3420 Chien St · Zachary, LA 70791

$264,900

4 bd · 2.0 ba · 1,591 sqft · SingleFamily · 209 Days on market

Built 2025 9,278 sqft lot $166/sqft · 9% below area Est $293k · 9% under $45/mo HOA · 2% of rent ↓ 4% 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).

• ARV discount +11.8/15.0
• Cash flow +7.7/30.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Eastwood floorplan, a single-story home available in Brook Hollow, a new home community in Zachary, Louisiana. There are 3 impressive exteriors to choose. Step inside 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 schedule a tour of the Eastwood today!

Key facts

• Single story home
• Granite countertops
• 9,278 sq ft lot

Tags

• SINGLE STORY HOME
• WELL EQUIPPED KITCHEN
• SHAKER STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-302 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (24.8% below list).
• Recommended offer: $199k (24.8% 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: 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 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 209 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 5 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 $199,261 (24.8% 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 209 days. Have you received any prior offers? Is the seller open to a 25% 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. 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 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: 0.75% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 11.1

CMA / ARV

• ARV (median comp): $292,544
• List price: $264,900
• Delta: -9.45%
• 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
7043 Brook Hollow Dr	0.05mi	4/2.0	1,602 (+1%)	6mo	$274,900	$172	91
6941 Brook Hollow Dr	0.08mi	3/2.0 (-1)	1,588 (-0%)	2mo	$274,900	$173	89
6961 Brook Hollow Dr	0.10mi	3/2.0 (-1)	1,588 (-0%)	3mo	$264,900	$167	87
7003 Brook Hollow Dr	0.05mi	4/2.0	1,697 (+7%)	3mo	$279,900	$165	84
6647 Maple St	0.10mi	3/2.0 (-1)	1,767 (+11%)	3mo	$250,000	$141	69
3542 Chien St	0.11mi	4/2.0	1,819 (+14%)	7mo	$288,900	$159	65
6932 Midway St	0.10mi	4/2.0	1,819 (+14%)	8mo	$297,900	$164	65
6204 Woodbend Dr	0.55mi	3/2.0 (-1)	1,582 (-1%)	6mo	$255,000	$161	64
7246 Marshall Bond Dr	0.39mi	3/2.5 (-1)	1,732 (+9%)	2mo	$264,000	$152	58
3850 Pope Rd	0.72mi	4/2.0	1,504 (-6%)	3mo	$215,000	$143	55
2704 Arceneaux Ave	0.48mi	3/2.0 (-1)	1,729 (+9%)	9mo	$249,900	$145	51
7160 Rue Lierre	0.54mi	3/2.0 (-1)	1,820 (+14%)	1mo	$400,000	$220	45

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: $-59,677
• Equity at exit: $39,497

10-year hold

• IRR: -14.9%
• Equity multiple: 0.10×
• Total profit: $-66,397
• Equity at exit: $22,904

Cash invested: $74,172 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,974/yr
• Insurance: −$110
• HOA: −$45
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-302

Break-even live

Break-even rent $2,374

Max offer price $221,272

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-210	+0% $-302	+5% $-393	+10% $-485
Rent	-10% $-459	-5% $-380	+0% $-302	+5% $-223	+10% $-144
Rate	-1.0pp $-168	-0.5pp $-234	base $-302	+0.5pp $-370	+1.0pp $-440

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Willow Creek Dr Unit 1128 Zachary, LA	3.0	2.0	1275	$1,345	$1.05	15d	1	1.37mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: waterpool

Listing history 27 events

1. 2026-06-18
   days on market $264,900 Active 209 DOM
2. 2026-06-17
   days on market $264,900 Active 208 DOM
3. 2026-06-16
   days on market $264,900 Active 207 DOM
4. 2026-06-15
   days on market $264,900 Active 206 DOM
5. 2026-06-14
   days on market $264,900 Active 204 DOM
6. 2026-06-13
   days on market $264,900 Active 203 DOM
7. 2026-06-10
   days on market $264,900 Active 201 DOM
8. 2026-06-09
   days on market $264,900 Active 200 DOM
9. 2026-06-08
   days on market $264,900 Active 199 DOM
10. 2026-06-07
    days on market $264,900 Active 198 DOM
11. 2026-06-03
    days on market $264,900 Active 194 DOM
12. 2026-06-02
    days on market $264,900 Active 193 DOM
13. 2026-06-01
    days on market $264,900 Active 192 DOM
14. 2026-05-31
    days on market $264,900 Active 191 DOM
15. 2026-05-31
    days on market $264,900 Active 190 DOM
16. 2026-04-09
    price $264,900 1354-char remark

    Show marketing remark (1354 chars)

    Welcome to the Eastwood floorplan, a single-story home available in Brook Hollow, a new home community in Zachary, Louisiana. There are 3 impressive exteriors to choose. Step inside 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 schedule a tour of the Eastwood today!

