7320 Brook Hollow Dr · Zachary, LA 70791

$296,900

4 bd · 2.0 ba · 1,867 sqft · SingleFamily · 118 Days on market

Built 2026 Good condition $159/sqft · at area comps Est $289k · at est.

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Why this score? — see what drove the C 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 +21.7/30.0
• DSCR +6.9/10.0
• ARV discount +6.3/15.0
• 1% rule +5.7/10.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 7320 Brook Hollow Dr. Zachary, La, a new home in Brook Hollow. This 4-bedroom, 2-bathroom home provides ample living space, with 1,860 square feet, combining convenience and comfort. Upon entering, you'll find two bedrooms at the front of the home, with the guest bedroom just down the hall. Continue through the foyer, where you'll encounter a third bedroom, followed by a hallway that leads to essential utility spaces, including the HVAC system and linen closet. The open-concept layout flows seamlessly into the spacious kitchen, ideal for family gatherings and daily living. The modern kitchen features shaker-style cabinets, a gooseneck pulldown faucet, and high-quality stainless-steel appliances-including a stove, microwave hood, and dishwasher. The single-basin undermount sink and 3 cm granite countertops add both style and practicality. For extra convenience, a large corner pantry and separate laundry room provide abundant storage and easy access to everything you need. Adjacent to the kitchen is the dining area and a comfortable living room, both designed for maximum interaction and enjoyment. Each bedroom in the Cameron is designed for comfort, with plush carpeting and spacious closets. Whether you need a home office, entertainment area, or a quiet retreat, this home offers versatile spaces to suit your lifestyle. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with tub separate shower,

Key facts

• Modern kitchen
• Open-concept layout
• 2 garage spots

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCET
• STAINLESS-STEEL APPLIANCES
• SINGLE-BASIN UNDERMOUNT SINK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $297k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $297k).
• Recommended offer: $270k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.5% 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: 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• At $3,173/mo this rent would consume 49% of the median local household income ($78k/yr) (locally 718% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 118 days — a 9% lower offer ($270k) is reasonable based on typical stale-listing flexibility.

Recommended offer $270,179 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $289,009
• List price: $296,900
• Delta: 2.73%
• 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
7033 Brook Hollow Dr	0.09mi	4/2.0	1,867 (0%)	1mo	$284,900	$153	95
3508 Ash St	0.35mi	4/2.0	1,867 (0%)	3mo	$259,999	$139	82
7003 Brook Hollow Dr	0.09mi	4/2.0	1,697 (-9%)	3mo	$279,900	$165	78
2715 Boudreaux Ave	0.28mi	3/2.5 (-1)	1,876 (+0%)	1mo	$259,000	$138	78
6647 Maple St	0.18mi	3/2.0 (-1)	1,767 (-5%)	3mo	$250,000	$141	75
7160 Rue Lierre	0.46mi	3/2.0 (-1)	1,820 (-2%)	1mo	$400,000	$220	69
7013 Brook Hollow Dr	0.09mi	5/3.0 (+1)	2,068 (+11%)	2mo	$299,900	$145	67
7246 Marshall Bond Dr	0.28mi	3/2.5 (-1)	1,732 (-7%)	2mo	$264,000	$152	66
6961 Brook Hollow Dr	0.04mi	3/2.0 (-1)	1,588 (-15%)	3mo	$264,900	$167	65
6941 Brook Hollow Dr	0.07mi	3/2.0 (-1)	1,588 (-15%)	2mo	$274,900	$173	65
3552 Chien St	0.21mi	5/3.0 (+1)	2,016 (+8%)	5mo	$307,900	$153	64
7143 Rue Lierre	0.48mi	3/2.0 (-1)	1,946 (+4%)	2mo	$435,000	$224	64

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-15,291
• Equity at exit: $44,269

10-year hold

• IRR: 6.2%
• Equity multiple: 1.48×
• Total profit: $40,189
• Equity at exit: $25,670

Cash invested: $83,132 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,173 medium
• Mortgage (P&I): −$1,557
• Tax est. 1.5%: −$371 /mo · $4,454/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $455

