3836 Cypress Park Dr · Zachary, LA 70791

$99,700

3 bd · 1.5 ba · 1,134 sqft · SingleFamily public records · 55 Days on market

Built 1983 75,165 ac lot $88/sqft · 47% below area ↓ 33% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• 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

Investor special in Cypress Park! This 3-bedroom, 1.5-bath home sits on a spacious lot and offers strong potential for renovation and value-add. Built in 1983, the property has experienced deferred maintenance and exterior impact from surrounding trees, including fallen limbs and roof debris, and will require repairs and updates.The large lot, established neighborhood, and layout provide a solid foundation for transformation. Ideal for investors or buyers looking for a full renovation project with upside potential.Property is being sold as-is.

Key facts

• 75165 acre lot
• Parking
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $25 ($295/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 2 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 $689 of loan paydown is wiped out by about $3k 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 55 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $96,709 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.51% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.39%
• DSCR: 1.86
• GRM: 5.5

CMA / ARV

• ARV (median comp): $216,027
• List price: $99,700
• Delta: -53.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3644 Cypress Park Dr	0.13mi	3/2.0	1,272 (+12%)	9mo	$184,900	$145	64
3290 Old Baker Rd	0.30mi	3/2.0	1,296 (+14%)	1mo	$204,900	$158	59
3348 Cedar St	0.20mi	3/2.0	1,278 (+13%)	11mo	$190,000	$149	58
4279 Robert St	0.71mi	3/1.5	1,105 (-3%)	15mo	$165,000	$149	50
3978 Nelson St	0.68mi	3/1.0	1,054 (-7%)	8mo	$150,000	$142	48
4021 Cottonwood St	0.21mi	3/2.0	1,303 (+15%)	21mo	$184,500	$142	46
4031 Florida St	0.72mi	3/1.0	1,034 (-9%)	12mo	$120,000	$116	40
4226 Nelson St	0.73mi	2/1.0 (-1)	1,147 (+1%)	21mo	$114,900	$100	40
3785 Robert St	0.64mi	3/1.5	1,289 (+14%)	22mo	$1,550	$1	28
4035 Nelson St	0.72mi	2/1.0 (-1)	1,295 (+14%)	14mo	$185,000	$143	24

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: -12.1%
• Equity multiple: 0.55×
• Total profit: $-12,468
• Equity at exit: $14,866

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $40
• Equity at exit: $8,620

Cash invested: $27,916 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$523
• Tax from tax record: −$174 /mo · $2,090/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $25

Break-even live

Break-even rent $1,475

Max offer price $99,700

Occupancy floor 93%

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: $24,925
• Closing costs: $2,991
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.85mi
4133 Lee St #17 Zachary, LA	2.0	1.0	800	$975	$1.22	19d	1	0.85mi

Listing history 16 events

1. 2026-05-19
   status Pending 549-char remark

   Show marketing remark (549 chars)

   Investor special in Cypress Park! This 3-bedroom, 1.5-bath home sits on a spacious lot and offers strong potential for renovation and value-add. Built in 1983, the property has experienced deferred maintenance and exterior impact from surrounding trees, including fallen limbs and roof debris, and will require repairs and updates.The large lot, established neighborhood, and layout provide a solid foundation for transformation. Ideal for investors or buyers looking for a full renovation project with upside potential.Property is being sold as-is.

2. 2026-05-01
   price $99,700 549-char remark

   Show marketing remark (549 chars)

   Investor special in Cypress Park! This 3-bedroom, 1.5-bath home sits on a spacious lot and offers strong potential for renovation and value-add. Built in 1983, the property has experienced deferred maintenance and exterior impact from surrounding trees, including fallen limbs and roof debris, and will require repairs and updates.The large lot, established neighborhood, and layout provide a solid foundation for transformation. Ideal for investors or buyers looking for a full renovation project with upside potential.Property is being sold as-is.

3. 2026-04-09
   price $105,000 549-char remark

   Show marketing remark (549 chars)

   Investor special in Cypress Park! This 3-bedroom, 1.5-bath home sits on a spacious lot and offers strong potential for renovation and value-add. Built in 1983, the property has experienced deferred maintenance and exterior impact from surrounding trees, including fallen limbs and roof debris, and will require repairs and updates.The large lot, established neighborhood, and layout provide a solid foundation for transformation. Ideal for investors or buyers looking for a full renovation project with upside potential.Property is being sold as-is.

4. 2026-03-24
   listed $110,500 Active 549-char remark

   Show marketing remark (549 chars)

   Investor special in Cypress Park! This 3-bedroom, 1.5-bath home sits on a spacious lot and offers strong potential for renovation and value-add. Built in 1983, the property has experienced deferred maintenance and exterior impact from surrounding trees, including fallen limbs and roof debris, and will require repairs and updates.The large lot, established neighborhood, and layout provide a solid foundation for transformation. Ideal for investors or buyers looking for a full renovation project with upside potential.Property is being sold as-is.

