6960 Brook Hollow Dr · Zachary, LA 70791

$314,575

5 bd · 3.0 ba · 2,068 sqft · SingleFamily · 79 Days on market

Built 2026 Good condition 9,278 sqft lot $152/sqft · 6% above area Est $298k · 6% over $45/mo HOA · 1% of rent

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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 +19.0/30.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• ARV discount +5.0/15.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience abundant space in our Lacombe floorplan at Brook Hollow, a new home community in Zachary, Louisiana. Select from 3 contemporary exteriors to make a bold impression with the Lacombe! Experience abundant space at , a new home in. Inside this 5-bedroom, 3-bathroom home, you’ll find 2,029 square feet of comfortable living. As you walk into this home, you’ll be greeted by the first set of bedrooms along with the first guest bathroom. Traveling down the hallway you’ll see what open concept was meant to be with the kitchen, living and dining area all within reach of each other while being separate enough for individuality. Shaker-style cabinets and gooseneck pulldown faucets adorn the kitchen. The stainless-steel Whirlpool appliances, stove, microwave hood, dishwasher, and single basin under-mount sink, all paired with 3 cm granite countertops, will delight the family chef. The laundry room is conveniently placed across from the dining room for quick access. Situated beside the kitchen, the dining room and living room across from it ensure that everyone can stay engaged in the action, regardless of their location. Behind the dining room lies another hallway with another set of bedrooms, along with another guest bathroom. Each bedroom are carpeted, and has an adequate closet, allowing for space and storage throughout the home. The primary bathroom is large and contains an en suite with a massive walk-in closet, which houses the linins closet. The primary bathroom has dual vanities, a separate tub, and shower, along with a separate water closet. Getting ready in the morning or evenings, will no longer be difficult! Get in touch with us now and discover your new home today!

Key facts

• Lacombe floorplan
• Open concept
• 9,278 sq ft lot

Tags

• LACOMBE FLOORPLAN
• 3 CONTEMPORARY EXTERIORS
• OPEN CONCEPT
• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• 3 CM GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $315k).
• Recommended offer: $296k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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).
• At $3,225/mo this rent would consume 49% of the median local household income ($78k/yr) (locally 718% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 79 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $295,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (median comp): $298,042
• List price: $314,575
• Delta: 5.55%
• 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
7013 Brook Hollow Dr	0.05mi	5/3.0	2,068 (0%)	2mo	$299,900	$145	96
3552 Chien St	0.17mi	5/3.0	2,016 (-2%)	5mo	$307,900	$153	84
7048 Stable St	0.18mi	5/3.0	2,016 (-2%)	8mo	$321,900	$160	81
7033 Brook Hollow Dr	0.05mi	4/2.0 (-1)	1,867 (-10%)	1mo	$284,900	$153	72
3020 Twin Lakes Ct	0.12mi	4/3.0 (-1)	2,311 (+12%)	6mo	$368,000	$159	64
3013 Country Lake Dr	0.32mi	4/3.0 (-1)	2,170 (+5%)	9mo	$345,000	$159	64
3450 Chien St	0.10mi	4/2.0 (-1)	1,867 (-10%)	9mo	$300,900	$161	62
6932 Midway St	0.08mi	4/2.0 (-1)	1,819 (-12%)	8mo	$297,900	$164	61
3508 Ash St	0.30mi	4/2.0 (-1)	1,867 (-10%)	3mo	$259,999	$139	58
3542 Chien St	0.16mi	4/2.0 (-1)	1,819 (-12%)	7mo	$288,900	$159	58
7398 Marshall Bond Dr	0.40mi	4/2.5 (-1)	2,245 (+9%)	4mo	$275,000	$122	57
3604 Chien St	0.18mi	4/2.0 (-1)	1,819 (-12%)	9mo	$288,900	$159	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: -7.9%
• Equity multiple: 0.70×
• Total profit: $-26,074
• Equity at exit: $46,904

10-year hold

• IRR: 3.1%
• Equity multiple: 1.24×
• Total profit: $20,867
• Equity at exit: $27,199

Cash invested: $88,081 (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: 8.1×

