18803 Corlis Green Dr · Zachary, LA 70791

$349,772

5 bd · 3.0 ba · 2,476 sqft · Land · 55 Days on market

Built 2026 8,712 sqft lot $25/mo HOA · 1% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The HARMAND III A in Lake Haven community offers a 5 bedroom, 3 full bathroom, open design with a formal dining room. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: separate vanities, garden tub, separate shower, linen closet, and walk-in closet in the primary suite, tray ceiling in the primary bedroom, double vanity in the second bathroom, a kitchen island overlooking the living room, walk-in pantry, boot bench and drop zone in the mud room, covered rear patio, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

Key facts

• Separate vanities
• Beautiful pond
• Lake haven community

Tags

• LAKE HAVEN COMMUNITY
• COPPER MILL GOLF CLUB
• SIDEWALKS
• BEAUTIFUL POND
• SEPARATE VANITIES
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $350k.

Deal economics

• At list price, monthly cash flow is $-451 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (27.9% below list).
• Recommended offer: $252k (27.9% below list) — sets the bar for 1% rule.

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 39% 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 $10k 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 ($339k) 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 $252,105 (27.9% 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 55 days. Have you received any prior offers? Is the seller open to a 28% 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. 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: 0.72% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.16×
• Total profit: $-82,293
• Equity at exit: $52,152

10-year hold

• IRR: -16.8%
• Equity multiple: 0.02×
• Total profit: $-95,666
• Equity at exit: $30,242

Cash invested: $97,936 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,521 medium
• Mortgage (P&I): −$1,834
• Tax est. 1.5%: −$437 /mo · $5,247/yr
• Insurance: −$146
• HOA: −$25
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-451

Break-even live

Break-even rent $3,091

Max offer price $284,574

Occupancy floor —

Sensitivity live

Price	-10% $-209	-5% $-330	+0% $-451	+5% $-571	+10% $-692
Rent	-10% $-650	-5% $-550	+0% $-451	+5% $-351	+10% $-251
Rate	-1.0pp $-274	-0.5pp $-362	base $-451	+0.5pp $-541	+1.0pp $-633

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: $87,443
• Closing costs: $10,493
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18945 Corlis Green Dr Zachary, LA	5.0	3.0	2720	$3,295	$1.21	45d	1	0.12mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: watergasinternetlandscaping

Listing history 6 events

1. 2026-04-15
   status Pending 959-char remark

   Show marketing remark (959 chars)

   The HARMAND III A in Lake Haven community offers a 5 bedroom, 3 full bathroom, open design with a formal dining room. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: separate vanities, garden tub, separate shower, linen closet, and walk-in closet in the primary suite, tray ceiling in the primary bedroom, double vanity in the second bathroom, a kitchen island overlooking the living room, walk-in pantry, boot bench and drop zone in the mud room, covered rear patio, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

2. 2026-04-15
   status Pending

   Show marketing remark (959 chars)

   The HARMAND III A in Lake Haven community offers a 5 bedroom, 3 full bathroom, open design with a formal dining room. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: separate vanities, garden tub, separate shower, linen closet, and walk-in closet in the primary suite, tray ceiling in the primary bedroom, double vanity in the second bathroom, a kitchen island overlooking the living room, walk-in pantry, boot bench and drop zone in the mud room, covered rear patio, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

3. 2026-03-30
   price $349,772 959-char remark

   Show marketing remark (959 chars)

   The HARMAND III A in Lake Haven community offers a 5 bedroom, 3 full bathroom, open design with a formal dining room. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: separate vanities, garden tub, separate shower, linen closet, and walk-in closet in the primary suite, tray ceiling in the primary bedroom, double vanity in the second bathroom, a kitchen island overlooking the living room, walk-in pantry, boot bench and drop zone in the mud room, covered rear patio, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

4. 2026-03-30
   price $349,772

   Show marketing remark (959 chars)

   The HARMAND III A in Lake Haven community offers a 5 bedroom, 3 full bathroom, open design with a formal dining room. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: separate vanities, garden tub, separate shower, linen closet, and walk-in closet in the primary suite, tray ceiling in the primary bedroom, double vanity in the second bathroom, a kitchen island overlooking the living room, walk-in pantry, boot bench and drop zone in the mud room, covered rear patio, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

5. 2026-02-19
   listed $349,081 Active 959-char remark

   Show marketing remark (959 chars)

   The HARMAND III A in Lake Haven community offers a 5 bedroom, 3 full bathroom, open design with a formal dining room. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: separate vanities, garden tub, separate shower, linen closet, and walk-in closet in the primary suite, tray ceiling in the primary bedroom, double vanity in the second bathroom, a kitchen island overlooking the living room, walk-in pantry, boot bench and drop zone in the mud room, covered rear patio, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

6. 2026-02-19
   listed $349,081 Active

   Show marketing remark (959 chars)

   The HARMAND III A in Lake Haven community offers a 5 bedroom, 3 full bathroom, open design with a formal dining room. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: separate vanities, garden tub, separate shower, linen closet, and walk-in closet in the primary suite, tray ceiling in the primary bedroom, double vanity in the second bathroom, a kitchen island overlooking the living room, walk-in pantry, boot bench and drop zone in the mud room, covered rear patio, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

ⓘ 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: $30,253
• − Mortgage interest: −$19,593
• − Property taxes: −$5,247
• − Insurance: −$1,749
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − HOA: −$300
• − Depreciation: −$10,175
• Taxable loss: −$11,651
• Est. tax savings @ 24.0%: +$2,796
• After-tax cash flow: $-2,611/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

+0.2% since first listed

6 events — show timeline

• 2026-04-15 Pending — AcadianaMLS
• 2026-04-15 Pending — GBRMLS
• 2026-03-30 Price Changed $349,772 AcadianaMLS
• 2026-03-30 Price Changed $349,772 GBRMLS
• 2026-02-19 Listed $349,081 GBRMLS
• 2026-02-19 Listed $349,081 AcadianaMLS

Property tax history

+116.9%/yr

Latest (2025): $632 · -2.7% YoY. Source: county tax records.