5647 Emmie Dr · Zachary, LA 70791

$239,990

3 bd · 2.0 ba · 1,299 sqft · SingleFamily · 34 Days on market

Built 2026 Excellent condition 3,049 sqft lot Est $221k · 9% over $69/mo HOA · 3% 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 +11.2/30.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• 1% rule +3.6/10.0
• ARV discount +3.6/15.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Estimated completion: complete and ready to move in Welcome to The Twilight, a stylish, low-maintenance townhome by Alvarez Construction. This 3-bedroom design offers flexible layouts for interior and exterior units with open-concept living, a spacious kitchen with a large island, granite countertops, and electric appliances. The owner's suite features a soaking tub, walk-in shower, and double vanities. Durable vinyl flooring, tile in wet areas, and a rear-loading garage complete this energy-efficient home.

Key facts

• $69 HOA
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (13.8% below list).
• Recommended offer: $207k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.6% in Zachary — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 32% 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 $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 34 days — a 3% lower offer ($233k) 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 $206,982 (13.8% 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 34 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.86% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $220,830
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4945 Kennedy Dr	0.46mi	3/2.0	1,333 (+3%)	6mo	$179,900	$135	69
5417 Greenridge Ln	0.74mi	3/2.0	1,323 (+2%)	5mo	$229,000	$173	58
4866 June St	0.41mi	3/1.5	1,253 (-4%)	19mo	$190,000	$152	57
4843 Kennedy Dr	0.51mi	3/2.0	1,116 (-14%)	18mo	$190,000	$170	38

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: -17.6%
• Equity multiple: 0.37×
• Total profit: $-42,211
• Equity at exit: $35,783

10-year hold

• IRR: -7.5%
• Equity multiple: 0.50×
• Total profit: $-33,582
• Equity at exit: $20,750

Cash invested: $67,197 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,070 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$69
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-92

Break-even live

Break-even rent $2,187

Max offer price $226,625

Occupancy floor 99%

Sensitivity live

Price	-10% $73	-5% $-9	+0% $-92	+5% $-175	+10% $-258
Rent	-10% $-256	-5% $-174	+0% $-92	+5% $-11	+10% $71
Rate	-1.0pp $28	-0.5pp $-31	base $-92	+0.5pp $-155	+1.0pp $-218

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: $59,998
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5633 Emmie Dr Zachary, LA	3.0	3.0	1441	$2,150	$1.49	21d	1	0.04mi
4150 McHugh Rd Zachary, LA	1.0–3.0	1.0–2.0	993	$1,690	$1.70	16d	8	0.58mi
3466 Nelson St Zachary, LA	3.0	2.0	1645	$1,950	$1.19	25d	1	1.42mi

HOA detail

• Monthly dues: $69 · $828/yr
• Likely covers: electric

Listing history 4 events

1. 2026-03-16
   status Pending 512-char remark

   Show marketing remark (512 chars)

   Estimated completion: complete and ready to move in Welcome to The Twilight, a stylish, low-maintenance townhome by Alvarez Construction. This 3-bedroom design offers flexible layouts for interior and exterior units with open-concept living, a spacious kitchen with a large island, granite countertops, and electric appliances. The owner's suite features a soaking tub, walk-in shower, and double vanities. Durable vinyl flooring, tile in wet areas, and a rear-loading garage complete this energy-efficient home.

2. 2026-03-16
   status Pending

   Show marketing remark (512 chars)

   Estimated completion: complete and ready to move in Welcome to The Twilight, a stylish, low-maintenance townhome by Alvarez Construction. This 3-bedroom design offers flexible layouts for interior and exterior units with open-concept living, a spacious kitchen with a large island, granite countertops, and electric appliances. The owner's suite features a soaking tub, walk-in shower, and double vanities. Durable vinyl flooring, tile in wet areas, and a rear-loading garage complete this energy-efficient home.

3. 2026-02-10
   listed $239,990 Active

   Show marketing remark (512 chars)

   Estimated completion: complete and ready to move in Welcome to The Twilight, a stylish, low-maintenance townhome by Alvarez Construction. This 3-bedroom design offers flexible layouts for interior and exterior units with open-concept living, a spacious kitchen with a large island, granite countertops, and electric appliances. The owner's suite features a soaking tub, walk-in shower, and double vanities. Durable vinyl flooring, tile in wet areas, and a rear-loading garage complete this energy-efficient home.

4. 2026-02-10
   listed $239,990 Active 512-char remark

   Show marketing remark (512 chars)

   Estimated completion: complete and ready to move in Welcome to The Twilight, a stylish, low-maintenance townhome by Alvarez Construction. This 3-bedroom design offers flexible layouts for interior and exterior units with open-concept living, a spacious kitchen with a large island, granite countertops, and electric appliances. The owner's suite features a soaking tub, walk-in shower, and double vanities. Durable vinyl flooring, tile in wet areas, and a rear-loading garage complete this energy-efficient home.

ⓘ 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: $24,838
• − Mortgage interest: −$13,443
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − HOA: −$828
• − Depreciation: −$6,982
• Taxable loss: −$5,189
• Est. tax savings @ 24.0%: +$1,245
• After-tax cash flow: $137/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 · 6 photos

Excellent 100/100 None rehab

This move-in-ready townhome by Alvarez Construction is in excellent condition with no visible repairs needed. It offers a stylish, low-maintenance design and is ready for immediate occupancy.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Install smart home features — Modernizes home and adds value for both buyers and renters
• Both Add smart thermostat — Improves energy efficiency and adds value
• Both Install smart locks — Enhances security and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home features — Modernizes home and adds value for both buyers and renters ↑
• Both Add smart thermostat — Improves energy efficiency and adds value ↑
• Both Install smart locks — Enhances security and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

4 events — show timeline

• 2026-03-16 Pending — AcadianaMLS
• 2026-03-16 Pending — GBRMLS
• 2026-02-10 Listed $239,990 GBRMLS
• 2026-02-10 Listed $239,990 AcadianaMLS