8890 Black Birch Ave · Zachary, LA 70791

$274,900

4 bd · 2.5 ba · 1,881 sqft · SingleFamily · 55 Days on market

Built 2017 6,534 sqft lot Est $267k · at est. $21/mo HOA · 1% 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 +11.0/30.0
• ARV discount +6.2/15.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the highly sought-after Zachary School District, this like-new, spacious two-story home offers 4 bedrooms, 2.5 baths, and a layout designed for comfortable everyday living. Step inside to a huge living area featuring new flooring that flows seamlessly into the kitchen and dining spaces, creating an open and inviting atmosphere. The kitchen is well-appointed with stainless steel appliances, granite countertops, an island with barstool seating, and a corner pantry, making it perfect for both entertaining and daily use. The primary suite is conveniently located on the main level and features LVP flooring along with an en suite bathroom that includes a garden tub, separate shower, dual vanities, and a large walk-in closet. The laundry room and a guest half bath are also located downstairs for added convenience. Upstairs, you'll find three additional bedrooms and a full bathroom, including one oversized bedroom with a built-in desk area.. Outside, enjoy a fully fenced backyard with plenty of space to relax, play, or entertain. This move-in-ready home combines space, function, and location--schedule your private showing today!

Key facts

• New flooring
• Corner pantry
• Huge living area

Tags

• HUGE LIVING AREA
• NEW FLOORING
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• ISLAND WITH BARSTOOL SEATING
• CORNER PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (20.8% below list).
• Recommended offer: $218k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% 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: schools A+, employment A+, housing A+; 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.
• Market conditions: Rents rising fast (+4.2%/yr); 584 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).
• This rent runs 33% 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 $8k 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 55 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $170k; list at $275k implies a 62% gain — meaningful room to come down on a strong offer.

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 $217,852 (20.8% 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 55 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $267,102
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8862 Reserve Oak Ave	0.24mi	4/2.0	1,831 (-3%)	3mo	$279,000	$152	80
8839 Black Birch Ave	0.04mi	3/2.0 (-1)	1,689 (-10%)	1mo	$239,999	$142	73
8886 Cherry Laurel Ave	0.18mi	4/2.0	1,684 (-10%)	3mo	$240,000	$143	70
8909 Reserve Oak Ave	0.27mi	4/2.0	1,796 (-4%)	16mo	$235,000	$131	65
4621 Little Farms Dr	0.54mi	3/2.0 (-1)	1,920 (+2%)	1mo	$230,000	$120	64
9028 Redwood Lake Blvd	0.11mi	3/2.0 (-1)	1,718 (-9%)	16mo	$239,900	$140	60
6569 Lakeridge Dr	0.48mi	3/2.0 (-1)	1,737 (-8%)	4mo	$264,900	$153	55
9255 Redwood Lake Blvd	0.26mi	3/2.0 (-1)	1,607 (-15%)	4mo	$200,000	$124	53
6708 Royal Oaks Ct	0.33mi	4/2.0	1,602 (-15%)	12mo	$235,000	$147	48
6501 Lakeridge Dr	0.45mi	3/2.0 (-1)	1,752 (-7%)	18mo	$245,000	$140	46
9508 Redwood Lake Blvd	0.43mi	3/2.0 (-1)	1,613 (-14%)	13mo	$235,000	$146	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: -18.0%
• Equity multiple: 0.36×
• Total profit: $-49,200
• Equity at exit: $40,988

10-year hold

• IRR: -8.1%
• Equity multiple: 0.46×
• Total profit: $-41,224
• Equity at exit: $23,768

Cash invested: $76,972 (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: 584
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,179 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$258 /mo · $3,095/yr
• Insurance: −$115
• HOA: −$21
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-114

Break-even live

Break-even rent $2,323

Max offer price $254,753

Occupancy floor —

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9437 Redwood Lake Blvd Zachary, LA	3.0	2.0	1591	$2,100	$1.32	14d	1	0.41mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 28 events

1. 2026-06-15
   status $274,900 Pending 55 DOM
2. 2026-06-15
   days on market $274,900 Active 55 DOM
3. 2026-06-14
   days on market $274,900 Active 53 DOM
4. 2026-06-13
   days on market $274,900 Active 52 DOM
5. 2026-06-10
   days on market $274,900 Active 50 DOM
6. 2026-06-09
   days on market $274,900 Active 49 DOM
7. 2026-06-08
   days on market $274,900 Active 48 DOM
8. 2026-06-07
   days on market $274,900 Active 47 DOM
9. 2026-06-03
   days on market $274,900 Active 43 DOM
10. 2026-06-03
    status $274,900 Active 42 DOM
11. 2026-04-02
    status Pending 1149-char remark

    Show marketing remark (1149 chars)

    Located in the highly sought-after Zachary School District, this like-new, spacious two-story home offers 4 bedrooms, 2.5 baths, and a layout designed for comfortable everyday living. Step inside to a huge living area featuring new flooring that flows seamlessly into the kitchen and dining spaces, creating an open and inviting atmosphere. The kitchen is well-appointed with stainless steel appliances, granite countertops, an island with barstool seating, and a corner pantry, making it perfect for both entertaining and daily use. The primary suite is conveniently located on the main level and features LVP flooring along with an en suite bathroom that includes a garden tub, separate shower, dual vanities, and a large walk-in closet. The laundry room and a guest half bath are also located downstairs for added convenience. Upstairs, you'll find three additional bedrooms and a full bathroom, including one oversized bedroom with a built-in desk area.. Outside, enjoy a fully fenced backyard with plenty of space to relax, play, or entertain. This move-in-ready home combines space, function, and location--schedule your private showing today!