Monthly cashflow live

• Estimated rent: $3,225 medium
• Mortgage (P&I): −$1,650
• Tax est. 1.5%: −$393 /mo · $4,719/yr
• Insurance: −$131
• HOA: −$45
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $329

Break-even live

Break-even rent $2,809

Max offer price $314,575

Occupancy floor 85%

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: $78,644
• Closing costs: $9,437
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2913 Country Lake Dr Zachary, LA	4.0	2.5	2437	$3,695	$1.52	14d	1	0.36mi
2913 Country Lake Dr Zachary, LA	4.0	2.5	2405	$3,795	$1.58	43d	1	0.36mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: waterpool

Listing history 2 events

1. 2026-03-04
   listed $314,575 Active 1723-char remark

   Show marketing remark (1703 chars)

   Experience abundant space in our Lacombe floorplan at Brook Hollow, a new home community in Zachary, Louisiana. Select from 3 contemporary exteriors to make a bold impression with the Lacombe! Experience abundant space at , a new home in. Inside this 5-bedroom, 3-bathroom home, you'll find 2,029 square feet of comfortable living. As you walk into this home, you'll be greeted by the first set of bedrooms along with the first guest bathroom. Traveling down the hallway you'll see what open concept was meant to be with the kitchen, living and dining area all within reach of each other while being separate enough for individuality. Shaker-style cabinets and gooseneck pulldown faucets adorn the kitchen. The stainless-steel Whirlpool appliances, stove, microwave hood, dishwasher, and single basin under-mount sink, all paired with 3 cm granite countertops, will delight the family chef. The laundry room is conveniently placed across from the dining room for quick access. Situated beside the kitchen, the dining room and living room across from it ensure that everyone can stay engaged in the action, regardless of their location. Behind the dining room lies another hallway with another set of bedrooms, along with another guest bathroom. Each bedroom are carpeted, and has an adequate closet, allowing for space and storage throughout the home. The primary bathroom is large and contains an en suite with a massive walk-in closet, which houses the linins closet. The primary bathroom has dual vanities, a separate tub, and shower, along with a separate water closet. Getting ready in the morning or evenings, will no longer be difficult! Get in touch with us now and discover your new home today!

2. 2026-03-04
   listed $314,575 Active 1703-char remark

   Show marketing remark (1703 chars)

   Experience abundant space in our Lacombe floorplan at Brook Hollow, a new home community in Zachary, Louisiana. Select from 3 contemporary exteriors to make a bold impression with the Lacombe! Experience abundant space at , a new home in. Inside this 5-bedroom, 3-bathroom home, you'll find 2,029 square feet of comfortable living. As you walk into this home, you'll be greeted by the first set of bedrooms along with the first guest bathroom. Traveling down the hallway you'll see what open concept was meant to be with the kitchen, living and dining area all within reach of each other while being separate enough for individuality. Shaker-style cabinets and gooseneck pulldown faucets adorn the kitchen. The stainless-steel Whirlpool appliances, stove, microwave hood, dishwasher, and single basin under-mount sink, all paired with 3 cm granite countertops, will delight the family chef. The laundry room is conveniently placed across from the dining room for quick access. Situated beside the kitchen, the dining room and living room across from it ensure that everyone can stay engaged in the action, regardless of their location. Behind the dining room lies another hallway with another set of bedrooms, along with another guest bathroom. Each bedroom are carpeted, and has an adequate closet, allowing for space and storage throughout the home. The primary bathroom is large and contains an en suite with a massive walk-in closet, which houses the linins closet. The primary bathroom has dual vanities, a separate tub, and shower, along with a separate water closet. Getting ready in the morning or evenings, will no longer be difficult! Get in touch with us now and discover your new home today!

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

Taxation est. · year 1

• Rental income: $38,702
• − Mortgage interest: −$17,621
• − Property taxes: −$4,719
• − Insurance: −$1,573
• − Repairs & maintenance: −$3,096
• − Management: −$3,096
• − HOA: −$540
• − Depreciation: −$9,151
• Taxable loss: −$1,094
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $4,210/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 · 5 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great balance of style and functionality, making it an excellent investment.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Add smart home features — Improves convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add smart home features — Improves convenience and adds modern appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-03-04 Listed $314,575 AcadianaMLS
• 2026-03-04 Listed $314,575 GBRMLS