Birch Plan · Zachary, LA 70791

$226,900

3 bd · 2.0 ba · 1,270 sqft · SingleFamily · 322 Days on market

Excellent condition ↓ 1% since listing

---

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 +7.8/30.0
• 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 +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Birch is one of our one-story floorplans featured in Miraval, a new home community in Zachary, Louisiana. Inside this 3-bedroom, 2-bathroom home, you'll find up to 1,276 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll then reach the laundry room, as well as the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet.

Key facts

• One story floorplans
• Garage
• Listed 322 days

Tags

• ONE STORY FLOORPLANS
• OPEN CONCEPT LIVING SPACE
• SHAKER STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• STAINLESS STEEL APPLIANCES
• SINGLE BASIN UNDERMOUNT SINK

🏗️ New construction. The $226,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $248,892.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $227k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (19.7% below list).
• Recommended offer: $182k (19.7% 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); 684 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 322 days — a 12% lower offer ($200k) is reasonable based on typical stale-listing flexibility.

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 $182,147 (19.7% 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 322 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.73% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $248,892
• List price: $226,900
• Delta: -8.84%
• 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
350 Miraval Ave	0.16mi	3/2.0	1,270 (0%)	2mo	$228,130	$180	90
421 Miraval Ave	0.19mi	3/2.0	1,270 (0%)	4mo	$223,900	$176	88
475 Miraval Ave	0.19mi	3/2.0	1,343 (+6%)	1mo	$239,900	$179	81
445 Miraval Ave	0.19mi	3/2.0	1,343 (+6%)	3mo	$238,900	$178	79
445 Miraval Ave	0.19mi	3/2.0	1,343 (+6%)	3mo	$237,000	$176	79
415 Miraval Ave	0.19mi	3/2.0	1,343 (+6%)	4mo	$239,900	$179	78
476 Miraval Ave	0.26mi	3/2.0	1,343 (+6%)	2mo	$241,900	$180	77
511 Miraval Ave	0.19mi	3/2.0	1,386 (+9%)	3mo	$229,900	$166	74
457 Miraval Ave	0.19mi	4/2.0 (+1)	1,392 (+10%)	5mo	$246,900	$177	66
457 Miraval Ave	0.19mi	4/2.0 (+1)	1,392 (+10%)	5mo	$246,900	$177	66
403 Miraval Ave	0.19mi	4/2.0 (+1)	1,392 (+10%)	6mo	$250,765	$180	66
403 Miraval Ave	0.19mi	4/2.0 (+1)	1,392 (+10%)	6mo	$250,765	$180	66

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: -23.2%
• Equity multiple: 0.20×
• Total profit: $-56,018
• Equity at exit: $37,111

10-year hold

• IRR: -15.0%
• Equity multiple: 0.10×
• Total profit: $-62,523
• Equity at exit: $21,520

Cash invested: $69,690 (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: 21 active · 16 under contract
• Months of supply: 5.7 mo (17%/mo absorbed)
• Median asking: $241,900 ($162/sqft)
• Median days on market: 104 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +21.3% above 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: 10.4×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$1,305
• Tax est. 1.5%: −$311 /mo · $3,733/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-281

Break-even live

Break-even rent $2,177

Max offer price $208,220

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-195	+0% $-281	+5% $-367	+10% $-453
Rent	-10% $-425	-5% $-353	+0% $-281	+5% $-209	+10% $-137
Rate	-1.0pp $-156	-0.5pp $-218	base $-281	+0.5pp $-346	+1.0pp $-411

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: $62,223
• Closing costs: $7,467
• Club membership (one-time): —
• 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	15d	1	1.16mi

