9113 Highland Oaks Ave · Zachary, LA 70791

$263,000

4 bd · 2.5 ba · 1,886 sqft · SingleFamily public records · 142 Days on market

Built 2013 0.25 ac lot $139/sqft · at area comps Est $260k · at est. $40/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 +12.1/30.0
• ARV discount +7.0/15.0
• Schools +4.7/10.0
• DSCR +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedroom home in the Zachary School District. Upon entering you will notice the open floor plan. The living room features wood floors, wall of windows to view the backyard area and a charming fireplace with built-ins. The kitchen and dining area are to the right of the living room. The kitchen features stained cabinets, granite countertops, tile backsplash and an island with a breakfast bar. The dining room is nice size and offers great views of the backyard area. The bedrooms offer a triple split layout. One room off the kitchen area, 2 additional bedrooms towards the front of the home off the living room and the master nestled in the back of the home off the living area. All bedrooms (except 1) have new carpet installed. The master is great size and has an ensuite bath with dual vanities, large tub, separate shower and a walk-in closet. The patio area has a covered portion as well as a larger extended patio area that is open. This home is a must see!

Key facts

• Open floor plan
• Wood floors
• Stained cabinets

Tags

• OPEN FLOOR PLAN
• WOOD FLOORS
• WALL OF WINDOWS
• CHARMING FIREPLACE
• STAINED CABINETS
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $-56 ($-670/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (17.2% below list).
• Recommended offer: $218k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.6% 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: 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 33% 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

• It's been on market 142 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 14y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,852 (17.2% 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 142 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (median comp): $260,357
• List price: $263,000
• Delta: 1.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8862 Reserve Oak Ave	0.21mi	4/2.0	1,831 (-3%)	3mo	$279,000	$152	81
8909 Reserve Oak Ave	0.16mi	4/2.0	1,796 (-5%)	16mo	$235,000	$131	69
8886 Cherry Laurel Ave	0.24mi	4/2.0	1,684 (-11%)	3mo	$240,000	$143	67
6569 Lakeridge Dr	0.29mi	3/2.0 (-1)	1,737 (-8%)	4mo	$264,900	$153	63
8839 Black Birch Ave	0.37mi	3/2.0 (-1)	1,689 (-10%)	1mo	$239,999	$142	58
9255 Redwood Lake Blvd	0.22mi	3/2.0 (-1)	1,607 (-15%)	5mo	$200,000	$124	54
9028 Redwood Lake Blvd	0.26mi	3/2.0 (-1)	1,718 (-9%)	16mo	$239,900	$140	52
6501 Lakeridge Dr	0.31mi	3/2.0 (-1)	1,752 (-7%)	18mo	$245,000	$140	52
9508 Redwood Lake Blvd	0.37mi	3/2.0 (-1)	1,613 (-14%)	13mo	$235,000	$146	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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-43,550
• Equity at exit: $39,214

10-year hold

• IRR: -6.3%
• Equity multiple: 0.57×
• Total profit: $-31,472
• Equity at exit: $22,739

Cash invested: $73,640 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,179 medium
• Mortgage (P&I): −$1,379
• Tax from tax record: −$248 /mo · $2,977/yr
• Insurance: −$110
• HOA: −$40
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-56

Break-even live

Break-even rent $2,249

Max offer price $253,133

Occupancy floor 98%

Sensitivity live

Price	-10% $93	-5% $19	+0% $-56	+5% $-130	+10% $-205
Rent	-10% $-228	-5% $-142	+0% $-56	+5% $30	+10% $116
Rate	-1.0pp $77	-0.5pp $11	base $-56	+0.5pp $-124	+1.0pp $-193

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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9437 Redwood Lake Blvd Zachary, LA	3.0	2.0	1591	$2,100	$1.32	16d	1	0.30mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 43 events

1. 2026-06-10
   days on market $263,000 Active 142 DOM
2. 2026-06-09
   days on market $263,000 Active 141 DOM
3. 2026-06-08
   days on market $263,000 Active 140 DOM
4. 2026-06-07
   days on market $263,000 Active 139 DOM
5. 2026-06-03
   days on market $263,000 Active 135 DOM
6. 2026-06-02
   days on market $263,000 Active 134 DOM
7. 2026-06-01
   days on market $263,000 Active 133 DOM
8. 2026-05-31
   days on market $263,000 Active 132 DOM
9. 2026-05-31
   days on market $263,000 Active 131 DOM
10. 2026-02-23
    status Active 967-char remark

    Show marketing remark (967 chars)

    4 Bedroom home in the Zachary School District. Upon entering you will notice the open floor plan. The living room features wood floors, wall of windows to view the backyard area and a charming fireplace with built-ins. The kitchen and dining area are to the right of the living room. The kitchen features stained cabinets, granite countertops, tile backsplash and an island with a breakfast bar. The dining room is nice size and offers great views of the backyard area. The bedrooms offer a triple split layout. One room off the kitchen area, 2 additional bedrooms towards the front of the home off the living room and the master nestled in the back of the home off the living area. All bedrooms (except 1) have new carpet installed. The master is great size and has an ensuite bath with dual vanities, large tub, separate shower and a walk-in closet. The patio area has a covered portion as well as a larger extended patio area that is open. This home is a must see!

