Edison Plan · Baker, LA 70791

$247,900

4 bd · 2.0 ba · 1,555 sqft · SingleFamily · 764 Days on market

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Edison floorplan is a single-story option available in Miraval, a new home community in Zachary, Louisiana. With 3 distinct exteriors to choose from, the Edison is designed to make a statement. Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence at Miraval.

Key facts

• Granite countertops
• 2 garage spots
• Listed 764 days

Tags

• OPEN CONCEPT LIVING AREA
• SHAKER-STYLE CABINETS
• GRANITE COUNTERTOPS

🏗️ New construction. The $247,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $253,540.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (17.3% below list).
• Recommended offer: $205k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Baker — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#131 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools C-, crime D+, amenities 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 31% 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 764 days — a 12% lower offer ($218k) 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 $204,916 (17.3% 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 764 days. Have you received any prior offers? Is the seller open to a 17% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.81% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $253,540
• List price: $247,900
• Delta: -2.22%
• 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
440 Miraval Ave	0.16mi	4/2.0	1,555 (0%)	3mo	$246,900	$159	90
470 Miraval Ave	0.16mi	3/2.0 (-1)	1,543 (-1%)	1mo	$245,900	$159	86
450 Miraval Ave	0.16mi	3/2.0 (-1)	1,543 (-1%)	2mo	$244,900	$159	85
481 Miraval Ave	0.19mi	4/2.0	1,500 (-4%)	3mo	$215,900	$144	83
481 Miraval Ave	0.25mi	4/2.0	1,500 (-4%)	3mo	$235,900	$157	80
948 Ryan Ave	0.38mi	3/2.0 (-1)	1,543 (-1%)	1mo	$258,900	$168	75
967 Ryan Ave	0.37mi	3/2.0 (-1)	1,543 (-1%)	3mo	$254,900	$165	74
936 Ryan Ave	0.36mi	4/2.0	1,658 (+7%)	1mo	$267,885	$162	71
943 Ryan Ave	0.34mi	4/2.0	1,658 (+7%)	3mo	$269,900	$163	70
954 Ryan Ave	0.38mi	4/2.0	1,658 (+7%)	3mo	$265,900	$160	69
445 Miraval Ave	0.19mi	3/2.0 (-1)	1,343 (-14%)	2mo	$237,000	$176	62
445 Miraval Ave	0.19mi	3/2.0 (-1)	1,343 (-14%)	2mo	$238,900	$178	62

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-47,084
• Equity at exit: $37,804

10-year hold

• IRR: -9.0%
• Equity multiple: 0.42×
• Total profit: $-41,462
• Equity at exit: $21,922

Cash invested: $70,991 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,049 medium
• Mortgage (P&I): −$1,330
• Tax est. 1.5%: −$317 /mo · $3,803/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-133

Break-even live

Break-even rent $2,218

Max offer price $234,248

Occupancy floor —

Sensitivity live

Price	-10% $42	-5% $-46	+0% $-133	+5% $-221	+10% $-309
Rent	-10% $-295	-5% $-214	+0% $-133	+5% $-52	+10% $29
Rate	-1.0pp $-6	-0.5pp $-69	base $-133	+0.5pp $-199	+1.0pp $-266

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: $63,385
• Closing costs: $7,606
• 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 20 events

1. 2026-06-18
   days on market $247,900 Active 764 DOM
2. 2026-06-17
   days on market $247,900 Active 763 DOM
3. 2026-06-16
   days on market $247,900 Active 762 DOM
4. 2026-06-15
   days on market $247,900 Active 761 DOM
5. 2026-06-14
   days on market $247,900 Active 759 DOM
6. 2026-06-13
   days on market $247,900 Active 758 DOM
7. 2026-06-10
   days on market $247,900 Active 756 DOM
8. 2026-06-09
   days on market $247,900 Active 755 DOM
9. 2026-06-08
   days on market $247,900 Active 754 DOM
10. 2026-06-07
    days on market $247,900 Active 753 DOM
11. 2026-06-03
    days on market $247,900 Active 749 DOM
12. 2026-06-02
    days on market $247,900 Active 748 DOM
13. 2026-06-01
    days on market $247,900 Active 747 DOM
14. 2026-05-31
    days on market $247,900 Active 746 DOM
15. 2026-05-31
    days on market $247,900 Active 745 DOM
16. 2026-04-15
    price $247,900 1388-char remark

    Show marketing remark (1388 chars)

    The Edison floorplan is a single-story option available in Miraval, a new home community in Zachary, Louisiana. With 3 distinct exteriors to choose from, the Edison is designed to make a statement. Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence at Miraval.

17. 2025-10-02
    price $246,900 1388-char remark

    Show marketing remark (1388 chars)

    The Edison floorplan is a single-story option available in Miraval, a new home community in Zachary, Louisiana. With 3 distinct exteriors to choose from, the Edison is designed to make a statement. Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence at Miraval.

18. 2025-09-13
    price $244,900 1388-char remark

    Show marketing remark (1388 chars)

    The Edison floorplan is a single-story option available in Miraval, a new home community in Zachary, Louisiana. With 3 distinct exteriors to choose from, the Edison is designed to make a statement. Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence at Miraval.

19. 2024-08-05
    price $247,900 1388-char remark

    Show marketing remark (1388 chars)

    The Edison floorplan is a single-story option available in Miraval, a new home community in Zachary, Louisiana. With 3 distinct exteriors to choose from, the Edison is designed to make a statement. Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence at Miraval.

20. 2024-05-15
    listed $245,900 Active 1388-char remark

    Show marketing remark (1388 chars)

    The Edison floorplan is a single-story option available in Miraval, a new home community in Zachary, Louisiana. With 3 distinct exteriors to choose from, the Edison is designed to make a statement. Step inside this 4 bedroom, 2 bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence at Miraval.

ⓘ 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: $24,590
• − Mortgage interest: −$14,202
• − Property taxes: −$3,803
• − Insurance: −$1,268
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$7,376
• Taxable loss: −$5,993
• Est. tax savings @ 24.0%: +$1,438
• After-tax cash flow: $-162/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 — Baker

• Score: 66/100
• State rank: #131
• US rank: #12021

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment C Housing A Health & safety C+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: East Baton Rouge Parish · 399,686 people
• City population: 17,433
• 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

+0.8% since first listed

5 events — show timeline

• 2026-04-15 Price Changed $247,900 Zillow
• 2025-10-02 Price Changed $246,900 Zillow
• 2025-09-13 Price Changed $244,900 Zillow
• 2024-08-05 Price Changed $247,900 Zillow
• 2024-05-15 Listed $245,900 Zillow