15845 Garrigue Dr · Baker, LA 70791

$270,900

5 bd · 2.0 ba · 1,850 sqft · SingleFamily · 21 Days on market

Built 2026 Good condition 6,011 sqft lot $42/mo HOA · 2% 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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Embark on a new adventure in our Spruce floorplan, featured in Miraval, a new home community in Zachary, Louisiana. Inside this 5-bedroom, 2-bathroom home, you'll find 1,856 square feet of comfortable living. As you walk into this home, you'll be greeted by the first set of bedrooms along with the guest bathroom. Traveling down the hallway you'll see what open concept was meant to be with the kitchen, living and dining area all within reach of each other while being separate enough for individuality. Shaker-style cabinets and gooseneck pulldown faucets adorn the kitchen. The stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, and single basin under-mount sink, all paired with 3 cm granite countertops, will delight the family chef. The laundry room is conveniently placed across from the dining room for quick access. Situated beside the kitchen, the dining room and living room across from it ensure that everyone can stay engaged in the action, regardless of their location. Behind the dining room lies another hallway with another set of bedrooms. Each bedroom are carpeted, and has an adequate closet, allowing for space and storage throughout the home. The primary bathroom is large and contains an en suite with a massive walk-in closet, which houses the linins closet. The primary bathroom has dual vanities, a separate tub, and shower, along with a separate water closet. If you've shared a vanity before, you can no longer worry about that, getting ready in the morning or evenings, will no longer be difficult. Get in touch with us now and discover your new home today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

Key facts

• Spruce floorplan
• Miraval community
• Open concept

Tags

• SPRUCE FLOORPLAN
• MIRAVAL COMMUNITY
• OPEN CONCEPT
• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• Other: Subdivision: Miraval; Directions: At the intersection of Groom Rd. and Old Scenic Hwy 964
• HOA & community: Homeowners association with an annual fee of $500 (approximately $41.67/month)

Exterior

• Parking: 2 parking spaces; Garage with concrete driveway and garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence (detached); New construction; Built by D.R. Horton, Inc. - Gulf Coast; Model: Spruce; Entry on main level
• Construction: Vinyl siding with frame construction; Shingle roof; Slab foundation; Home warranty included
• Exterior features: Covered patio; No fencing

Interior

• Kitchen: Range, Oven, Dishwasher, Disposal, Microwave, Stainless steel appliances
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Range, Oven, Dishwasher, Disposal, Microwave, Stainless steel appliances; Smoke detector(s)
• Laundry & utility: Inside laundry with washer hookup

🏗️ New construction. The $270,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $279,350.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $271k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (16.0% below list).
• Recommended offer: $228k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 35% 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 21 days — a 2% lower offer ($267k) 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 $227,517 (16.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $279,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
480 Miraval Ave	0.06mi	4/2.0 (-1)	1,819 (-2%)	1mo	$257,900	$142	88
451 Miraval Ave	0.05mi	4/2.0 (-1)	1,819 (-2%)	3mo	$257,900	$142	88
444 Miraval Ave	0.06mi	4/2.0 (-1)	1,819 (-2%)	2mo	$254,900	$140	87
444 Miraval Ave	0.06mi	4/2.0 (-1)	1,819 (-2%)	2mo	$254,900	$140	87
464 Miraval Ave	0.06mi	4/2.0 (-1)	1,819 (-2%)	2mo	$259,900	$143	87
961 Ryan Ave	0.56mi	4/2.0 (-1)	1,819 (-2%)	2mo	$269,900	$148	65
919 Ryan Ave	0.50mi	4/2.0 (-1)	1,819 (-2%)	5mo	$282,620	$155	65
942 Ryan Ave	0.55mi	4/2.0 (-1)	1,819 (-2%)	2mo	$274,900	$151	65
936 Ryan Ave	0.54mi	4/2.0 (-1)	1,658 (-10%)	1mo	$267,885	$162	52
943 Ryan Ave	0.53mi	4/2.0 (-1)	1,658 (-10%)	3mo	$269,900	$163	50
954 Ryan Ave	0.56mi	4/2.0 (-1)	1,658 (-10%)	3mo	$265,900	$160	49
925 Ryan Ave	0.51mi	4/2.0 (-1)	1,658 (-10%)	6mo	$268,900	$162	49

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: -19.4%
• Equity multiple: 0.31×
• Total profit: $-53,628
• Equity at exit: $41,652

10-year hold

• IRR: -9.8%
• Equity multiple: 0.37×
• Total profit: $-49,330
• Equity at exit: $24,153

Cash invested: $78,218 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,275 medium
• Mortgage (P&I): −$1,465
• Tax est. 1.5%: −$349 /mo · $4,190/yr
• Insurance: −$116
• HOA: −$42
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-175

