810 Meadow Glen Ave Unit D · Zachary, LA 70791

$125,000

2 bd · 2.5 ba · 1,100 sqft · Condo public records · 127 Days on market

Built 2005 $114/sqft · 13% above area Est $111k · 13% over $300/mo HOA · 21% of rent

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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 +14.3/30.0
• 1% rule +6.5/10.0
• Schools +4.7/10.0
• DSCR +4.3/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

With just a few updates, this condo could be a delightful place to call home. Move-in ready with all appliances remaining and washer/dryer hookups available. Conveniently located near shopping, dining, and Zachary Community Schools. A must-see property. HOA fees are $3,600 annually and include lawn care, exterior insurance, roof, siding, and security cameras

Key facts

• $300 HOA
• 2 parking spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $23 ($273/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.6% 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: 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 ($110k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y ago 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.
• Current owner paid $100k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 7.3

CMA / ARV

• ARV (median comp): $110,727
• List price: $125,000
• Delta: 12.89%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-16,914
• Equity at exit: $18,638

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-4,936
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$52
• HOA: −$300
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $23

Break-even live

Break-even rent $1,403

Max offer price $125,000

Occupancy floor 93%

Sensitivity live

Price	-10% $94	-5% $58	+0% $23	+5% $-13	+10% $-48
Rent	-10% $-90	-5% $-34	+0% $23	+5% $79	+10% $136
Rate	-1.0pp $86	-0.5pp $55	base $23	+0.5pp $-10	+1.0pp $-43

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20051 Old Scenic Hwy Zachary, LA	1.0–3.0	1.0–2.0	1174	$1,412	$1.20	16d	15	1.37mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: landscapingsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-22
   days on market $125,000 Active 127 DOM
2. 2026-06-18
   days on market $125,000 Active 124 DOM
3. 2026-06-17
   days on market $125,000 Active 123 DOM
4. 2026-06-16
   days on market $125,000 Active 122 DOM
5. 2026-06-15
   days on market $125,000 Active 121 DOM
6. 2026-06-14
   days on market $125,000 Active 119 DOM
7. 2026-06-13
   days on market $125,000 Active 118 DOM
8. 2026-06-10
   days on market $125,000 Active 116 DOM
9. 2026-06-09
   days on market $125,000 Active 115 DOM
10. 2026-06-08
    days on market $125,000 Active 114 DOM
11. 2026-06-07
    days on market $125,000 Active 113 DOM
12. 2026-06-03
    days on market $125,000 Active 109 DOM
13. 2026-06-02
    days on market $125,000 Active 108 DOM
14. 2026-06-01
    days on market $125,000 Active 107 DOM
15. 2026-05-31
    days on market $125,000 Active 106 DOM
16. 2026-05-31
    days on market $125,000 Active 105 DOM
17. 2026-02-16
    status Active 360-char remark

    Show marketing remark (360 chars)

    With just a few updates, this condo could be a delightful place to call home. Move-in ready with all appliances remaining and washer/dryer hookups available. Conveniently located near shopping, dining, and Zachary Community Schools. A must-see property. HOA fees are $3,600 annually and include lawn care, exterior insurance, roof, siding, and security cameras

18. 2026-02-16
    status Active 360-char remark

    Show marketing remark (360 chars)

    With just a few updates, this condo could be a delightful place to call home. Move-in ready with all appliances remaining and washer/dryer hookups available. Conveniently located near shopping, dining, and Zachary Community Schools. A must-see property. HOA fees are $3,600 annually and include lawn care, exterior insurance, roof, siding, and security cameras

19. 2026-02-03
    listed $125,000 Active 360-char remark

    Show marketing remark (360 chars)

    With just a few updates, this condo could be a delightful place to call home. Move-in ready with all appliances remaining and washer/dryer hookups available. Conveniently located near shopping, dining, and Zachary Community Schools. A must-see property. HOA fees are $3,600 annually and include lawn care, exterior insurance, roof, siding, and security cameras

20. 2026-02-03
    listed $125,000 Active 360-char remark

    Show marketing remark (360 chars)

    With just a few updates, this condo could be a delightful place to call home. Move-in ready with all appliances remaining and washer/dryer hookups available. Conveniently located near shopping, dining, and Zachary Community Schools. A must-see property. HOA fees are $3,600 annually and include lawn care, exterior insurance, roof, siding, and security cameras

21. 2022-07-26
    soldstatus $100,000
22. 2022-07-25
    soldstatus Sold
23. 2022-06-16
    listed $105,000 Active
24. 2022-06-16
    listed $105,000
25. 2013-05-29
    soldstatus $140,000
26. 2013-05-24
    soldstatus
27. 2013-05-24
    soldstatus
28. 2013-04-22
    listed $75,000
29. 2013-04-22
    listed $75,000
30. 2013-04-22
    listed $75,000
31. 2006-05-04
    listed $102,000
32. 2005-12-22
    listed $99,900

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

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,208 · $101/mo
• Projected year-2 tax: $1,208 · $101/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,180
• − Mortgage interest: −$7,002
• − Property taxes: −$1,208
• − Insurance: −$625
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − HOA: −$3,600
• − Depreciation: −$3,636
• Taxable loss: −$1,640
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $667/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

• 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

+25.1% since first listed

16 events — show timeline

• 2026-02-16 Relisted — AcadianaMLS
• 2026-02-16 Relisted — GBRMLS
• 2026-02-03 Listed $125,000 GBRMLS
• 2026-02-03 Listed $125,000 AcadianaMLS
• 2022-07-26 Sold (Public Records) $100,000 Public Records
• 2022-07-25 Sold (MLS) — GBRMLS
• 2022-06-16 Listed $105,000 AcadianaMLS
• 2022-06-16 Listed $105,000 GBRMLS
• 2013-05-29 Sold (Public Records) $140,000 Public Records
• 2013-05-24 Sold (MLS) — GBRMLS
• 2013-05-24 Sold (MLS) — GBRMLS
• 2013-04-22 Listed $75,000 AcadianaMLS
• 2013-04-22 Listed $75,000 GBRMLS
• 2013-04-22 Listed $75,000 GBRMLS
• 2006-05-04 Listed $102,000 AcadianaMLS
• 2005-12-22 Listed $99,900 AcadianaMLS

Property tax history

+4.6%/yr

Latest (2025): $1,208 · -2.7% YoY. Source: county tax records.