717 Miraval Ave · Zachary, LA 70791

$270,000

4 bd · 2.0 ba · 1,903 sqft · SingleFamily · 279 Days on market

Built 2022 6,534 sqft lot $142/sqft · 5% below area Est $285k · 5% under

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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 +10.5/30.0
• ARV discount +9.9/15.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4BR/2BA Home in Desirable Zachary School District Welcome to your dream home in the heart of beautiful Zachary, LA! Built in 2022, this stunning 4-bedroom, 2-bathroom home blends modern style with thoughtful upgrades and an open, airy layout perfect for everyday living or entertaining guests. Features You'll Love: Large open-concept living area with oversized kitchen island perfect for gatherings. Expansive master suite with walk-in closet and ensuite bathroom Recently painted laundry room and three bedrooms for a fresh, move-in ready feel. Added custom cabinets in the laundry room for extra storage Ceiling fan installed in a guest bedroom and a beautiful fandaliar in the master bedroom Six mounted TV brackets (one in every bedroom, plus living room and kitchen!) Large backyard and inviting curb appeal Location, Location, Location Nestled in a quiet, family-friendly subdivision Zoned for highly rated Zachary schools among the best in the state Convenient access to shopping, dining, parks, and Baton Rouge Asking Price: $285,000 (Seller may consider assisting with buyers closing costs with an acceptable offer. ) This home has been lovingly maintained and upgraded all thats missing is you! Don't miss your chance to own in one of Zacharys most sought-after communities.

Key facts

• Custom cabinets
• Walk in closet
• Ensuite bathroom

Tags

• OPEN CONCEPT LIVING AREA
• OVERSIZED KITCHEN ISLAND
• EXPANSIVE MASTER SUITE
• WALK IN CLOSET
• ENSUITE BATHROOM
• CUSTOM CABINETS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (22.2% below list).
• Recommended offer: $210k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.6% in Zachary — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 32% 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 279 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $210,165 (22.2% 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 279 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.22%
• DSCR: 0.90
• GRM: 10.7

CMA / ARV

• ARV (median comp): $285,195
• List price: $270,000
• Delta: -5.33%
• 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
480 Miraval Ave	0.10mi	4/2.0	1,819 (-4%)	1mo	$257,900	$142	87
444 Miraval Ave	0.10mi	4/2.0	1,819 (-4%)	2mo	$254,900	$140	86
444 Miraval Ave	0.10mi	4/2.0	1,819 (-4%)	2mo	$254,900	$140	86
464 Miraval Ave	0.10mi	4/2.0	1,819 (-4%)	2mo	$259,900	$143	86
451 Miraval Ave	0.13mi	4/2.0	1,819 (-4%)	3mo	$257,900	$142	84
961 Ryan Ave	0.44mi	4/2.0	1,819 (-4%)	2mo	$269,900	$148	71
919 Ryan Ave	0.39mi	4/2.0	1,819 (-4%)	5mo	$282,620	$155	70
942 Ryan Ave	0.44mi	4/2.0	1,819 (-4%)	2mo	$274,900	$151	70
936 Ryan Ave	0.43mi	4/2.0	1,658 (-13%)	1mo	$267,885	$162	58
943 Ryan Ave	0.42mi	4/2.0	1,658 (-13%)	3mo	$269,900	$163	56
954 Ryan Ave	0.45mi	4/2.0	1,658 (-13%)	3mo	$265,900	$160	55
925 Ryan Ave	0.40mi	4/2.0	1,658 (-13%)	6mo	$268,900	$162	55

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-50,136
• Equity at exit: $40,258

10-year hold

• IRR: -9.1%
• Equity multiple: 0.41×
• Total profit: $-44,541
• Equity at exit: $23,345

Cash invested: $75,600 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,102 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$272 /mo · $3,260/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-140

Break-even live

Break-even rent $2,279

Max offer price $245,316

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-63	+0% $-140	+5% $-216	+10% $-293
Rent	-10% $-306	-5% $-223	+0% $-140	+5% $-57	+10% $26
Rate	-1.0pp $-4	-0.5pp $-71	base $-140	+0.5pp $-210	+1.0pp $-281

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: $67,500
• Closing costs: $8,100
• 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	16d	1	1.25mi