11. 2026-02-23
    status Active 967-char remark

    Show marketing remark (967 chars)

    4 Bedroom home in the Zachary School District. Upon entering you will notice the open floor plan. The living room features wood floors, wall of windows to view the backyard area and a charming fireplace with built-ins. The kitchen and dining area are to the right of the living room. The kitchen features stained cabinets, granite countertops, tile backsplash and an island with a breakfast bar. The dining room is nice size and offers great views of the backyard area. The bedrooms offer a triple split layout. One room off the kitchen area, 2 additional bedrooms towards the front of the home off the living room and the master nestled in the back of the home off the living area. All bedrooms (except 1) have new carpet installed. The master is great size and has an ensuite bath with dual vanities, large tub, separate shower and a walk-in closet. The patio area has a covered portion as well as a larger extended patio area that is open. This home is a must see!

12. 2026-02-13
    status Pending 967-char remark

    Show marketing remark (967 chars)

    4 Bedroom home in the Zachary School District. Upon entering you will notice the open floor plan. The living room features wood floors, wall of windows to view the backyard area and a charming fireplace with built-ins. The kitchen and dining area are to the right of the living room. The kitchen features stained cabinets, granite countertops, tile backsplash and an island with a breakfast bar. The dining room is nice size and offers great views of the backyard area. The bedrooms offer a triple split layout. One room off the kitchen area, 2 additional bedrooms towards the front of the home off the living room and the master nestled in the back of the home off the living area. All bedrooms (except 1) have new carpet installed. The master is great size and has an ensuite bath with dual vanities, large tub, separate shower and a walk-in closet. The patio area has a covered portion as well as a larger extended patio area that is open. This home is a must see!

13. 2026-02-13
    status Pending 967-char remark

    Show marketing remark (967 chars)

    4 Bedroom home in the Zachary School District. Upon entering you will notice the open floor plan. The living room features wood floors, wall of windows to view the backyard area and a charming fireplace with built-ins. The kitchen and dining area are to the right of the living room. The kitchen features stained cabinets, granite countertops, tile backsplash and an island with a breakfast bar. The dining room is nice size and offers great views of the backyard area. The bedrooms offer a triple split layout. One room off the kitchen area, 2 additional bedrooms towards the front of the home off the living room and the master nestled in the back of the home off the living area. All bedrooms (except 1) have new carpet installed. The master is great size and has an ensuite bath with dual vanities, large tub, separate shower and a walk-in closet. The patio area has a covered portion as well as a larger extended patio area that is open. This home is a must see!

14. 2026-01-22
    price $263,000 967-char remark

    Show marketing remark (967 chars)

    4 Bedroom home in the Zachary School District. Upon entering you will notice the open floor plan. The living room features wood floors, wall of windows to view the backyard area and a charming fireplace with built-ins. The kitchen and dining area are to the right of the living room. The kitchen features stained cabinets, granite countertops, tile backsplash and an island with a breakfast bar. The dining room is nice size and offers great views of the backyard area. The bedrooms offer a triple split layout. One room off the kitchen area, 2 additional bedrooms towards the front of the home off the living room and the master nestled in the back of the home off the living area. All bedrooms (except 1) have new carpet installed. The master is great size and has an ensuite bath with dual vanities, large tub, separate shower and a walk-in closet. The patio area has a covered portion as well as a larger extended patio area that is open. This home is a must see!

15. 2026-01-22
    price $263,000 967-char remark

    Show marketing remark (967 chars)

    4 Bedroom home in the Zachary School District. Upon entering you will notice the open floor plan. The living room features wood floors, wall of windows to view the backyard area and a charming fireplace with built-ins. The kitchen and dining area are to the right of the living room. The kitchen features stained cabinets, granite countertops, tile backsplash and an island with a breakfast bar. The dining room is nice size and offers great views of the backyard area. The bedrooms offer a triple split layout. One room off the kitchen area, 2 additional bedrooms towards the front of the home off the living room and the master nestled in the back of the home off the living area. All bedrooms (except 1) have new carpet installed. The master is great size and has an ensuite bath with dual vanities, large tub, separate shower and a walk-in closet. The patio area has a covered portion as well as a larger extended patio area that is open. This home is a must see!

16. 2026-01-09
    listed $265,000 Active 967-char remark

    Show marketing remark (967 chars)

    4 Bedroom home in the Zachary School District. Upon entering you will notice the open floor plan. The living room features wood floors, wall of windows to view the backyard area and a charming fireplace with built-ins. The kitchen and dining area are to the right of the living room. The kitchen features stained cabinets, granite countertops, tile backsplash and an island with a breakfast bar. The dining room is nice size and offers great views of the backyard area. The bedrooms offer a triple split layout. One room off the kitchen area, 2 additional bedrooms towards the front of the home off the living room and the master nestled in the back of the home off the living area. All bedrooms (except 1) have new carpet installed. The master is great size and has an ensuite bath with dual vanities, large tub, separate shower and a walk-in closet. The patio area has a covered portion as well as a larger extended patio area that is open. This home is a must see!