Break-even live

Break-even rent $2,497

Max offer price $254,008

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: $69,838
• Closing costs: $8,380
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-18
   days on market $270,900 Active 21 DOM
2. 2026-06-17
   days on market $270,900 Active 20 DOM
3. 2026-06-16
   days on market $270,900 Active 19 DOM
4. 2026-06-15
   days on market $270,900 Active 18 DOM
5. 2026-06-14
   days on market $270,900 Active 16 DOM
6. 2026-06-13
   days on market $270,900 Active 15 DOM
7. 2026-06-10
   days on market $270,900 Active 13 DOM
8. 2026-06-09
   days on market $270,900 Active 12 DOM
9. 2026-06-08
   days on market $270,900 Active 11 DOM
10. 2026-06-07
    days on market $270,900 Active 10 DOM
11. 2026-06-03
    days on market $270,900 Active 6 DOM
12. 2026-06-02
    days on market $270,900 Active 5 DOM
13. 2026-06-01
    days on market $270,900 Active 4 DOM
14. 2026-05-31
    days on market $270,900 Active 3 DOM
15. 2026-05-31
    days on market $270,900 Active 2 DOM
16. 2026-05-28
    listed $270,900 Active

    Show marketing remark (1706 chars)

    Embark on a new adventure in our Spruce floorplan, featured in Miraval, a new home community in Zachary, Louisiana. Inside this 5-bedroom, 2-bathroom home, you'll find 1,856 square feet of comfortable living. As you walk into this home, you'll be greeted by the first set of bedrooms along with the guest bathroom. Traveling down the hallway you'll see what open concept was meant to be with the kitchen, living and dining area all within reach of each other while being separate enough for individuality. Shaker-style cabinets and gooseneck pulldown faucets adorn the kitchen. The stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, and single basin under-mount sink, all paired with 3 cm granite countertops, will delight the family chef. The laundry room is conveniently placed across from the dining room for quick access. Situated beside the kitchen, the dining room and living room across from it ensure that everyone can stay engaged in the action, regardless of their location. Behind the dining room lies another hallway with another set of bedrooms. Each bedroom are carpeted, and has an adequate closet, allowing for space and storage throughout the home. The primary bathroom is large and contains an en suite with a massive walk-in closet, which houses the linins closet. The primary bathroom has dual vanities, a separate tub, and shower, along with a separate water closet. If you've shared a vanity before, you can no longer worry about that, getting ready in the morning or evenings, will no longer be difficult. Get in touch with us now and discover your new home today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

17. 2026-05-28
    listed $270,900 Active 1706-char remark

    Show marketing remark (1706 chars)

    Embark on a new adventure in our Spruce floorplan, featured in Miraval, a new home community in Zachary, Louisiana. Inside this 5-bedroom, 2-bathroom home, you'll find 1,856 square feet of comfortable living. As you walk into this home, you'll be greeted by the first set of bedrooms along with the guest bathroom. Traveling down the hallway you'll see what open concept was meant to be with the kitchen, living and dining area all within reach of each other while being separate enough for individuality. Shaker-style cabinets and gooseneck pulldown faucets adorn the kitchen. The stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, and single basin under-mount sink, all paired with 3 cm granite countertops, will delight the family chef. The laundry room is conveniently placed across from the dining room for quick access. Situated beside the kitchen, the dining room and living room across from it ensure that everyone can stay engaged in the action, regardless of their location. Behind the dining room lies another hallway with another set of bedrooms. Each bedroom are carpeted, and has an adequate closet, allowing for space and storage throughout the home. The primary bathroom is large and contains an en suite with a massive walk-in closet, which houses the linins closet. The primary bathroom has dual vanities, a separate tub, and shower, along with a separate water closet. If you've shared a vanity before, you can no longer worry about that, getting ready in the morning or evenings, will no longer be difficult. Get in touch with us now and discover your new home today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

ⓘ 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: $27,302
• − Mortgage interest: −$15,648
• − Property taxes: −$4,190
• − Insurance: −$1,397
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − HOA: −$504
• − Depreciation: −$8,127
• Taxable loss: −$6,932
• Est. tax savings @ 24.0%: +$1,664
• After-tax cash flow: $-438/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with a fresh paint job and new carpet, making it move-in ready for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replacing carpet in bedrooms — Improves comfort and appearance
• Both Upgrading light fixtures — Enhances ambiance and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replacing carpet in bedrooms — Improves comfort and appearance ↑
• Both Upgrading light fixtures — Enhances ambiance and energy efficiency ↑

ⓘ 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 — 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

+0.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $270,900 AcadianaMLS
• 2026-05-28 Listed $270,900 GBRMLS