Listing history 21 events

1. 2026-06-22
   days on market $270,000 Active 279 DOM
2. 2026-06-18
   days on market $270,000 Active 276 DOM
3. 2026-06-17
   days on market $270,000 Active 275 DOM
4. 2026-06-16
   days on market $270,000 Active 274 DOM
5. 2026-06-15
   days on market $270,000 Active 273 DOM
6. 2026-06-14
   days on market $270,000 Active 271 DOM
7. 2026-06-13
   days on market $270,000 Active 270 DOM
8. 2026-06-10
   days on market $270,000 Active 268 DOM
9. 2026-06-09
   days on market $270,000 Active 267 DOM
10. 2026-06-08
    days on market $270,000 Active 266 DOM
11. 2026-06-07
    pricedays on market $270,000 Active 265 DOM
12. 2026-06-03
    days on market $285,000 Active 261 DOM
13. 2026-06-02
    days on market $285,000 Active 260 DOM
14. 2026-06-01
    days on market $285,000 Active 259 DOM
15. 2026-05-31
    days on market $285,000 Active 258 DOM
16. 2026-05-31
    days on market $285,000 Active 257 DOM
17. 2025-09-15
    listed $285,000 Active 1300-char remark

    Show marketing remark (1300 chars)

    Spacious 4BR/2BA Home in Desirable Zachary School District Welcome to your dream home in the heart of beautiful Zachary, LA! Built in 2022, this stunning 4-bedroom, 2-bathroom home blends modern style with thoughtful upgrades and an open, airy layout perfect for everyday living or entertaining guests. Features You'll Love: Large open-concept living area with oversized kitchen island perfect for gatherings. Expansive master suite with walk-in closet and ensuite bathroom Recently painted laundry room and three bedrooms for a fresh, move-in ready feel. Added custom cabinets in the laundry room for extra storage Ceiling fan installed in a guest bedroom and a beautiful fandaliar in the master bedroom Six mounted TV brackets (one in every bedroom, plus living room and kitchen!) Large backyard and inviting curb appeal Location, Location, Location Nestled in a quiet, family-friendly subdivision Zoned for highly rated Zachary schools among the best in the state Convenient access to shopping, dining, parks, and Baton Rouge Asking Price: $285,000 (Seller may consider assisting with buyers closing costs with an acceptable offer. ) This home has been lovingly maintained and upgraded all thats missing is you! Don't miss your chance to own in one of Zacharys most sought-after communities.

18. 2022-03-04
    soldstatus Sold 367-char remark

    Show marketing remark (367 chars)

    Miraval is Zachary’s newest hidden gem. This community will come with a pool, playground and pavilion! These open concept floorplans come equipped with 3 cm granite, undermount kitchen sinks, waterproof luxury plank floors, and are loaded with connected smart home features. These homes come with a 10 year foundation warranty and posit tension slab technology.

19. 2021-10-28
    status Pending 367-char remark

    Show marketing remark (367 chars)

    Miraval is Zachary’s newest hidden gem. This community will come with a pool, playground and pavilion! These open concept floorplans come equipped with 3 cm granite, undermount kitchen sinks, waterproof luxury plank floors, and are loaded with connected smart home features. These homes come with a 10 year foundation warranty and posit tension slab technology.

20. 2021-06-19
    listed $268,900 Active 367-char remark

    Show marketing remark (367 chars)

    Miraval is Zachary’s newest hidden gem. This community will come with a pool, playground and pavilion! These open concept floorplans come equipped with 3 cm granite, undermount kitchen sinks, waterproof luxury plank floors, and are loaded with connected smart home features. These homes come with a 10 year foundation warranty and posit tension slab technology.

21. 2021-06-19
    listed $268,900

    Show marketing remark (367 chars)

    Miraval is Zachary’s newest hidden gem. This community will come with a pool, playground and pavilion! These open concept floorplans come equipped with 3 cm granite, undermount kitchen sinks, waterproof luxury plank floors, and are loaded with connected smart home features. These homes come with a 10 year foundation warranty and posit tension slab technology.

ⓘ 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: $3,260 · $272/mo
• Projected year-2 tax: $3,260 · $272/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 · 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: $25,220
• − Mortgage interest: −$15,124
• − Property taxes: −$3,260
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$7,855
• Taxable loss: −$6,404
• Est. tax savings @ 24.0%: +$1,537
• After-tax cash flow: $-140/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

• 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

+6.0% since first listed

5 events — show timeline

• 2025-09-15 Listed $285,000 ForSaleByOwner.com
• 2022-03-04 Sold (MLS) — GBRMLS
• 2021-10-28 Pending — GBRMLS
• 2021-06-19 Listed $268,900 AcadianaMLS
• 2021-06-19 Listed $268,900 GBRMLS

Property tax history

+102.6%/yr

Latest (2025): $3,260 · -2.7% YoY. Source: county tax records.