2970 Majestic Oaks Ave · Zachary, LA 70791

$320,000

4 bd · 3.0 ba · 2,207 sqft · SingleFamily public records · 73 Days on market

Built 2013 0.29 ac lot $145/sqft · at area comps Est $311k · at est. $33/mo HOA · 1% of rent

---

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 +18.0/30.0
• ARV discount +6.3/15.0
• DSCR +5.6/10.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is offering $5000 towards buyer's closing costs and pre paid items.This home to this beautifully designed 4bd/3bth home that blends space, comfort, and modern convenience. The expansive kitchen is the true centerpiece, featuring a gas range, generous counter and cabinet space, and a seamless flow into the large living room--perfect for entertaining. A stunning double-sided fireplace creates warmth and ambiance, connecting the living room and kitchen for an inviting, open feel. This home has been thoughtfully updated with fresh paint throughout and all-new carpet (August 2023), along with recently replaced dishwasher and microwave, giving it a clean, move-in-ready feel. The split floor plan offers privacy and functionality with nicely sized bedrooms and flexible living options. Enjoy the benefits of a smart home system, including app-controlled light switches in the living room and primary bedroom, plus a Vivint security system with a smart panel in the primary suite. Control your AC remotely, receive door notifications, and monitor the home with indoor and outdoor security cameras--all customizable to your needs. Storage is abundant, from the very large, nearly full-span attic to extra space in the garage. The decked attic also offers potential for over 500 sqft of additional living space if desired. Inside, you'll find thoughtful touches like motion-sensor lighting in the primary closet and laundry room for added convenience. The double garage provides 2-car parking with additional storage, and even better--everything can remain with the home (appliances, curtains, security system, TV mounts, and even a second garbage bin), making your move effortless unless you prefer otherwise. Located in Audubon Lakes Subdivision, residents enjoy access to the community pool and playground, offering the perfect balance of comfort, convenience, and lifestyle. Call or text to schedule your private showing today!

Key facts

• Expansive kitchen
• Community pool
• Smart home system

Tags

• EXPANSIVE KITCHEN
• DOUBLE-SIDED FIREPLACE
• SMART HOME SYSTEM
• MOTION-SENSOR LIGHTING
• COMMUNITY POOL
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/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 $308k (3.7% below list).
• Recommended offer: $301k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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; 2 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).
• At $3,082/mo this rent would consume 47% 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 $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 73 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask has dropped $19k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $300,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.96% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (median comp): $311,420
• List price: $320,000
• Delta: 2.75%
• 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
3013 Country Lake Dr	0.10mi	4/3.0	2,170 (-2%)	9mo	$345,000	$159	85
7398 Marshall Bond Dr	0.15mi	4/2.5	2,245 (+2%)	4mo	$275,000	$122	85
3020 Twin Lakes Ct	0.17mi	4/3.0	2,311 (+5%)	6mo	$368,000	$159	79
7013 Brook Hollow Dr	0.29mi	5/3.0 (+1)	2,068 (-6%)	2mo	$299,900	$145	69
6951 Lakeland Dr	0.23mi	4/3.0	2,445 (+11%)	5mo	$394,900	$162	67
6940 Brook Hollow Dr	0.27mi	4/3.0	2,484 (+13%)	1mo	$346,900	$140	66
7023 Brook Hollow Dr	0.29mi	4/3.0	2,484 (+13%)	3mo	$336,235	$135	63
7023 Brook Hollow Dr	0.29mi	4/3.0	2,484 (+13%)	3mo	$334,900	$135	63
2715 Boudreaux Ave	0.17mi	3/2.5 (-1)	1,876 (-15%)	1mo	$259,000	$138	59
7048 Stable St	0.34mi	5/3.0 (+1)	2,016 (-9%)	8mo	$321,900	$160	58
3552 Chien St	0.41mi	5/3.0 (+1)	2,016 (-9%)	5mo	$307,900	$153	57
7143 Rue Lierre	0.35mi	3/2.0 (-1)	1,946 (-12%)	2mo	$435,000	$224	54

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-30,689
• Equity at exit: $47,713

10-year hold

• IRR: 1.7%
• Equity multiple: 1.13×
• Total profit: $11,366
• Equity at exit: $27,668

Cash invested: $89,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,082 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$316 /mo · $3,796/yr
• Insurance: −$133
• HOA: −$33
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $274

Break-even live

Break-even rent $2,735

Max offer price $320,000

Occupancy floor 86%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	14d	1	0.12mi
2913 Country Lake Dr Zachary, LA	4.0	2.5	2405	$3,795	$1.58	43d	1	0.12mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: trashgaspoolsecurity

