3689 Ramey Dr · Zachary, LA 70791

$245,000

3 bd · 2.5 ba · 1,679 sqft · SingleFamily public records · 210 Days on market

Built 2010 0.51 ac lot $146/sqft · at area comps Est $238k · at est. ↓ 12% since listing

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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 +14.4/30.0
• ARV discount +6.1/15.0
• Schools +4.7/10.0
• DSCR +4.4/10.0
• 1% rule +3.5/10.0
• 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

Discover your dream home in Hunters Place. Great School District in Zachary Community. Home features open floor plan with ceramic tile. Kitchen has stainless steel appliances, granite tile counter tops. This meticulously maintained 3-bedroom, 2-bathroom gem offers a step into the spacious living area perfect for entertaining and daily living. The master suite is a true retreat, boasting two walk-in closets and double vanities for ultimate convenience. Relax and entertain in the privacy of your fenced backyard, with a pool and outside restroom ideal for gatherings with family and friends. Rest easy knowing this home has never flooded and is located in Flood Zone X, meaning no flood insurance is required.

Key facts

• Open floor plan
• Ceramic tile
• Pool

Tags

• OPEN FLOOR PLAN
• CERAMIC TILE
• STAINLESS STEEL APPLIANCES
• GRANITE TILE COUNTER TOPS
• FENCED BACKYARD
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $49 ($587/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 $208k (15.2% below list).
• Recommended offer: $208k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.6% 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: employment A+, housing A+, cost of living B+; 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.
• Zoned schools: Rollins Place Elementary (847 students, 60% FRL); Northwestern Middle School (math 41% / reading 68%, grade B-, #17 of 218 statewide, top 8%, 912 students, 56% FRL); Zachary High School (math 56% / reading 68%, grade B-, #15 of 265 statewide, top 6%, 1,765 students, 53% FRL) — zoned schools average 56% FRL vs 38% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 586 active listings in the ZIP; 5 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).
• This rent runs 32% 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 $7k 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 210 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (12%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,860 (15.2% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 15% 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. 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: 0.85% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $237,796
• List price: $245,000
• Delta: 3.03%
• 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
3952 Chestnut St	0.32mi	3/2.0	1,781 (+6%)	4mo	$179,000	$101	70
3035 Old Baker Rd	0.32mi	3/2.0	1,550 (-8%)	2mo	$229,000	$148	68
3350 39th St	0.39mi	3/2.0	1,594 (-5%)	4mo	$209,900	$132	68
3215 White Oak St	0.36mi	3/2.0	1,828 (+9%)	6mo	$244,900	$134	61
3466 Nelson St	0.70mi	3/2.0	1,645 (-2%)	2mo	$179,000	$109	61
4286 39th St	0.50mi	3/2.0	1,838 (+10%)	1mo	$206,000	$112	58
4848 Lois Dr	0.45mi	3/2.0	1,874 (+12%)	3mo	$229,900	$123	55
3233 39th St	0.45mi	4/2.0 (+1)	1,888 (+12%)	1mo	$249,000	$132	51
4608 40th St	0.65mi	3/2.0	1,814 (+8%)	7mo	$299,000	$165	49
3615 Cherry St	0.56mi	3/2.0	1,910 (+14%)	1mo	$228,000	$119	48
3920 Cypress Park Dr	0.45mi	3/2.0	1,445 (-14%)	7mo	$210,000	$145	48
5376 Windswept Ln	0.62mi	4/3.0 (+1)	1,847 (+10%)	1mo	$272,000	$147	47

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: -13.7%
• Equity multiple: 0.50×
• Total profit: $-34,121
• Equity at exit: $36,530

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-15,330
• Equity at exit: $21,183

Cash invested: $68,600 (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: 586
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,079 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$206 /mo · $2,476/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $49

Break-even live

Break-even rent $2,017

Max offer price $245,000

Occupancy floor 93%

Sensitivity live

Price	-10% $188	-5% $118	+0% $49	+5% $-20	+10% $-90
Rent	-10% $-115	-5% $-33	+0% $49	+5% $131	+10% $213
Rate	-1.0pp $172	-0.5pp $111	base $49	+0.5pp $-15	+1.0pp $-79

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3466 Nelson St Zachary, LA	3.0	2.0	1645	$1,950	$1.19	25d	1	0.67mi
5388 Greenridge Ln Zachary, LA	4.0	2.0	2005	$2,150	$1.07	16d	1	0.69mi
5400 Greenridge Ln Zachary, LA	4.0	2.0	2005	$2,349	$1.17	16d	1	0.72mi
5633 Emmie Dr Zachary, LA	3.0	3.0	1441	$2,150	$1.49	20d	1	1.16mi
4150 McHugh Rd Zachary, LA	1.0–3.0	1.0–2.0	993	$1,690	$1.70	16d	8	1.30mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $245,000 Pending 210 DOM
2. 2026-06-10
   days on market $245,000 Active 209 DOM
3. 2026-06-09
   days on market $245,000 Active 208 DOM
4. 2026-06-08
   days on market $245,000 Active 207 DOM
5. 2026-06-07
   days on market $245,000 Active 206 DOM
6. 2026-06-03
   days on market $245,000 Active 202 DOM
7. 2026-06-02
   days on market $245,000 Active 201 DOM
8. 2026-06-01
   days on market $245,000 Active 200 DOM
9. 2026-05-31
   days on market $245,000 Active 199 DOM
10. 2026-05-31
    days on market $245,000 Active 198 DOM
11. 2026-04-27
    price $245,000 712-char remark