Listing history 43 events

1. 2026-07-18
   days on market $226,900 Active 322 DOM
2. 2026-07-16
   days on market $226,900 Active 320 DOM
3. 2026-07-16
   days on market $226,900 Active 319 DOM
4. 2026-07-14
   days on market $226,900 Active 318 DOM
5. 2026-07-13
   days on market $226,900 Active 317 DOM
6. 2026-07-12
   days on market $226,900 Active 316 DOM
7. 2026-07-11
   days on market $226,900 Active 315 DOM
8. 2026-07-10
   days on market $226,900 Active 314 DOM
9. 2026-07-09
   days on market $226,900 Active 313 DOM
10. 2026-07-07
    days on market $226,900 Active 311 DOM
11. 2026-07-06
    days on market $226,900 Active 310 DOM
12. 2026-07-05
    days on market $226,900 Active 309 DOM
13. 2026-07-04
    days on market $226,900 Active 308 DOM
14. 2026-07-03
    days on market $226,900 Active 307 DOM
15. 2026-07-02
    days on market $226,900 Active 306 DOM
16. 2026-07-01
    days on market $226,900 Active 305 DOM
17. 2026-06-30
    days on market $226,900 Active 304 DOM
18. 2026-06-29
    days on market $226,900 Active 303 DOM
19. 2026-06-28
    days on market $226,900 Active 302 DOM
20. 2026-06-28
    days on market $226,900 Active 301 DOM
21. 2026-06-27
    days on market $226,900 Active 300 DOM
22. 2026-06-25
    days on market $226,900 Active 298 DOM
23. 2026-06-23
    days on market $226,900 Active 296 DOM
24. 2026-06-22
    days on market $226,900 Active 295 DOM
25. 2026-06-18
    days on market $226,900 Active 292 DOM
26. 2026-06-17
    days on market $226,900 Active 291 DOM
27. 2026-06-16
    days on market $226,900 Active 290 DOM
28. 2026-06-15
    days on market $226,900 Active 289 DOM
29. 2026-06-14
    days on market $226,900 Active 287 DOM
30. 2026-06-13
    days on market $226,900 Active 286 DOM
31. 2026-06-10
    days on market $226,900 Active 284 DOM
32. 2026-06-09
    days on market $226,900 Active 283 DOM
33. 2026-06-08
    days on market $226,900 Active 282 DOM
34. 2026-06-07
    days on market $226,900 Active 281 DOM
35. 2026-06-03
    days on market $226,900 Active 277 DOM
36. 2026-06-02
    days on market $226,900 Active 276 DOM
37. 2026-06-01
    days on market $226,900 Active 275 DOM
38. 2026-05-31
    days on market $226,900 Active 274 DOM
39. 2026-05-31
    days on market $226,900 Active 273 DOM
40. 2026-04-15
    price $226,900 1493-char remark

    Show marketing remark (1493 chars)

    The Birch is one of our one-story floorplans featured in Miraval, a new home community in Zachary, Louisiana. Inside this 3-bedroom, 2-bathroom home, you'll find up to 1,276 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll then reach the laundry room, as well as the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet. Get in touch with us now and schedu

41. 2025-10-02
    price $224,900 1493-char remark

    Show marketing remark (1493 chars)

    The Birch is one of our one-story floorplans featured in Miraval, a new home community in Zachary, Louisiana. Inside this 3-bedroom, 2-bathroom home, you'll find up to 1,276 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll then reach the laundry room, as well as the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet. Get in touch with us now and schedu

42. 2025-09-13
    price $222,900 1493-char remark

    Show marketing remark (1493 chars)

    The Birch is one of our one-story floorplans featured in Miraval, a new home community in Zachary, Louisiana. Inside this 3-bedroom, 2-bathroom home, you'll find up to 1,276 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll then reach the laundry room, as well as the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet. Get in touch with us now and schedu

43. 2025-08-30
    listed $229,900 Active 1493-char remark

    Show marketing remark (1493 chars)

    The Birch is one of our one-story floorplans featured in Miraval, a new home community in Zachary, Louisiana. Inside this 3-bedroom, 2-bathroom home, you'll find up to 1,276 square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bathroom. Walking down the foyer, you'll then reach the laundry room, as well as the open concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet. Get in touch with us now and schedu

ⓘ 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 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: $21,858
• − Mortgage interest: −$13,942
• − Property taxes: −$3,733
• − Insurance: −$1,244
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$7,241
• Taxable loss: −$7,800
• Est. tax savings @ 24.0%: +$1,872
• After-tax cash flow: $-1,501/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 Birch Plan home in Miraval, Zachary, Louisiana, is in excellent condition with no visible repairs needed. It offers a well-maintained interior, fresh landscaping, and a good foundation. The highest-ROI updates would be to enhance the landscaping and interior paint, as well as add a kitchen backsplash.

Value-add opportunities

• Both Landscaping enhancement — Enhanced landscaping can improve curb appeal and property value. ↑
• Both Interior paint touch-up — Fresh paint can make the interior look more inviting and modern. ↑
• Both Kitchen backsplash — A backsplash can add a modern touch and protect the backsplash from stains and spills. ↑

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

Price history

-1.3% since first listed

4 events — show timeline

• 2026-04-15 Price Changed $226,900 Zillow
• 2025-10-02 Price Changed $224,900 Zillow
• 2025-09-13 Price Changed $222,900 Zillow
• 2025-08-30 Listed $229,900 Zillow