4835 Newell St · Zachary, LA 70791

$259,900

4 bd · 2.5 ba · 2,355 sqft · SingleFamily public records · 57 Days on market

Built 1969 0.62 ac lot $110/sqft · 8% below area Est $275k · 5% under

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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 +17.5/30.0
• ARV discount +9.9/15.0
• DSCR +5.5/10.0
• Schools +4.7/10.0
• 1% rule +4.0/10.0
• 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

WELCOME HOME! Come home and relax in this beautifully updated 4Bed/2.5Bath home on an extra-large lot (100x270) in the heart of Zachary! NEW interior paint. Wonderful open kitchen with SLAB GRANITE countertops and GAS range. Primary bedroom with updated bathroom featuring: SLAB GRANITE countertops, double vanity, and SUBWAY TILE tub/shower surround. Gather together in the incredible family room with built-in cabinets and brand new sliding glass door. Enjoy the cool shade, on the back patio, sitting under the beautiful live oak tree. Large fenced in backyard is great for pets, gardening, entertaining and could easily accommodate a pool. Come see for yourself! Owner/Agent

Key facts

• Double vanity
• Open kitchen
• Gas range

Tags

• UPDATED INTERIOR PAINT
• OPEN KITCHEN
• SLAB GRANITE COUNTERTOPS
• GAS RANGE
• UPDATED BATHROOM
• DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/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 $235k (9.6% below list).
• Recommended offer: $235k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 36% 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 57 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 16y ago 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.
• Current owner paid $138k; list at $260k implies a 89% gain — meaningful room to come down on a strong offer.

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 $235,017 (9.6% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.90% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.27%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

• ARV (median comp): $274,584
• List price: $259,900
• Delta: -5.35%
• 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
4370 Honeysuckle Dr	0.43mi	4/3.0	2,357 (+0%)	4mo	$304,990	$129	74
5615 Jane Marie St	0.47mi	4/2.0	2,291 (-3%)	3mo	$274,900	$120	69
5215 Gloria St	0.26mi	3/2.0 (-1)	2,184 (-7%)	2mo	$225,000	$103	67
4179 Wilderness Run Dr	0.50mi	4/3.0	2,259 (-4%)	3mo	$289,995	$128	66
5015 Fennwood Dr	0.42mi	4/2.0	2,516 (+7%)	4mo	$255,000	$101	63
4128 Lake Pointe Ave	0.50mi	4/3.0	2,187 (-7%)	1mo	$375,000	$171	62
2594 Pine Thicket Ave	0.56mi	4/3.0	2,405 (+2%)	10mo	$309,900	$129	60
5722 Fennwood Dr	0.66mi	4/3.0	2,268 (-4%)	2mo	$239,900	$106	59
1243 Roseway Blvd	0.74mi	4/2.5	2,363 (+0%)	10mo	$360,000	$152	56
4265 Wilderness Run Dr	0.46mi	3/2.5 (-1)	2,052 (-13%)	12mo	$269,500	$131	42
5842 Sophie Anne Dr	0.64mi	3/2.0 (-1)	2,100 (-11%)	9mo	$312,000	$149	37
4919 Albert East Blvd	0.72mi	4/2.0	2,108 (-10%)	12mo	$345,000	$164	36

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: -9.9%
• Equity multiple: 0.63×
• Total profit: $-26,697
• Equity at exit: $38,752

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $4,701
• Equity at exit: $22,471

Cash invested: $72,772 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,350 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$187 /mo · $2,242/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $199

Break-even live

Break-even rent $2,099

Max offer price $259,900

Occupancy floor 87%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3466 Nelson St Zachary, LA	3.0	2.0	1645	$1,950	$1.19	23d	1	0.82mi
2195 Ridgefield Ave Zachary, LA	4.0	2.0	1900	$1,900	$1.00	44d	1	1.38mi
2123 Westfield Ave Zachary, LA	4.0	2.0	2093	$2,295	$1.10	14d	1	1.41mi
18945 Corlis Green Dr Zachary, LA	5.0	3.0	2720	$3,295	$1.21	44d	1	1.45mi

Listing history 46 events

1. 2026-06-19
   price $259,900 Active 57 DOM
2. 2026-06-18
   days on market $269,999 Active 57 DOM
3. 2026-06-17
   days on market $269,999 Active 56 DOM
4. 2026-06-16
   days on market $269,999 Active 55 DOM
5. 2026-06-15
   days on market $269,999 Active 54 DOM
6. 2026-06-14
   days on market $269,999 Active 52 DOM
7. 2026-06-13
   days on market $269,999 Active 51 DOM
8. 2026-06-10
   days on market $269,999 Active 49 DOM
9. 2026-06-09
   days on market $269,999 Active 48 DOM
10. 2026-06-08
    days on market $269,999 Active 47 DOM
11. 2026-06-07
    days on market $269,999 Active 46 DOM
12. 2026-06-03
    days on market $269,999 Active 42 DOM
13. 2026-06-02
    days on market $269,999 Active 41 DOM
14. 2026-06-01
    days on market $269,999 Active 40 DOM
15. 2026-05-31
    days on market $269,999 Active 39 DOM
16. 2026-05-31
    days on market $269,999 Active 38 DOM
17. 2026-04-22
    listed $269,999 Active 678-char remark

