1823 Marshall Jones Sr Ave · Zachary, LA 70791

$305,942

4 bd · 2.0 ba · 2,025 sqft · SingleFamily · 36 Days on market

Built 2026 Poor condition 8,015 sqft lot $25/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 +14.0/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 3.99 rate is a 2/1 buydown for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The AUBRY III B in Lake Haven community offers a 4 bedroom, 2 full bathroom, design. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: double vanity, garden tub, separate shower, and walk-in closet in the primary suite, primary closet goes through to the laundry room for added convenience, tray ceiling in the primary bedroom, double vanity in the second bathroom, walk-in pantry, covered rear patio, side-entry garage, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

Key facts

• Double vanity
• Beautiful pond
• Lake haven community

Tags

• LAKE HAVEN COMMUNITY
• COPPER MILL GOLF CLUB
• SIDEWALKS
• BEAUTIFUL POND
• DOUBLE VANITY
• GARDEN TUB

Property features AI

Finance

• Other: Subdivision: Lake Haven; Directions available
• HOA & community: Homeowners association with management; Annual association fee of $300 (about $25/month)

Exterior

• Parking: Attached garage; Concrete driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single family detached residence; Single-story; New construction; Model: Aubry III B; Builder: Dsld, LLC
• Construction: Frame and brick construction; Shingle roof; Slab foundation
• Exterior features: Covered patio; Level lot; Sidewalks

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave
• Flooring: Tile; Carpet; Ceramic tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Breakfast bar; Tray ceilings; High ceilings
• Laundry & utility: Washer hookup inside; Electric dryer hookup

🏗️ New construction. The $305,942 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $318,507.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $306k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $43 ($521/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (6.1% below list).
• Recommended offer: $287k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 23d 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).
• This rent runs 44% 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 $10k 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 36 days — a 3% lower offer ($297k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,289 (6.1% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.90% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 9.2

CMA / ARV

• ARV (median comp): $318,507
• List price: $305,942
• Delta: -3.94%
• 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
18741 Corlis Green Dr	0.27mi	4/2.5	2,033 (+0%)	1mo	$306,546	$151	84
18762 Corlis Green Dr	0.26mi	4/2.5	2,033 (+0%)	6mo	$315,465	$155	81
18834 Corlis Green Dr	0.21mi	3/2.0 (-1)	1,925 (-5%)	6mo	$289,220	$150	72
1517 Marshall Jones Sr Ave	0.18mi	3/2.0 (-1)	1,892 (-7%)	6mo	$282,735	$149	71
1444 Marshall Jones Sr Ave	0.22mi	3/2.0 (-1)	1,848 (-9%)	2mo	$280,502	$152	69
18804 Corlis Green Dr	0.24mi	4/2.5	1,851 (-9%)	6mo	$282,190	$152	67
18843 Corlis Green Dr	0.19mi	3/2.0 (-1)	1,780 (-12%)	1mo	$273,227	$153	66
1535 Frankel Ave	0.64mi	4/3.0	2,032 (+0%)	5mo	$330,990	$163	61
2157 S Turnberry Ave	0.31mi	3/2.5 (-1)	2,247 (+11%)	1mo	$375,000	$167	59
1546 Frankel Ave	0.64mi	5/2.5 (+1)	1,968 (-3%)	1mo	$314,990	$160	58
2027 High Pointe Ave	0.71mi	3/2.0 (-1)	1,870 (-8%)	3mo	$308,000	$165	47
3952 Cypress Clear Ct	0.71mi	3/2.0 (-1)	1,742 (-14%)	1mo	$289,900	$166	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: -14.0%
• Equity multiple: 0.49×
• Total profit: $-45,335
• Equity at exit: $47,490

10-year hold

• IRR: -3.4%
• Equity multiple: 0.76×
• Total profit: $-21,169
• Equity at exit: $27,539

Cash invested: $89,182 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,873 medium
• Mortgage (P&I): −$1,670
• Tax est. 1.5%: −$398 /mo · $4,778/yr
• Insurance: −$133
• HOA: −$25
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $43

Break-even live

Break-even rent $2,818

Max offer price $318,507

Occupancy floor 93%

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: $79,627
• Closing costs: $9,555
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18945 Corlis Green Dr Zachary, LA	5.0	3.0	2720	$3,295	$1.21	43d	1	0.12mi
20051 Old Scenic Hwy Zachary, LA	1.0–3.0	1.0–2.0	1174	$1,625	$1.38	14d	15	1.14mi
3466 Nelson St Zachary, LA	3.0	2.0	1645	$1,950	$1.19	23d	1	1.35mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: watergasinternetlandscaping