17. 2026-01-09
    listed $265,000 Active 967-char remark

    Show marketing remark (967 chars)

    4 Bedroom home in the Zachary School District. Upon entering you will notice the open floor plan. The living room features wood floors, wall of windows to view the backyard area and a charming fireplace with built-ins. The kitchen and dining area are to the right of the living room. The kitchen features stained cabinets, granite countertops, tile backsplash and an island with a breakfast bar. The dining room is nice size and offers great views of the backyard area. The bedrooms offer a triple split layout. One room off the kitchen area, 2 additional bedrooms towards the front of the home off the living room and the master nestled in the back of the home off the living area. All bedrooms (except 1) have new carpet installed. The master is great size and has an ensuite bath with dual vanities, large tub, separate shower and a walk-in closet. The patio area has a covered portion as well as a larger extended patio area that is open. This home is a must see!

18. 2025-08-20
    price $267,500
19. 2025-08-20
    price $267,500
20. 2025-07-22
    listed $277,000 Active
21. 2025-07-22
    listed $277,000 Active
22. 2024-05-09
    soldstatus $255,000
23. 2024-05-07
    soldstatus Sold
24. 2024-04-03
    historical
25. 2024-02-16
    price $249,000
26. 2024-01-21
    listed $264,900 Active
27. 2024-01-21
    listed $249,000
28. 2019-01-04
    soldstatus $215,000
29. 2018-12-28
    soldstatus Sold
30. 2018-11-14
    status Pending
31. 2018-09-01
    price $215,000
32. 2018-08-20
    price $224,999
33. 2018-07-30
    listed $229,900 Active
34. 2018-07-30
    listed $215,000
35. 2017-03-14
    historical
36. 2017-02-16
    listed $240,000 Active
37. 2017-02-16
    listed $240,000
38. 2016-01-21
    historical
39. 2016-01-15
    listed $229,000 Active
40. 2016-01-15
    listed $229,000
41. 2013-05-24
    soldstatus
42. 2012-07-25
    listed $213,150
43. 2012-07-25
    listed $213,150

ⓘ 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: $2,977 · $248/mo
• Projected year-2 tax: $2,977 · $248/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $26,142
• − Mortgage interest: −$14,732
• − Property taxes: −$2,977
• − Insurance: −$1,315
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − HOA: −$480
• − Depreciation: −$7,651
• Taxable loss: −$5,196
• Est. tax savings @ 24.0%: +$1,247
• After-tax cash flow: $577/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

+23.4% since first listed

34 events — show timeline

• 2026-02-23 Relisted — AcadianaMLS
• 2026-02-23 Relisted — GBRMLS
• 2026-02-13 Pending — AcadianaMLS
• 2026-02-13 Pending — GBRMLS
• 2026-01-22 Price Changed $263,000 AcadianaMLS
• 2026-01-22 Price Changed $263,000 GBRMLS
• 2026-01-09 Listed $265,000 GBRMLS
• 2026-01-09 Listed $265,000 AcadianaMLS
• 2025-08-20 Price Changed $267,500 AcadianaMLS
• 2025-08-20 Price Changed $267,500 GBRMLS
• 2025-07-22 Listed $277,000 GBRMLS
• 2025-07-22 Listed $277,000 AcadianaMLS
• 2024-05-09 Sold (Public Records) $255,000 Public Records
• 2024-05-07 Sold (MLS) — GBRMLS
• 2024-04-03 Delisted — GBRMLS
• 2024-02-16 Price Changed $249,000 GBRMLS
• 2024-01-21 Listed $249,000 AcadianaMLS
• 2024-01-21 Listed $264,900 GBRMLS
• 2019-01-04 Sold (Public Records) $215,000 Public Records
• 2018-12-28 Sold (MLS) — GBRMLS
• 2018-11-14 Pending — GBRMLS
• 2018-09-01 Price Changed $215,000 GBRMLS
• 2018-08-20 Price Changed $224,999 GBRMLS
• 2018-07-30 Listed $215,000 AcadianaMLS
• 2018-07-30 Listed $229,900 GBRMLS
• 2017-03-14 Delisted — GBRMLS
• 2017-02-16 Listed $240,000 GBRMLS
• 2017-02-16 Listed $240,000 AcadianaMLS
• 2016-01-21 Delisted — GBRMLS
• 2016-01-15 Listed $229,000 GBRMLS
• 2016-01-15 Listed $229,000 AcadianaMLS
• 2013-05-24 Sold (MLS) — GBRMLS
• 2012-07-25 Listed $213,150 AcadianaMLS
• 2012-07-25 Listed $213,150 GBRMLS

Property tax history

+5.2%/yr

Latest (2025): $2,977 · +4.1% YoY. Source: county tax records.