    Show marketing remark (712 chars)

    Discover your dream home in Hunters Place. Great School District in Zachary Community. Home features open floor plan with ceramic tile. Kitchen has stainless steel appliances, granite tile counter tops. This meticulously maintained 3-bedroom, 2-bathroom gem offers a step into the spacious living area perfect for entertaining and daily living. The master suite is a true retreat, boasting two walk-in closets and double vanities for ultimate convenience. Relax and entertain in the privacy of your fenced backyard, with a pool and outside restroom ideal for gatherings with family and friends. Rest easy knowing this home has never flooded and is located in Flood Zone X, meaning no flood insurance is required.

12. 2026-04-27
    price $245,000 712-char remark

    Show marketing remark (712 chars)

    Discover your dream home in Hunters Place. Great School District in Zachary Community. Home features open floor plan with ceramic tile. Kitchen has stainless steel appliances, granite tile counter tops. This meticulously maintained 3-bedroom, 2-bathroom gem offers a step into the spacious living area perfect for entertaining and daily living. The master suite is a true retreat, boasting two walk-in closets and double vanities for ultimate convenience. Relax and entertain in the privacy of your fenced backyard, with a pool and outside restroom ideal for gatherings with family and friends. Rest easy knowing this home has never flooded and is located in Flood Zone X, meaning no flood insurance is required.

13. 2026-01-19
    price $265,000 712-char remark

    Show marketing remark (712 chars)

    Discover your dream home in Hunters Place. Great School District in Zachary Community. Home features open floor plan with ceramic tile. Kitchen has stainless steel appliances, granite tile counter tops. This meticulously maintained 3-bedroom, 2-bathroom gem offers a step into the spacious living area perfect for entertaining and daily living. The master suite is a true retreat, boasting two walk-in closets and double vanities for ultimate convenience. Relax and entertain in the privacy of your fenced backyard, with a pool and outside restroom ideal for gatherings with family and friends. Rest easy knowing this home has never flooded and is located in Flood Zone X, meaning no flood insurance is required.

14. 2026-01-19
    price $265,000 712-char remark

    Show marketing remark (712 chars)

    Discover your dream home in Hunters Place. Great School District in Zachary Community. Home features open floor plan with ceramic tile. Kitchen has stainless steel appliances, granite tile counter tops. This meticulously maintained 3-bedroom, 2-bathroom gem offers a step into the spacious living area perfect for entertaining and daily living. The master suite is a true retreat, boasting two walk-in closets and double vanities for ultimate convenience. Relax and entertain in the privacy of your fenced backyard, with a pool and outside restroom ideal for gatherings with family and friends. Rest easy knowing this home has never flooded and is located in Flood Zone X, meaning no flood insurance is required.

15. 2025-11-13
    listed $280,000 Active 712-char remark

    Show marketing remark (712 chars)

    Discover your dream home in Hunters Place. Great School District in Zachary Community. Home features open floor plan with ceramic tile. Kitchen has stainless steel appliances, granite tile counter tops. This meticulously maintained 3-bedroom, 2-bathroom gem offers a step into the spacious living area perfect for entertaining and daily living. The master suite is a true retreat, boasting two walk-in closets and double vanities for ultimate convenience. Relax and entertain in the privacy of your fenced backyard, with a pool and outside restroom ideal for gatherings with family and friends. Rest easy knowing this home has never flooded and is located in Flood Zone X, meaning no flood insurance is required.

16. 2025-11-13
    listed $280,000 Active 712-char remark

    Show marketing remark (712 chars)

    Discover your dream home in Hunters Place. Great School District in Zachary Community. Home features open floor plan with ceramic tile. Kitchen has stainless steel appliances, granite tile counter tops. This meticulously maintained 3-bedroom, 2-bathroom gem offers a step into the spacious living area perfect for entertaining and daily living. The master suite is a true retreat, boasting two walk-in closets and double vanities for ultimate convenience. Relax and entertain in the privacy of your fenced backyard, with a pool and outside restroom ideal for gatherings with family and friends. Rest easy knowing this home has never flooded and is located in Flood Zone X, meaning no flood insurance is required.

ⓘ 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: $2,476 · $206/mo
• Projected year-2 tax: $2,476 · $206/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $24,943
• − Mortgage interest: −$13,724
• − Property taxes: −$2,476
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,995
• − Management: −$1,995
• − Depreciation: −$7,127
• Taxable loss: −$3,600
• Est. tax savings @ 24.0%: +$864
• After-tax cash flow: $1,450/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

-12.5% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $245,000 AcadianaMLS
• 2026-04-27 Price Changed $245,000 GBRMLS
• 2026-01-19 Price Changed $265,000 AcadianaMLS
• 2026-01-19 Price Changed $265,000 GBRMLS
• 2025-11-13 Listed $280,000 GBRMLS
• 2025-11-13 Listed $280,000 AcadianaMLS

Property tax history

+3.8%/yr

Latest (2025): $2,476 · -2.8% YoY. Source: county tax records.