5235 Fennwood Dr · Zachary, LA 70791

$214,900

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 115 Days on market

Built 1990 0.53 ac lot $133/sqft · 21% below area Est $276k · 22% under

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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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +4.7/10.0
• 1% rule +3.7/10.0
• 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

***ROOF INCENTIVE OFFERED!*** Fantastic opportunity in Fennwood! Surrounded by beautiful, mature trees, this updated 3-bedroom, 2-bath home had new flooring just installed throughout entire home! Located in the highly sought-after Zachary School System, this property offers both comfort and convenience. Enjoy being just a short walk from Fennwood Hills Country Club, a historic 9-hole public golf course known for its Southern hospitality, and BREC's Rita Street Park -- a charming 12.91-acre park nestled within Fennwood Subdivision.

Key facts

• 0.53 acre lot
• 4 parking spots
• Built 1990

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $74 ($886/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (13.3% below list).
• Recommended offer: $186k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 115 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $186,316 (13.3% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (median comp): $275,741
• List price: $214,900
• Delta: -22.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1928 E Eagle St	0.22mi	3/2.0	1,652 (+2%)	3mo	$255,000	$154	83
5626 Fennwood Dr	0.24mi	3/2.0	1,680 (+4%)	3mo	$269,000	$160	79
4353 Pasture Clear Ct	0.55mi	3/2.0	1,591 (-1%)	3mo	$235,000	$148	70
5216 Gloria St	0.35mi	3/2.0	1,472 (-9%)	3mo	$225,000	$153	67
4325 Spring Hollow Ct	0.57mi	3/2.0	1,579 (-2%)	6mo	$264,900	$168	65
1819 Saul Ave	0.58mi	3/2.0	1,575 (-2%)	8mo	$200,000	$127	62
5407 Newell St	0.37mi	3/2.0	1,821 (+13%)	8mo	$225,000	$124	54
2668 Dogwood Ln	0.60mi	3/2.0	1,777 (+10%)	4mo	$310,000	$174	52
6375 Woodside Dr	0.70mi	3/2.0	1,461 (-9%)	2mo	$245,000	$168	50
2113 Alice St	0.39mi	4/2.0 (+1)	1,847 (+15%)	3mo	$267,000	$145	50
5943 Tee Dr	0.53mi	3/2.5	1,830 (+14%)	6mo	$249,900	$137	46
2200 Southwind Dr	0.53mi	3/20.0	1,427 (-12%)	4mo	$238,500	$167	33

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-27,908
• Equity at exit: $32,042

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-8,942
• Equity at exit: $18,581

Cash invested: $60,172 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$182 /mo · $2,179/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $74

Break-even live

Break-even rent $1,770

Max offer price $214,900

Occupancy floor 91%

Sensitivity live

Price	-10% $195	-5% $135	+0% $74	+5% $13	+10% $-48
Rent	-10% $-73	-5% $0	+0% $74	+5% $147	+10% $221
Rate	-1.0pp $182	-0.5pp $128	base $74	+0.5pp $18	+1.0pp $-39

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Willow Creek Dr Unit 1128 Zachary, LA	3.0	2.0	1275	$1,345	$1.05	15d	1	0.72mi
20051 Old Scenic Hwy Zachary, LA	1.0–3.0	1.0–2.0	1174	$1,625	$1.38	15d	15	0.84mi
2195 Ridgefield Ave Zachary, LA	4.0	2.0	1900	$1,900	$1.00	44d	1	0.93mi
2123 Westfield Ave Zachary, LA	4.0	2.0	2093	$2,295	$1.10	15d	1	0.96mi
3466 Nelson St Zachary, LA	3.0	2.0	1645	$1,950	$1.19	24d	1	1.27mi

Listing history 28 events

1. 2026-06-17
   status $214,900 Pending 115 DOM
2. 2026-06-17
   days on market $214,900 Active 115 DOM
3. 2026-06-16
   days on market $214,900 Active 114 DOM
4. 2026-06-15
   days on market $214,900 Active 113 DOM
5. 2026-06-14
   days on market $214,900 Active 111 DOM
6. 2026-06-13
   remarks 567-char remark
7. 2026-06-13
   days on market $214,900 Active 110 DOM
8. 2026-06-10
   days on market $214,900 Active 108 DOM
9. 2026-06-09
   days on market $214,900 Active 107 DOM
10. 2026-06-08
    days on market $214,900 Active 106 DOM
11. 2026-06-07
    days on market $214,900 Active 105 DOM
12. 2026-06-03
    days on market $214,900 Active 101 DOM
13. 2026-06-02
    days on market $214,900 Active 100 DOM
14. 2026-06-01
    days on market $214,900 Active 99 DOM
15. 2026-05-31
    days on market $214,900 Active 98 DOM
16. 2026-05-31
    days on market $214,900 Active 97 DOM
17. 2026-04-25
    price $224,900 536-char remark

    Show marketing remark (536 chars)

    ***ROOF INCENTIVE OFFERED!*** Fantastic opportunity in Fennwood! Surrounded by beautiful, mature trees, this updated 3-bedroom, 2-bath home had new flooring just installed throughout entire home! Located in the highly sought-after Zachary School System, this property offers both comfort and convenience. Enjoy being just a short walk from Fennwood Hills Country Club, a historic 9-hole public golf course known for its Southern hospitality, and BREC's Rita Street Park -- a charming 12.91-acre park nestled within Fennwood Subdivision.