12. 2026-04-02
    status Pending

    Show marketing remark (1149 chars)

    Located in the highly sought-after Zachary School District, this like-new, spacious two-story home offers 4 bedrooms, 2.5 baths, and a layout designed for comfortable everyday living. Step inside to a huge living area featuring new flooring that flows seamlessly into the kitchen and dining spaces, creating an open and inviting atmosphere. The kitchen is well-appointed with stainless steel appliances, granite countertops, an island with barstool seating, and a corner pantry, making it perfect for both entertaining and daily use. The primary suite is conveniently located on the main level and features LVP flooring along with an en suite bathroom that includes a garden tub, separate shower, dual vanities, and a large walk-in closet. The laundry room and a guest half bath are also located downstairs for added convenience. Upstairs, you'll find three additional bedrooms and a full bathroom, including one oversized bedroom with a built-in desk area.. Outside, enjoy a fully fenced backyard with plenty of space to relax, play, or entertain. This move-in-ready home combines space, function, and location--schedule your private showing today!

13. 2026-02-19
    listed $274,900 Active 1149-char remark

    Show marketing remark (1149 chars)

    Located in the highly sought-after Zachary School District, this like-new, spacious two-story home offers 4 bedrooms, 2.5 baths, and a layout designed for comfortable everyday living. Step inside to a huge living area featuring new flooring that flows seamlessly into the kitchen and dining spaces, creating an open and inviting atmosphere. The kitchen is well-appointed with stainless steel appliances, granite countertops, an island with barstool seating, and a corner pantry, making it perfect for both entertaining and daily use. The primary suite is conveniently located on the main level and features LVP flooring along with an en suite bathroom that includes a garden tub, separate shower, dual vanities, and a large walk-in closet. The laundry room and a guest half bath are also located downstairs for added convenience. Upstairs, you'll find three additional bedrooms and a full bathroom, including one oversized bedroom with a built-in desk area.. Outside, enjoy a fully fenced backyard with plenty of space to relax, play, or entertain. This move-in-ready home combines space, function, and location--schedule your private showing today!

14. 2026-02-19
    listed $274,900 Active

    Show marketing remark (1149 chars)

    Located in the highly sought-after Zachary School District, this like-new, spacious two-story home offers 4 bedrooms, 2.5 baths, and a layout designed for comfortable everyday living. Step inside to a huge living area featuring new flooring that flows seamlessly into the kitchen and dining spaces, creating an open and inviting atmosphere. The kitchen is well-appointed with stainless steel appliances, granite countertops, an island with barstool seating, and a corner pantry, making it perfect for both entertaining and daily use. The primary suite is conveniently located on the main level and features LVP flooring along with an en suite bathroom that includes a garden tub, separate shower, dual vanities, and a large walk-in closet. The laundry room and a guest half bath are also located downstairs for added convenience. Upstairs, you'll find three additional bedrooms and a full bathroom, including one oversized bedroom with a built-in desk area.. Outside, enjoy a fully fenced backyard with plenty of space to relax, play, or entertain. This move-in-ready home combines space, function, and location--schedule your private showing today!

15. 2026-01-09
    soldstatus $170,000
16. 2025-10-28
    price $197,000
17. 2025-10-28
    price $197,000
18. 2025-10-22
    price $207,900
19. 2025-10-22
    price $207,900
20. 2025-10-13
    listed $209,900 Active
21. 2017-05-24
    soldstatus Sold
22. 2017-05-12
    price $199,900
23. 2017-05-12
    status Pending
24. 2017-05-11
    price $200,900
25. 2017-05-01
    status Active
26. 2017-03-28
    status Pending
27. 2017-01-17
    listed $199,900 Active
28. 2017-01-17
    listed $199,900

ⓘ 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: $3,095 · $258/mo
• Projected year-2 tax: $3,095 · $258/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $26,142
• − Mortgage interest: −$15,399
• − Property taxes: −$3,095
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − HOA: −$252
• − Depreciation: −$7,997
• Taxable loss: −$6,158
• Est. tax savings @ 24.0%: +$1,478
• After-tax cash flow: $109/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

+37.5% since first listed

18 events — show timeline

• 2026-04-02 Pending — AcadianaMLS
• 2026-04-02 Pending — GBRMLS
• 2026-02-19 Listed $274,900 GBRMLS
• 2026-02-19 Listed $274,900 AcadianaMLS
• 2026-01-09 Sold (Public Records) $170,000 Public Records
• 2025-10-28 Price Changed $197,000 AcadianaMLS
• 2025-10-28 Price Changed $197,000 GSREIN
• 2025-10-22 Price Changed $207,900 AcadianaMLS
• 2025-10-22 Price Changed $207,900 GSREIN
• 2025-10-13 Listed $209,900 AcadianaMLS
• 2017-05-24 Sold (MLS) — GBRMLS
• 2017-05-12 Price Changed $199,900 GBRMLS
• 2017-05-12 Pending — GBRMLS
• 2017-05-11 Price Changed $200,900 GBRMLS
• 2017-05-01 Relisted — GBRMLS
• 2017-03-28 Pending — GBRMLS
• 2017-01-17 Listed $199,900 GBRMLS
• 2017-01-17 Listed $199,900 AcadianaMLS

Property tax history

+22.0%/yr

Latest (2025): $3,095 · -2.8% YoY. Source: county tax records.