🏗️ New Construction
Sycamore IV B Plan · Zachary, LA
Flood risk 6/10 · Moderate
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.68%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $1,269 – $2,357
Heat risk 8/10 · Major
- Hot days now (above 108°F)
- 7 days/yr
- Hot days in 30 yrs
- 21 days/yr
Wind risk 9/10 · Severe
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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 +9.1/30.0
- ARV discount +7.5/15.0
- Schools +5.7/10.0
- Condition / age +5.0/5.0
- Rent growth +3.5/5.0
- Livability +3.5/5.0
- 1% rule +2.8/10.0
- DSCR +2.5/10.0
- Appreciation +0.0/10.0
$350,990
Sycamore IV B Plan · Zachary, LA 70791
4 bd · 2.5 ba · 2,811 sqft · SingleFamily
· 173 Days on market
Garage
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to Lake Haven, a beautiful new construction community in Zachary, Louisiana, proudly built by DSLD Homes. Nestled in a peaceful setting full of southern charm, Lake Haven features 167 premium home sites that combine modern luxury with small-town comfort. Whether you're a first-time homebuyer or ready to upgrade, this vibrant community offers a wide selection of spacious three-, four-, and five-bedroom floor plans designed to fit your lifestyle and budget. Conveniently located just 1.5 miles from Highway 64 and adjacent to the popular Copper Mill Golf Club, Lake Haven provides quick access to everything Zachary has to offer.
Key facts
- Premium home sites
- R-15 wall insulation
- 2 garage spots
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction.
The $350,990 list price is a builder
figure, so every metric below is computed on the value from
comparable previous sales — $381,501.
What this means for you Summary
Snapshot
- This is a 4-bed/2.5-bath single-family listed at $351k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-720 ($-9k/yr) — negative.
- To cash-flow at today's rent, offer at most $277k (21.0% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (15.5% below list).
- Recommended offer: $277k (21.0% below list) — sets the bar for cash-flow.
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); 760 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
- At $2,965/mo this rent would consume 45% of the median local household income ($78k/yr) (locally 17% 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 $3k of loan paydown is wiped out by about $11k 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 173 days — a 12% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$277,255
(21.0% below list)
Questions for the listing agent
- 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?
- It's been on market 173 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 5.37%
- Cash-on-cash
- -3.30%
- DSCR
- 0.85
- GRM
- 10.7
CMA / ARV
- ARV (median comp)
- $381,501
- List price
- $350,990
- Delta
- -8.00%
- 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 |
|---|---|---|---|---|---|---|---|
| 1537 Marshall Jones Sr Ave | 0.19mi | 4/2.5 | 2,811 (0%) | 2mo | $357,522 | $127 | 89 |
| 18863 Corlis Green Dr | 0.44mi | 4/2.5 | 2,811 (0%) | 0mo | $358,276 | $127 | 79 |
| 1701 Marshall Jones Sr Ave | 0.27mi | 5/3.0 (+1) | 2,720 (-3%) | 1mo | $360,277 | $132 | 74 |
| 1624 Gleneagles Bnd | 0.28mi | 4/3.0 | 2,655 (-6%) | 2mo | $449,999 | $169 | 74 |
| 18761 Corlis Green Dr | 0.48mi | 5/3.0 (+1) | 2,720 (-3%) | 4mo | $356,192 | $131 | 62 |
| 18752 Corlis Green Dr | 0.51mi | 5/3.0 (+1) | 2,720 (-3%) | 2mo | $356,231 | $131 | 62 |
| 3624 Cruden Bay Dr | 0.57mi | 5/3.0 (+1) | 2,923 (+4%) | 0mo | $409,900 | $140 | 60 |