Listing history 18 events

1. 2026-06-18
   days on market $305,942 Active 36 DOM
2. 2026-06-17
   days on market $305,942 Active 35 DOM
3. 2026-06-16
   days on market $305,942 Active 34 DOM
4. 2026-06-15
   days on market $305,942 Active 33 DOM
5. 2026-06-14
   days on market $305,942 Active 31 DOM
6. 2026-06-13
   days on market $305,942 Active 30 DOM
7. 2026-06-10
   days on market $305,942 Active 28 DOM
8. 2026-06-09
   days on market $305,942 Active 27 DOM
9. 2026-06-08
   days on market $305,942 Active 26 DOM
10. 2026-06-07
    days on market $305,942 Active 25 DOM
11. 2026-06-03
    days on market $305,942 Active 21 DOM
12. 2026-06-02
    days on market $305,942 Active 20 DOM
13. 2026-06-01
    days on market $305,942 Active 19 DOM
14. 2026-05-31
    days on market $305,942 Active 18 DOM
15. 2026-05-31
    days on market $305,942 Active 17 DOM
16. 2026-05-14
    listed $305,942 Active 1028-char remark

    Show marketing remark (1028 chars)

    * 3.99 rate is a 2/1 buydown for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The AUBRY III B in Lake Haven community offers a 4 bedroom, 2 full bathroom, design. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: double vanity, garden tub, separate shower, and walk-in closet in the primary suite, primary closet goes through to the laundry room for added convenience, tray ceiling in the primary bedroom, double vanity in the second bathroom, walk-in pantry, covered rear patio, side-entry garage, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

17. 2026-05-13
    listed $305,942 Active 915-char remark

    Show marketing remark (910 chars)

    The AUBRY III B in Lake Haven community offers a 4 bedroom, 2 full bathroom, design. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: double vanity, garden tub, separate shower, and walk-in closet in the primary suite, primary closet goes through to the laundry room for added convenience, tray ceiling in the primary bedroom, double vanity in the second bathroom, walk-in pantry, covered rear patio, side-entry garage, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

18. 2026-05-13
    listed $305,942 Active

    Show marketing remark (910 chars)

    The AUBRY III B in Lake Haven community offers a 4 bedroom, 2 full bathroom, design. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: double vanity, garden tub, separate shower, and walk-in closet in the primary suite, primary closet goes through to the laundry room for added convenience, tray ceiling in the primary bedroom, double vanity in the second bathroom, walk-in pantry, covered rear patio, side-entry garage, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,475
• − Mortgage interest: −$17,841
• − Property taxes: −$4,778
• − Insurance: −$1,593
• − Repairs & maintenance: −$2,758
• − Management: −$2,758
• − HOA: −$300
• − Depreciation: −$9,266
• Taxable loss: −$4,818
• Est. tax savings @ 24.0%: +$1,156
• After-tax cash flow: $1,678/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 · 0 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and renovations to bring it up to a livable condition. Significant updates to the kitchen, bathrooms, roof, exterior, and systems are needed to increase its resale and rental value.

Repairs flagged

• Major Kitchen countertops — Significant wear and tear, likely requiring replacement.
• Major Bathroom fixtures — Outdated and potentially in need of replacement.
• Major Roof — Visible damage and potential leaks.
• Major Exterior siding — Peeling and in need of repainting or replacement.
• Major Flooring — Worn and in need of replacement.
• Major Interior walls — Signs of water damage and peeling paint.
• Major HVAC system — Old and likely in need of replacement.
• Major Electrical and plumbing systems — Signs of age and potential issues.

Value-add opportunities

• Both Painting the exterior siding and landscaping — Improves curb appeal and enhances the home's value for both resale and rental.
• Both Refrrigerator and appliances — Upgrading to modern appliances can significantly increase the home's appeal and value.
• Both Kitchen and bathroom renovations — Updating the kitchen and bathrooms can greatly enhance the home's value and attract more buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Significant wear and tear, likely requiring replacement.	Major	$15,000–50,000
Bathroom fixtures · Outdated and potentially in need of replacement.	Major	$15,000–50,000
Roof · Visible damage and potential leaks.	Major	$15,000–50,000
Exterior siding · Peeling and in need of repainting or replacement.	Major	$15,000–50,000
Flooring · Worn and in need of replacement.	Major	$15,000–50,000
Interior walls · Signs of water damage and peeling paint.	Major	$15,000–50,000
HVAC system · Old and likely in need of replacement.	Major	$15,000–50,000
Electrical and plumbing systems · Signs of age and potential issues.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Painting the exterior siding and landscaping — Improves curb appeal and enhances the home's value for both resale and rental. ↑
• Both Refrrigerator and appliances — Upgrading to modern appliances can significantly increase the home's appeal and value. ↑
• Both Kitchen and bathroom renovations — Updating the kitchen and bathrooms can greatly enhance the home's value and attract more buyers/renters. ↑

ⓘ 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

• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-14 Listed $305,942 Zillow
• 2026-05-13 Listed $305,942 AcadianaMLS
• 2026-05-13 Listed $305,942 GBRMLS