18. 2026-04-24
    price $224,900 558-char remark

    Show marketing remark (558 chars)

    * * * ROOF INCENTIVE OFFERED! * * * Fantastic opportunity in Fennwood! Surrounded by beautiful, mature trees, this updated 3-bedroom, 2-bath home had new flooring just installed throughout entire home! Located in the highly sought-after Zachary School System, this property offers both comfort and convenience. Enjoy being just a short walk from Fennwood Hills Country Club, a historic 9-hole public golf course known for its Southern hospitality, and BREC’s Rita Street Park — a charming 12.91-acre park nestled within Fennwood Subdivision.

19. 2026-03-27
    price $229,000 536-char remark

    Show marketing remark (558 chars)

    * * * ROOF INCENTIVE OFFERED! * * * Fantastic opportunity in Fennwood! Surrounded by beautiful, mature trees, this updated 3-bedroom, 2-bath home had new flooring just installed throughout entire home! Located in the highly sought-after Zachary School System, this property offers both comfort and convenience. Enjoy being just a short walk from Fennwood Hills Country Club, a historic 9-hole public golf course known for its Southern hospitality, and BREC’s Rita Street Park — a charming 12.91-acre park nestled within Fennwood Subdivision.

20. 2026-03-27
    price $229,000 558-char remark

    Show marketing remark (558 chars)

    * * * ROOF INCENTIVE OFFERED! * * * Fantastic opportunity in Fennwood! Surrounded by beautiful, mature trees, this updated 3-bedroom, 2-bath home had new flooring just installed throughout entire home! Located in the highly sought-after Zachary School System, this property offers both comfort and convenience. Enjoy being just a short walk from Fennwood Hills Country Club, a historic 9-hole public golf course known for its Southern hospitality, and BREC’s Rita Street Park — a charming 12.91-acre park nestled within Fennwood Subdivision.

21. 2026-02-22
    listed $232,500 Active 558-char remark

    Show marketing remark (536 chars)

    ***ROOF INCENTIVE OFFERED!*** Fantastic opportunity in Fennwood! Surrounded by beautiful, mature trees, this updated 3-bedroom, 2-bath home had new flooring just installed throughout entire home! Located in the highly sought-after Zachary School System, this property offers both comfort and convenience. Enjoy being just a short walk from Fennwood Hills Country Club, a historic 9-hole public golf course known for its Southern hospitality, and BREC's Rita Street Park -- a charming 12.91-acre park nestled within Fennwood Subdivision.

22. 2026-02-22
    listed $232,500 Active 536-char remark

    Show marketing remark (536 chars)

    ***ROOF INCENTIVE OFFERED!*** Fantastic opportunity in Fennwood! Surrounded by beautiful, mature trees, this updated 3-bedroom, 2-bath home had new flooring just installed throughout entire home! Located in the highly sought-after Zachary School System, this property offers both comfort and convenience. Enjoy being just a short walk from Fennwood Hills Country Club, a historic 9-hole public golf course known for its Southern hospitality, and BREC's Rita Street Park -- a charming 12.91-acre park nestled within Fennwood Subdivision.

23. 2025-02-19
    historical $1,675
24. 2025-01-17
    listed $1,675
25. 2025-01-17
    historical $1,675
26. 2025-01-04
    listed $1,675
27. 2020-09-03
    soldstatus $155,000
28. 2007-11-06
    soldstatus $139,000

ⓘ 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: $2,179 · $182/mo
• Projected year-2 tax: $2,179 · $182/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: $22,358
• − Mortgage interest: −$12,038
• − Property taxes: −$2,179
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$6,252
• Taxable loss: −$2,762
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $1,549/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

+61.8% since first listed

12 events — show timeline

• 2026-04-25 Price Changed $224,900 AcadianaMLS
• 2026-04-24 Price Changed $224,900 GBRMLS
• 2026-03-27 Price Changed $229,000 AcadianaMLS
• 2026-03-27 Price Changed $229,000 GBRMLS
• 2026-02-22 Listed $232,500 GBRMLS
• 2026-02-22 Listed $232,500 AcadianaMLS
• 2025-02-19 Rental Removed $1,675 GBRMLS
• 2025-01-17 Listed for Rent $1,675 GBRMLS
• 2025-01-17 Rental Removed $1,675 APPFOLIO
• 2025-01-04 Listed for Rent $1,675 APPFOLIO
• 2020-09-03 Sold (Public Records) $155,000 Public Records
• 2007-11-06 Sold (Public Records) $139,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,179 · -2.8% YoY. Source: county tax records.