Break-even live

Break-even rent $2,597

Max offer price $296,900

Occupancy floor 81%

Sensitivity live

Price	-10% $660	-5% $557	+0% $455	+5% $352	+10% $250
Rent	-10% $204	-5% $329	+0% $455	+5% $580	+10% $705
Rate	-1.0pp $604	-0.5pp $530	base $455	+0.5pp $378	+1.0pp $300

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: $74,225
• Closing costs: $8,907
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2913 Country Lake Dr Zachary, LA	4.0	2.5	2437	$3,695	$1.52	15d	1	0.36mi
2913 Country Lake Dr Zachary, LA	4.0	2.5	2405	$3,795	$1.58	45d	1	0.36mi
1126 Willow Creek Dr Unit 1128 Zachary, LA	3.0	2.0	1275	$1,345	$1.05	15d	1	1.37mi

Listing history 16 events

1. 2026-06-18
   days on market $296,900 Active 118 DOM
2. 2026-06-17
   days on market $296,900 Active 117 DOM
3. 2026-06-16
   days on market $296,900 Active 116 DOM
4. 2026-06-15
   days on market $296,900 Active 115 DOM
5. 2026-06-14
   days on market $296,900 Active 113 DOM
6. 2026-06-13
   days on market $296,900 Active 112 DOM
7. 2026-06-10
   days on market $296,900 Active 110 DOM
8. 2026-06-09
   days on market $296,900 Active 109 DOM
9. 2026-06-08
   days on market $296,900 Active 108 DOM
10. 2026-06-07
    days on market $296,900 Active 107 DOM
11. 2026-06-03
    days on market $296,900 Active 103 DOM
12. 2026-06-02
    days on market $296,900 Active 102 DOM
13. 2026-06-01
    days on market $296,900 Active 101 DOM
14. 2026-05-31
    days on market $296,900 Active 100 DOM
15. 2026-05-31
    days on market $296,900 Active 99 DOM
16. 2026-02-20
    listed $296,900 Active 1494-char remark

    Show marketing remark (1494 chars)

    Welcome to 7320 Brook Hollow Dr. Zachary, La, a new home in Brook Hollow. This 4-bedroom, 2-bathroom home provides ample living space, with 1,860 square feet, combining convenience and comfort. Upon entering, you'll find two bedrooms at the front of the home, with the guest bedroom just down the hall. Continue through the foyer, where you'll encounter a third bedroom, followed by a hallway that leads to essential utility spaces, including the HVAC system and linen closet. The open-concept layout flows seamlessly into the spacious kitchen, ideal for family gatherings and daily living. The modern kitchen features shaker-style cabinets, a gooseneck pulldown faucet, and high-quality stainless-steel appliances-including a stove, microwave hood, and dishwasher. The single-basin undermount sink and 3 cm granite countertops add both style and practicality. For extra convenience, a large corner pantry and separate laundry room provide abundant storage and easy access to everything you need. Adjacent to the kitchen is the dining area and a comfortable living room, both designed for maximum interaction and enjoyment. Each bedroom in the Cameron is designed for comfort, with plush carpeting and spacious closets. Whether you need a home office, entertainment area, or a quiet retreat, this home offers versatile spaces to suit your lifestyle. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with tub separate shower,

ⓘ 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: $38,074
• − Mortgage interest: −$16,631
• − Property taxes: −$4,454
• − Insurance: −$1,484
• − Repairs & maintenance: −$3,046
• − Management: −$3,046
• − Depreciation: −$8,637
• Taxable income: $776
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $5,270/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 · 1 photo

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It is move-in ready with minor cosmetic updates that could significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both New flooring in bathrooms — Modernizes the space and improves aesthetics.
• Both New kitchen appliances — Modernizes the kitchen and improves functionality.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in bathrooms — Modernizes the space and improves aesthetics. ↑
• Both New kitchen appliances — Modernizes the kitchen and improves functionality. ↑

ⓘ 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

1 event — show timeline

• 2026-02-20 Listed $296,900 Zillow