Listing history 34 events

1. 2026-06-18
   days on market $320,000 Active 73 DOM
2. 2026-06-17
   days on market $320,000 Active 72 DOM
3. 2026-06-16
   days on market $320,000 Active 71 DOM
4. 2026-06-15
   days on market $320,000 Active 70 DOM
5. 2026-06-14
   days on market $320,000 Active 68 DOM
6. 2026-06-13
   days on market $320,000 Active 67 DOM
7. 2026-06-10
   days on market $320,000 Active 65 DOM
8. 2026-06-09
   days on market $320,000 Active 64 DOM
9. 2026-06-08
   days on market $320,000 Active 63 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    pricedays on market $320,000 Active 62 DOM
12. 2026-06-03
    days on market $334,000 Active 58 DOM
13. 2026-06-02
    days on market $334,000 Active 57 DOM
14. 2026-06-01
    days on market $334,000 Active 56 DOM
15. 2026-05-31
    days on market $334,000 Active 55 DOM
16. 2026-05-31
    days on market $334,000 Active 54 DOM
17. 2026-05-06
    price $334,000 1937-char remark

    Show marketing remark (1959 chars)

    Seller is offering $5000 towards buyer’s closing costs and pre paid items. This home to this beautifully designed 4bd/3bth home that blends space, comfort, and modern convenience. The expansive kitchen is the true centerpiece, featuring a gas range, generous counter and cabinet space, and a seamless flow into the large living room—perfect for entertaining. A stunning double-sided fireplace creates warmth and ambiance, connecting the living room and kitchen for an inviting, open feel. This home has been thoughtfully updated with fresh paint throughout and all-new carpet (August 2023), along with recently replaced dishwasher and microwave, giving it a clean, move-in-ready feel. The split floor plan offers privacy and functionality with nicely sized bedrooms and flexible living options. Enjoy the benefits of a smart home system, including app-controlled light switches in the living room and primary bedroom, plus a Vivint security system with a smart panel in the primary suite. Control your AC remotely, receive door notifications, and monitor the home with indoor and outdoor security cameras—all customizable to your needs. Storage is abundant, from the very large, nearly full-span attic to extra space in the garage. The decked attic also offers potential for over 500 sqft of additional living space if desired. Inside, you'll find thoughtful touches like motion-sensor lighting in the primary closet and laundry room for added convenience. The double garage provides 2-car parking with additional storage, and even better—everything can remain with the home (appliances, curtains, security system, TV mounts, and even a second garbage bin), making your move effortless unless you prefer otherwise. Located in Audubon Lakes Subdivision, residents enjoy access to the community pool and playground, offering the perfect balance of comfort, convenience, and lifestyle. Call or text to schedule your private showing today!

18. 2026-05-06
    price $334,000 1959-char remark

    Show marketing remark (1959 chars)

    Seller is offering $5000 towards buyer’s closing costs and pre paid items. This home to this beautifully designed 4bd/3bth home that blends space, comfort, and modern convenience. The expansive kitchen is the true centerpiece, featuring a gas range, generous counter and cabinet space, and a seamless flow into the large living room—perfect for entertaining. A stunning double-sided fireplace creates warmth and ambiance, connecting the living room and kitchen for an inviting, open feel. This home has been thoughtfully updated with fresh paint throughout and all-new carpet (August 2023), along with recently replaced dishwasher and microwave, giving it a clean, move-in-ready feel. The split floor plan offers privacy and functionality with nicely sized bedrooms and flexible living options. Enjoy the benefits of a smart home system, including app-controlled light switches in the living room and primary bedroom, plus a Vivint security system with a smart panel in the primary suite. Control your AC remotely, receive door notifications, and monitor the home with indoor and outdoor security cameras—all customizable to your needs. Storage is abundant, from the very large, nearly full-span attic to extra space in the garage. The decked attic also offers potential for over 500 sqft of additional living space if desired. Inside, you'll find thoughtful touches like motion-sensor lighting in the primary closet and laundry room for added convenience. The double garage provides 2-car parking with additional storage, and even better—everything can remain with the home (appliances, curtains, security system, TV mounts, and even a second garbage bin), making your move effortless unless you prefer otherwise. Located in Audubon Lakes Subdivision, residents enjoy access to the community pool and playground, offering the perfect balance of comfort, convenience, and lifestyle. Call or text to schedule your private showing today!

19. 2026-04-06
    listed $339,000 Active 1959-char remark

    Show marketing remark (1937 chars)