    Show marketing remark (680 chars)

    WELCOME HOME! Come home and relax in this beautifully updated 4Bed/2.5Bath home on an extra-large lot (100x270) in the heart of Zachary! NEW interior paint. Wonderful open kitchen with SLAB GRANITE countertops and GAS range. Primary bedroom with updated bathroom featuring: SLAB GRANITE countertops, double vanity, and SUBWAY TILE tub/shower surround. Gather together in the incredible family room with built-in cabinets and brand new sliding glass door. Enjoy the cool shade, on the back patio, sitting under the beautiful live oak tree. Large fenced in backyard is great for pets, gardening, entertaining and could easily accommodate a pool. Come see for yourself! Owner/Agent

18. 2026-04-22
    listed $269,999 Active 680-char remark

    Show marketing remark (680 chars)

    WELCOME HOME! Come home and relax in this beautifully updated 4Bed/2.5Bath home on an extra-large lot (100x270) in the heart of Zachary! NEW interior paint. Wonderful open kitchen with SLAB GRANITE countertops and GAS range. Primary bedroom with updated bathroom featuring: SLAB GRANITE countertops, double vanity, and SUBWAY TILE tub/shower surround. Gather together in the incredible family room with built-in cabinets and brand new sliding glass door. Enjoy the cool shade, on the back patio, sitting under the beautiful live oak tree. Large fenced in backyard is great for pets, gardening, entertaining and could easily accommodate a pool. Come see for yourself! Owner/Agent

19. 2020-03-03
    soldstatus
20. 2020-01-23
    listed $1,700
21. 2019-04-01
    soldstatus $137,500
22. 2019-03-22
    soldstatus Sold
23. 2019-02-20
    status Pending
24. 2018-12-12
    price $139,900
25. 2018-12-05
    price $149,900
26. 2018-11-29
    price $159,900
27. 2018-11-20
    price $169,900
28. 2018-10-27
    price $179,900
29. 2018-10-17
    price $189,900
30. 2018-10-08
    listed $199,900 Active
31. 2018-10-08
    listed $139,900
32. 2016-06-14
    soldstatus Sold
33. 2016-06-14
    soldstatus $189,900
34. 2016-03-22
    status Pending
35. 2016-03-15
    listed $189,900 Active
36. 2016-03-15
    listed $189,900
37. 2014-04-17
    listed $189,900
38. 2014-04-17
    listed $189,900
39. 2010-05-13
    soldstatus $187,500
40. 2010-04-12
    soldstatus
41. 2010-03-18
    listed $199,900
42. 2010-03-18
    listed $199,900
43. 2010-03-12
    listed $209,000
44. 2010-03-12
    listed $209,000
45. 2010-03-04
    listed $209,000
46. 2010-03-04
    listed $209,000

ⓘ 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: $2,242 · $187/mo
• Projected year-2 tax: $2,242 · $187/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 8/10 Severe 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: $28,202
• − Mortgage interest: −$14,558
• − Property taxes: −$2,242
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$7,561
• Taxable loss: −$1,971
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $2,856/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

30 events — show timeline

• 2026-04-22 Listed $269,999 GBRMLS
• 2026-04-22 Listed $269,999 AcadianaMLS
• 2020-03-03 Sold (MLS) — GBRMLS
• 2020-01-23 Listed $1,700 GBRMLS
• 2019-04-01 Sold (Public Records) $137,500 Public Records
• 2019-03-22 Sold (MLS) — GBRMLS
• 2019-02-20 Pending — GBRMLS
• 2018-12-12 Price Changed $139,900 GBRMLS
• 2018-12-05 Price Changed $149,900 GBRMLS
• 2018-11-29 Price Changed $159,900 GBRMLS
• 2018-11-20 Price Changed $169,900 GBRMLS
• 2018-10-27 Price Changed $179,900 GBRMLS
• 2018-10-17 Price Changed $189,900 GBRMLS
• 2018-10-08 Listed $139,900 AcadianaMLS
• 2018-10-08 Listed $199,900 GBRMLS
• 2016-06-14 Sold (Public Records) $189,900 Public Records
• 2016-06-14 Sold (MLS) — GBRMLS
• 2016-03-22 Pending — GBRMLS
• 2016-03-15 Listed $189,900 GBRMLS
• 2016-03-15 Listed $189,900 AcadianaMLS
• 2014-04-17 Listed $189,900 AcadianaMLS
• 2014-04-17 Listed $189,900 GBRMLS
• 2010-05-13 Sold (Public Records) $187,500 Public Records
• 2010-04-12 Sold (MLS) — GBRMLS
• 2010-03-18 Listed $199,900 GBRMLS
• 2010-03-18 Listed $199,900 AcadianaMLS
• 2010-03-12 Listed $209,000 AcadianaMLS
• 2010-03-12 Listed $209,000 GBRMLS
• 2010-03-04 Listed $209,000 AcadianaMLS
• 2010-03-04 Listed $209,000 GBRMLS

Property tax history

+3.5%/yr

Latest (2025): $2,242 · -2.8% YoY. Source: county tax records.