17. 2026-04-09
    price $264,900

    Show marketing remark (1354 chars)

    Welcome to the Eastwood floorplan, a single-story home available in Brook Hollow, a new home community in Zachary, Louisiana. There are 3 impressive exteriors to choose. Step inside 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 schedule a tour of the Eastwood today!

18. 2026-03-13
    status Active 1354-char remark

    Show marketing remark (1354 chars)

    Welcome to the Eastwood floorplan, a single-story home available in Brook Hollow, a new home community in Zachary, Louisiana. There are 3 impressive exteriors to choose. Step inside 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 schedule a tour of the Eastwood today!

19. 2026-03-13
    status Active

    Show marketing remark (1354 chars)

    Welcome to the Eastwood floorplan, a single-story home available in Brook Hollow, a new home community in Zachary, Louisiana. There are 3 impressive exteriors to choose. Step inside 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 schedule a tour of the Eastwood today!

20. 2025-11-20
    status Pending
21. 2025-09-18
    price $269,900 1354-char remark

    Show marketing remark (1354 chars)

    Welcome to the Eastwood floorplan, a single-story home available in Brook Hollow, a new home community in Zachary, Louisiana. There are 3 impressive exteriors to choose. Step inside 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 schedule a tour of the Eastwood today!

22. 2025-09-18
    price $269,900

    Show marketing remark (1354 chars)

    Welcome to the Eastwood floorplan, a single-story home available in Brook Hollow, a new home community in Zachary, Louisiana. There are 3 impressive exteriors to choose. Step inside 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 schedule a tour of the Eastwood today!

23. 2025-08-25
    price $278,900 1354-char remark

    Show marketing remark (1354 chars)

    Welcome to the Eastwood floorplan, a single-story home available in Brook Hollow, a new home community in Zachary, Louisiana. There are 3 impressive exteriors to choose. Step inside 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 schedule a tour of the Eastwood today!

24. 2025-08-25
    price $278,900

    Show marketing remark (1354 chars)

    Welcome to the Eastwood floorplan, a single-story home available in Brook Hollow, a new home community in Zachary, Louisiana. There are 3 impressive exteriors to choose. Step inside 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 schedule a tour of the Eastwood today!

25. 2025-07-31
    listed $276,900 Active

    Show marketing remark (1354 chars)

    Welcome to the Eastwood floorplan, a single-story home available in Brook Hollow, a new home community in Zachary, Louisiana. There are 3 impressive exteriors to choose. Step inside 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 schedule a tour of the Eastwood today!

26. 2025-07-31
    listed $276,900 Active 1354-char remark

    Show marketing remark (1354 chars)

    Welcome to the Eastwood floorplan, a single-story home available in Brook Hollow, a new home community in Zachary, Louisiana. There are 3 impressive exteriors to choose. Step inside 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 schedule a tour of the Eastwood today!

27. 2025-07-31
    listed $269,900 Active

    Show marketing remark (1354 chars)

    Welcome to the Eastwood floorplan, a single-story home available in Brook Hollow, a new home community in Zachary, Louisiana. There are 3 impressive exteriors to choose. Step inside 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 schedule a tour of the Eastwood today!

ⓘ 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: $23,911
• − Mortgage interest: −$14,839
• − Property taxes: −$3,974
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − HOA: −$540
• − Depreciation: −$7,706
• Taxable loss: −$8,297
• Est. tax savings @ 24.0%: +$1,991
• After-tax cash flow: $-1,627/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

-4.3% since first listed

12 events — show timeline

• 2026-04-09 Price Changed $264,900 AcadianaMLS
• 2026-04-09 Price Changed $264,900 GBRMLS
• 2026-03-13 Relisted — AcadianaMLS
• 2026-03-13 Relisted — GBRMLS
• 2025-11-20 Pending — GBRMLS
• 2025-09-18 Price Changed $269,900 AcadianaMLS
• 2025-09-18 Price Changed $269,900 GBRMLS
• 2025-08-25 Price Changed $278,900 AcadianaMLS
• 2025-08-25 Price Changed $278,900 GBRMLS
• 2025-07-31 Listed $276,900 GBRMLS
• 2025-07-31 Listed $269,900 AcadianaMLS
• 2025-07-31 Listed $276,900 AcadianaMLS