| 3597 E Spanish Trl | 0.44mi | 4/3.0 | 2,505 (-11%) | 4mo | $429,900 | $172 | 56 |
| 2444 S Turnberry Ave | 0.66mi | 4/3.0 | 2,986 (+6%) | 4mo | $550,000 | $184 | 54 |
| 18803 Corlis Green Dr | 0.46mi | 5/3.0 (+1) | 2,476 (-12%) | 2mo | $349,772 | $141 | 50 |
| 2887 Muirfield Dr | 0.74mi | 3/2.5 (-1) | 2,631 (-6%) | 3mo | $345,000 | $131 | 47 |
| 2219 S Turnberry Ave | 0.59mi | 4/4.0 | 3,203 (+14%) | 3mo | $575,000 | $180 | 40 |
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
- -28.8%
- Equity multiple
- 0.03×
- Total profit
- $-103,835
- Equity at exit
- $56,883
10-year hold
- IRR
- -23.4%
- Equity multiple
- -0.25×
- Total profit
- $-133,282
- Equity at exit
- $32,985
Cash invested: $106,820 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 22 active · 26 under contract
- Months of supply
- 5.5 mo (18%/mo absorbed)
- Median asking
- $356,995 ($151/sqft)
- Median days on market
- 281 d
- This list price
- 32% of active listings are priced below it
- ARV vs active asking
- -10.2% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 70791
- Home prices YoY
- -21.6%
- Rents YoY
- 4.2%
- Active inventory
- 760
- Price-to-rent
- 9.9×
Monthly cashflow live
↻
- Estimated rent
- $2,965 medium interval (Pro) →
- Mortgage (P&I)
- −$2,001
- Tax est. 1.5%
- −$477 /mo · $5,723/yr
- Insurance
- −$159
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$623
- Net cashflow
- $-720
Break-even live
Break-even rent
$3,877
Max offer price
$277,255
Occupancy floor
—
Sensitivity live
| Price | -10% $-457 | -5% $-589 | +0% $-720 | +5% $-852 | +10% $-984 |
|---|---|---|---|---|---|
| Rent | -10% $-955 | -5% $-838 | +0% $-720 | +5% $-603 | +10% $-486 |
| Rate | -1.0pp $-528 | -0.5pp $-623 | base $-720 | +0.5pp $-819 | +1.0pp $-920 |
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
- $95,375
- Closing costs
- $11,445
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 3 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 | 139d | 1 | 0.41mi |
| 3673 Spanish Trl W Zachary, LA | 4.0 | 3.0 | 2595 | $3,175 | $1.22 | 62d | 1 | 0.44mi |
| 1199 Haymarket St Zachary, LA | 4.0 | 3.0 | 2650 | $2,950 | $1.11 | 62d | 1 | 1.35mi |
Property features AI
Finance
- Other
- Address listed as Sycamore IV B Plan, Zachary, LA 70791Status: ActiveListing last modified May 21, 2026
- Financial info
- List price $350,990
Exterior
- Parking
- 2 garage spaces (2 total parking spaces)
- Home design
- New construction plan: Sycamore IV BPlan inventory type
- Exterior features
- Living area of 2,811 (listed)
Interior
- Bedrooms
- 4 bedrooms
- Bathrooms
- 2 full bathrooms and 1 half bathroom
- Interior features
- 4 bedrooms
Listing history 50 events
-
2026-09-23days on market $350,990 Active 173 DOM
-
2026-09-22days on market $350,990 Active 172 DOM
-
2026-09-21days on market $350,990 Active 171 DOM
-
2026-09-20days on market $350,990 Active 170 DOM
-
2026-09-19days on market $350,990 Active 169 DOM
-
2026-09-18days on market $350,990 Active 168 DOM
-
2026-09-17days on market $350,990 Active 167 DOM
-
2026-09-16days on market $350,990 Active 166 DOM
-
2026-09-15days on market $350,990 Active 165 DOM
-
2026-09-14days on market $350,990 Active 164 DOM
-
2026-09-13days on market $350,990 Active 163 DOM
-
2026-09-12days on market $350,990 Active 162 DOM
-
2026-09-11days on market $350,990 Active 161 DOM
-
2026-09-05days on market $350,990 Active 155 DOM
-
2026-09-04days on market $350,990 Active 154 DOM
-
2026-09-03days on market $350,990 Active 153 DOM
-
2026-08-31days on market $350,990 Active 150 DOM
-
