-12
    days on market $231,900 Active 177 DOM
21. 2026-07-11
    days on market $231,900 Active 176 DOM
22. 2026-07-10
    days on market $231,900 Active 175 DOM
23. 2026-07-09
    days on market $231,900 Active 174 DOM
24. 2026-07-07
    days on market $231,900 Active 172 DOM
25. 2026-07-06
    days on market $231,900 Active 171 DOM
26. 2026-07-05
    days on market $231,900 Active 170 DOM
27. 2026-07-04
    days on market $231,900 Active 169 DOM
28. 2026-07-03
    days on market $231,900 Active 168 DOM
29. 2026-07-02
    days on market $231,900 Active 167 DOM
30. 2026-07-01
    days on market $231,900 Active 166 DOM
31. 2026-06-30
    days on market $231,900 Active 165 DOM
32. 2026-06-29
    days on market $231,900 Active 164 DOM
33. 2026-06-28
    days on market $231,900 Active 163 DOM
34. 2026-06-28
    days on market $231,900 Active 162 DOM
35. 2026-06-27
    days on market $231,900 Active 161 DOM
36. 2026-06-25
    days on market $231,900 Active 159 DOM
37. 2026-06-23
    days on market $231,900 Active 157 DOM
38. 2026-06-22
    days on market $231,900 Active 156 DOM
39. 2026-06-18
    days on market $231,900 Active 153 DOM
40. 2026-06-17
    days on market $231,900 Active 152 DOM
41. 2026-06-16
    days on market $231,900 Active 151 DOM
42. 2026-06-15
    days on market $231,900 Active 150 DOM
43. 2026-06-14
    days on market $231,900 Active 148 DOM
44. 2026-06-13
    days on market $231,900 Active 147 DOM
45. 2026-06-10
    days on market $231,900 Active 145 DOM
46. 2026-06-09
    days on market $231,900 Active 144 DOM
47. 2026-06-08
    days on market $231,900 Active 143 DOM
48. 2026-06-07
    days on market $231,900 Active 142 DOM
49. 2026-06-03
    days on market $231,900 Active 138 DOM
50. 2026-06-02
    days on market $231,900 Active 137 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $22,098
• − Mortgage interest: −$14,116
• − Property taxes: −$3,780
• − Insurance: −$1,260
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$7,331
• Taxable loss: −$7,926
• Est. tax savings @ 24.0%: +$1,902
• After-tax cash flow: $-1,540/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 · 1 photo

Excellent 100/100 None rehab

This single-story new construction home is in excellent condition with no visible repairs needed. It offers a modern and functional layout with a good ROI for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Improves functionality and aesthetics ↑

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Zachary Elementary School C LA #100/646 Nat'l #10,846/41,679 Middle Northwestern Middle School B- LA #17/218 Nat'l #2,564/14,009 High Zachary High School B- LA #15/265 Nat'l #3,220/17,239

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

C Composite livability gradescore 69/100

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 · 464,810 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: 17% of renters

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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%

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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%

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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

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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

+0.9% since first listed

2 events — show timeline

• 2026-04-15 Price Changed $231,900 Zillow
• 2026-01-16 Listed $229,900 Zillow