5. 2017-05-22
   soldstatus $150,900
6. 2017-05-19
   soldstatus Sold 494-char remark

   Show marketing remark (494 chars)

   RARE FIND! Cute 3 bedroom 1.5 bath home conveniently located in the heart of Zachary! Move in ready with features that include brand new floors, slab granite countertops in the kitchen, new appliances and bonus room that is perfect for an office or game room. The large backyard includes a storage shed and spacious deck with fire pit that is perfect for entertaining. Did not flood and qualifies for 100% financing! Homes in this price range don't come up often so hurry before it is too late!

7. 2017-04-21
   status Pending 494-char remark

   Show marketing remark (494 chars)

   RARE FIND! Cute 3 bedroom 1.5 bath home conveniently located in the heart of Zachary! Move in ready with features that include brand new floors, slab granite countertops in the kitchen, new appliances and bonus room that is perfect for an office or game room. The large backyard includes a storage shed and spacious deck with fire pit that is perfect for entertaining. Did not flood and qualifies for 100% financing! Homes in this price range don't come up often so hurry before it is too late!

8. 2017-04-13
   price $149,900 494-char remark

   Show marketing remark (494 chars)

   RARE FIND! Cute 3 bedroom 1.5 bath home conveniently located in the heart of Zachary! Move in ready with features that include brand new floors, slab granite countertops in the kitchen, new appliances and bonus room that is perfect for an office or game room. The large backyard includes a storage shed and spacious deck with fire pit that is perfect for entertaining. Did not flood and qualifies for 100% financing! Homes in this price range don't come up often so hurry before it is too late!

9. 2017-03-27
   price $152,000 494-char remark

   Show marketing remark (494 chars)

   RARE FIND! Cute 3 bedroom 1.5 bath home conveniently located in the heart of Zachary! Move in ready with features that include brand new floors, slab granite countertops in the kitchen, new appliances and bonus room that is perfect for an office or game room. The large backyard includes a storage shed and spacious deck with fire pit that is perfect for entertaining. Did not flood and qualifies for 100% financing! Homes in this price range don't come up often so hurry before it is too late!

10. 2017-03-02
    listed $154,900 Active 494-char remark

    Show marketing remark (494 chars)

    RARE FIND! Cute 3 bedroom 1.5 bath home conveniently located in the heart of Zachary! Move in ready with features that include brand new floors, slab granite countertops in the kitchen, new appliances and bonus room that is perfect for an office or game room. The large backyard includes a storage shed and spacious deck with fire pit that is perfect for entertaining. Did not flood and qualifies for 100% financing! Homes in this price range don't come up often so hurry before it is too late!

11. 2017-03-02
    listed $149,900

    Show marketing remark (494 chars)

    RARE FIND! Cute 3 bedroom 1.5 bath home conveniently located in the heart of Zachary! Move in ready with features that include brand new floors, slab granite countertops in the kitchen, new appliances and bonus room that is perfect for an office or game room. The large backyard includes a storage shed and spacious deck with fire pit that is perfect for entertaining. Did not flood and qualifies for 100% financing! Homes in this price range don't come up often so hurry before it is too late!

12. 2009-12-18
    soldstatus $140,000
13. 2009-12-17
    soldstatus
14. 2009-09-11
    listed $149,000
15. 2009-09-11
    listed $149,000
16. 1995-09-11
    soldstatus

ⓘ 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: $2,090 · $174/mo
• Projected year-2 tax: $2,090 · $174/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 AE · 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: $18,070
• − Mortgage interest: −$5,585
• − Property taxes: −$2,090
• − Insurance: −$5,617
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$2,900
• Taxable loss: −$1,013
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $538/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

-33.1% since first listed

16 events — show timeline

• 2026-05-19 Pending — AcadianaMLS
• 2026-05-01 Price Changed $99,700 AcadianaMLS
• 2026-04-09 Price Changed $105,000 AcadianaMLS
• 2026-03-24 Listed $110,500 AcadianaMLS
• 2017-05-22 Sold (Public Records) $150,900 Public Records
• 2017-05-19 Sold (MLS) — GBRMLS
• 2017-04-21 Pending — GBRMLS
• 2017-04-13 Price Changed $149,900 GBRMLS
• 2017-03-27 Price Changed $152,000 GBRMLS
• 2017-03-02 Listed $154,900 GBRMLS
• 2017-03-02 Listed $149,900 AcadianaMLS
• 2009-12-18 Sold (Public Records) $140,000 Public Records
• 2009-12-17 Sold (MLS) — GBRMLS
• 2009-09-11 Listed $149,000 GBRMLS
• 2009-09-11 Listed $149,000 AcadianaMLS
• 1995-09-11 Sold (Public Records) — Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,090 · -2.8% YoY. Source: county tax records.