2026-08-30days on market $350,990 Active 149 DOM
-
2026-08-29days on market $350,990 Active 148 DOM
-
2026-08-28days on market $350,990 Active 147 DOM
-
2026-08-27days on market $350,990 Active 146 DOM
-
2026-08-25days on market $350,990 Active 144 DOM
-
2026-08-24days on market $350,990 Active 143 DOM
-
2026-08-23days on market $350,990 Active 142 DOM
-
2026-08-22days on market $350,990 Active 141 DOM
-
2026-08-21days on market $350,990 Active 140 DOM
-
2026-08-20days on market $350,990 Active 139 DOM
-
2026-08-19days on market $350,990 Active 138 DOM
-
2026-08-18days on market $350,990 Active 137 DOM
-
2026-08-17days on market $350,990 Active 136 DOM
-
2026-08-16days on market $350,990 Active 135 DOM
-
2026-08-15days on market $350,990 Active 134 DOM
-
2026-08-14days on market $350,990 Active 133 DOM
-
2026-08-13days on market $350,990 Active 132 DOM
-
2026-08-12days on market $350,990 Active 131 DOM
-
2026-08-11days on market $350,990 Active 130 DOM
-
2026-08-10days on market $350,990 Active 129 DOM
-
2026-08-09days on market $350,990 Active 128 DOM
-
2026-08-08days on market $350,990 Active 127 DOM
-
2026-08-07days on market $350,990 Active 126 DOM
-
2026-08-06days on market $350,990 Active 125 DOM
-
2026-08-05days on market $350,990 Active 124 DOM
-
2026-08-03days on market $350,990 Active 122 DOM
-
2026-07-31days on market $350,990 Active 119 DOM
-
2026-07-30days on market $350,990 Active 118 DOM
-
2026-07-29days on market $350,990 Active 117 DOM
-
2026-07-27days on market $350,990 Active 115 DOM
-
2026-07-25days on market $350,990 Active 113 DOM
-
2026-07-24days on market $350,990 Active 112 DOM
-
2026-07-23days on market $350,990 Active 111 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 6/10 Major FEMA zone AE · 68% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
- Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
- Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $35,584
- − Mortgage interest
- −$21,370
- − Property taxes
- −$5,723
- − Insurance
- −$7,026
- − Repairs & maintenance
- −$2,847
- − Management
- −$2,847
- − Depreciation
- −$11,098
- Taxable loss
- −$15,327
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$3,678
- After-tax cash flow
- $-4,967/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 · 2 photos
100/100
None rehab
This home is a brand-new construction with excellent condition, ready for immediate occupancy. It offers a spacious floor plan and modern amenities, making it an ideal choice for both resale and rental markets.
Value-add opportunities
- Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
- Both Landscaping improvements — Enhances curb appeal and adds value ↑
- Both Kitchen and bathroom updates — Modernizes spaces and adds value ↑
D
Composite school gradezoned avg 57/100
Zoned Schools
Elementary
Zachary Elementary School
C
LA #100/646
Nat'l #10,846/41,679
Middle
Northwestern Middle School
B-
LA #17/218
Nat'l #2,564/14,009
High
Zachary High School
B-
LA #15/265
Nat'l #3,220/17,239
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
C
Composite livability gradescore 69/100
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 · 464,810 people
- City population
- 30,385
- Metro
- Baton Rouge, LA
- Population (ZIP)
- 30,385
- Household income
- $78,263
- Rent vs Own
- Severe rent burden
- 17% of renters
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 |
|
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| Advertising | 1 | $2B |
|
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Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…