Sycamore IV B Plan · Zachary, LA 70791

$350,990

4 bd · 2.5 ba · 2,811 sqft · SingleFamily · 127 Days on market

Excellent condition Garage

---

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 +9.0/30.0
• 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

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

• NEW CONSTRUCTION COMMUNITY
• PREMIUM HOME SITES
• ENERGY-EFFICIENT CONSTRUCTION
• RADIANT BARRIER ROOF DECKING
• R-15 WALL INSULATION
• R-30 ATTIC INSULATION

🏗️ New construction. The $350,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $382,097.

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 $-725 ($-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); 684 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 127 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

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 127 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $382,097
• List price: $350,990
• Delta: -8.14%
• 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%)	1mo	$357,522	$127	91
1624 Gleneagles Bnd	0.28mi	4/3.0	2,655 (-6%)	0mo	$449,999	$169	75
1684 Royal Troon Ct	0.28mi	4/3.5	2,920 (+4%)	4mo	$449,000	$154	74
18761 Corlis Green Dr	0.48mi	5/3.0 (+1)	2,720 (-3%)	2mo	$356,192	$131	64
18752 Corlis Green Dr	0.51mi	5/3.0 (+1)	2,720 (-3%)	1mo	$356,231	$131	63
18864 Corlis Green Dr	0.47mi	5/3.0 (+1)	2,720 (-3%)	3mo	$368,526	$135	63
19018 Pharlap Way	0.19mi	5/3.0 (+1)	2,464 (-12%)	5mo	$363,990	$148	59
3597 E Spanish Trl	0.44mi	4/3.0	2,505 (-11%)	3mo	$429,900	$172	57
2444 S Turnberry Ave	0.66mi	4/3.0	2,986 (+6%)	2mo	$550,000	$184	55
18803 Corlis Green Dr	0.46mi	5/3.0 (+1)	2,476 (-12%)	0mo	$349,772	$141	51
2887 Muirfield Dr	0.74mi	3/2.5 (-1)	2,631 (-6%)	2mo	$345,000	$131	48
2219 S Turnberry Ave	0.59mi	4/4.0	3,203 (+14%)	2mo	$575,000	$180	42

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: -28.9%
• Equity multiple: 0.03×
• Total profit: $-104,194
• Equity at exit: $56,972

10-year hold

• IRR: -23.5%
• Equity multiple: -0.25×
• Total profit: $-133,933
• Equity at exit: $33,037

Cash invested: $106,987 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 22 under contract
• Months of supply: 5.8 mo (17%/mo absorbed)
• Median asking: $359,990 ($150/sqft)
• Median days on market: 289 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: -9.1% 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: 684
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,965 medium
• Mortgage (P&I): −$2,004
• Tax est. 1.5%: −$478 /mo · $5,731/yr
• Insurance: −$159
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-725

Break-even live

Break-even rent $3,882

Max offer price $277,255

Occupancy floor —

Sensitivity live

Price	-10% $-460	-5% $-593	+0% $-725	+5% $-857	+10% $-989
Rent	-10% $-959	-5% $-842	+0% $-725	+5% $-607	+10% $-490
Rate	-1.0pp $-532	-0.5pp $-627	base $-725	+0.5pp $-824	+1.0pp $-924

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: $95,524
• Closing costs: $11,463
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

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	93d	1	0.41mi
3673 Spanish Trl W Zachary, LA	4.0	3.0	2595	$3,175	$1.22	16d	1	0.44mi
1199 Haymarket St Zachary, LA	4.0	3.0	2650	$2,950	$1.11	16d	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

1. 2026-08-08
   days on market $350,990 Active 127 DOM
2. 2026-08-07
   days on market $350,990 Active 126 DOM
3. 2026-08-06
   days on market $350,990 Active 125 DOM
4. 2026-08-05
   days on market $350,990 Active 124 DOM
5. 2026-08-03
   days on market $350,990 Active 122 DOM
6. 2026-07-31
   days on market $350,990 Active 119 DOM
7. 2026-07-30
   days on market $350,990 Active 118 DOM
8. 2026-07-29
   days on market $350,990 Active 117 DOM
9. 2026-07-27
   days on market $350,990 Active 115 DOM
10. 2026-07-25
    days on market $350,990 Active 113 DOM
11. 2026-07-24
    days on market $350,990 Active 112 DOM
12. 2026-07-23
    days on market $350,990 Active 111 DOM
13. 2026-07-22
    days on market $350,990 Active 110 DOM
14. 2026-07-21
    days on market $350,990 Active 109 DOM
15. 2026-07-18
    days on market $350,990 Active 106 DOM
16. 2026-07-16
    days on market $350,990 Active 104 DOM
17. 2026-07-16
    days on market $350,990 Active 103 DOM
18. 2026-07-14
    days on market $350,990 Active 102 DOM
19. 2026-07-13
    days on market $350,990 Active 101 DOM
20. 2026-07-12
    days on market $350,990 Active 100 DOM
21. 2026-07-11
    days on market $350,990 Active 99 DOM
22. 2026-07-10
    days on market $350,990 Active 98 DOM
23. 2026-07-09
    days on market $350,990 Active 97 DOM
24. 2026-07-07
    days on market $350,990 Active 95 DOM
25. 2026-07-06
    days on market $350,990 Active 94 DOM
26. 2026-07-05
    days on market $350,990 Active 93 DOM
27. 2026-07-04
    days on market $350,990 Active 92 DOM
28. 2026-07-03
    days on market $350,990 Active 91 DOM
29. 2026-07-02
    days on market $350,990 Active 90 DOM
30. 2026-07-01
    days on market $350,990 Active 89 DOM
31. 2026-06-30
    days on market $350,990 Active 88 DOM
32. 2026-06-29
    days on market $350,990 Active 87 DOM
33. 2026-06-28
    days on market $350,990 Active 86 DOM
34. 2026-06-28
    days on market $350,990 Active 85 DOM
35. 2026-06-27
    days on market $350,990 Active 84 DOM
36. 2026-06-25
    days on market $350,990 Active 82 DOM
37. 2026-06-23
    days on market $350,990 Active 80 DOM
38. 2026-06-22
    days on market $350,990 Active 79 DOM
39. 2026-06-18
    days on market $350,990 Active 76 DOM
40. 2026-06-17
    days on market $350,990 Active 75 DOM
41. 2026-06-16
    days on market $350,990 Active 74 DOM
42. 2026-06-15
    days on market $350,990 Active 73 DOM
43. 2026-06-14
    days on market $350,990 Active 71 DOM
44. 2026-06-13
    days on market $350,990 Active 70 DOM
45. 2026-06-10
    days on market $350,990 Active 68 DOM
46. 2026-06-09
    days on market $350,990 Active 67 DOM
47. 2026-06-08
    days on market $350,990 Active 66 DOM
48. 2026-06-07
    days on market $350,990 Active 65 DOM
49. 2026-06-03
    days on market $350,990 Active 61 DOM
50. 2026-06-02
    days on market $350,990 Active 60 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

Taxation est. · year 1

• Rental income: $35,584
• − Mortgage interest: −$21,403
• − Property taxes: −$5,731
• − Insurance: −$7,029
• − Repairs & maintenance: −$2,847
• − Management: −$2,847
• − Depreciation: −$11,116
• Taxable loss: −$15,389
• Est. tax savings @ 24.0%: +$3,693
• After-tax cash flow: $-5,001/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

Excellent 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: 17.6% rent · 82.4% 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
▸Advertising	1	$2B

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