    Seller is offering $5000 towards buyer's closing costs and pre paid items.This home to this beautifully designed 4bd/3bth home that blends space, comfort, and modern convenience. The expansive kitchen is the true centerpiece, featuring a gas range, generous counter and cabinet space, and a seamless flow into the large living room--perfect for entertaining. A stunning double-sided fireplace creates warmth and ambiance, connecting the living room and kitchen for an inviting, open feel. This home has been thoughtfully updated with fresh paint throughout and all-new carpet (August 2023), along with recently replaced dishwasher and microwave, giving it a clean, move-in-ready feel. The split floor plan offers privacy and functionality with nicely sized bedrooms and flexible living options. Enjoy the benefits of a smart home system, including app-controlled light switches in the living room and primary bedroom, plus a Vivint security system with a smart panel in the primary suite. Control your AC remotely, receive door notifications, and monitor the home with indoor and outdoor security cameras--all customizable to your needs. Storage is abundant, from the very large, nearly full-span attic to extra space in the garage. The decked attic also offers potential for over 500 sqft of additional living space if desired. Inside, you'll find thoughtful touches like motion-sensor lighting in the primary closet and laundry room for added convenience. The double garage provides 2-car parking with additional storage, and even better--everything can remain with the home (appliances, curtains, security system, TV mounts, and even a second garbage bin), making your move effortless unless you prefer otherwise. Located in Audubon Lakes Subdivision, residents enjoy access to the community pool and playground, offering the perfect balance of comfort, convenience, and lifestyle. Call or text to schedule your private showing today!

20. 2026-04-06
    listed $339,000 Active 1937-char remark

    Show marketing remark (1937 chars)

    Seller is offering $5000 towards buyer's closing costs and pre paid items.This home to this beautifully designed 4bd/3bth home that blends space, comfort, and modern convenience. The expansive kitchen is the true centerpiece, featuring a gas range, generous counter and cabinet space, and a seamless flow into the large living room--perfect for entertaining. A stunning double-sided fireplace creates warmth and ambiance, connecting the living room and kitchen for an inviting, open feel. This home has been thoughtfully updated with fresh paint throughout and all-new carpet (August 2023), along with recently replaced dishwasher and microwave, giving it a clean, move-in-ready feel. The split floor plan offers privacy and functionality with nicely sized bedrooms and flexible living options. Enjoy the benefits of a smart home system, including app-controlled light switches in the living room and primary bedroom, plus a Vivint security system with a smart panel in the primary suite. Control your AC remotely, receive door notifications, and monitor the home with indoor and outdoor security cameras--all customizable to your needs. Storage is abundant, from the very large, nearly full-span attic to extra space in the garage. The decked attic also offers potential for over 500 sqft of additional living space if desired. Inside, you'll find thoughtful touches like motion-sensor lighting in the primary closet and laundry room for added convenience. The double garage provides 2-car parking with additional storage, and even better--everything can remain with the home (appliances, curtains, security system, TV mounts, and even a second garbage bin), making your move effortless unless you prefer otherwise. Located in Audubon Lakes Subdivision, residents enjoy access to the community pool and playground, offering the perfect balance of comfort, convenience, and lifestyle. Call or text to schedule your private showing today!

21. 2026-03-10
    price $339,000
22. 2026-03-10
    price $339,000
23. 2026-01-16
    price $343,000
24. 2026-01-16
    price $343,000
25. 2025-12-17
    listed $349,000 Active
26. 2025-12-17
    listed $349,000 Active
27. 2020-03-10
    soldstatus $280,000
28. 2020-03-09
    soldstatus Sold
29. 2020-01-27
    historical Contingent
30. 2020-01-23
    listed $285,000 Active
31. 2020-01-23
    listed $285,000
32. 2013-04-30
    soldstatus
33. 2012-07-30
    listed $258,600
34. 2012-07-30
    listed $258,600

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $3,796 · $316/mo
• Projected year-2 tax: $3,796 · $316/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,984
• − Mortgage interest: −$17,925
• − Property taxes: −$3,796
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,959
• − Management: −$2,959
• − HOA: −$396
• − Depreciation: −$9,309
• Taxable loss: −$1,960
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $3,758/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

+29.2% since first listed

18 events — show timeline

• 2026-05-06 Price Changed $334,000 AcadianaMLS
• 2026-05-06 Price Changed $334,000 GBRMLS
• 2026-04-06 Listed $339,000 GBRMLS
• 2026-04-06 Listed $339,000 AcadianaMLS
• 2026-03-10 Price Changed $339,000 AcadianaMLS
• 2026-03-10 Price Changed $339,000 GBRMLS
• 2026-01-16 Price Changed $343,000 AcadianaMLS
• 2026-01-16 Price Changed $343,000 GBRMLS
• 2025-12-17 Listed $349,000 GBRMLS
• 2025-12-17 Listed $349,000 AcadianaMLS
• 2020-03-10 Sold (Public Records) $280,000 Public Records
• 2020-03-09 Sold (MLS) — GBRMLS
• 2020-01-27 Contingent — GBRMLS
• 2020-01-23 Listed $285,000 AcadianaMLS
• 2020-01-23 Listed $285,000 GBRMLS
• 2013-04-30 Sold (MLS) — GBRMLS
• 2012-07-30 Listed $258,600 AcadianaMLS
• 2012-07-30 Listed $258,600 GBRMLS

Property tax history

+15.6%/yr

Latest (2025): $3,796 · -2.8% YoY. Source: county tax records.