8276 Main St · Zachary, LA 70791

$200,000

3 bd · 2.0 ba · 1,048 sqft · Manufactured · 325 Days on market

Manufactured home Built 1980 2.36 ac lot $191/sqft · 43% above area Est $140k · 43% over ↓ 33% since listing

---

Why this score? — see what drove the F 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 +9.4/30.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

16x65 modular home and a metal workshop on 123 feet of frontage on Main Street in Zachary. The property encompasses 2.36 acres. NOT IN A FLOOD ZONE, did not flood and is 834 feet deep. Great potential for commercial development .

Key facts

• Not in a flood zone
• Modular home
• 834 feet deep

Tags

• MODULAR HOME
• METAL WORKSHOP
• 2.36 ACRES
• NOT IN A FLOOD ZONE
• 834 FEET DEEP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (33.4% below list).
• Recommended offer: $133k (33.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.5% in Zachary — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 588 active listings in the ZIP; 1 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 325 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $75k; list at $200k implies a 167% gain — meaningful room to come down on a strong offer.

Recommended offer $133,145 (33.4% 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. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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: 0.67% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 12.5

CMA / ARV

• ARV (median comp): $140,000
• List price: $200,000
• Delta: 42.86%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-40,037
• Equity at exit: $29,821

10-year hold

• IRR: -11.6%
• Equity multiple: 0.28×
• Total profit: $-40,287
• Equity at exit: $17,292

Cash invested: $56,000 (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: 588
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$83
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-143

Break-even live

Break-even rent $1,513

Max offer price $174,667

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-87	+0% $-143	+5% $-200	+10% $-257
Rent	-10% $-249	-5% $-196	+0% $-143	+5% $-91	+10% $-38
Rate	-1.0pp $-43	-0.5pp $-93	base $-143	+0.5pp $-195	+1.0pp $-248

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4150 McHugh Rd Zachary, LA	1.0–3.0	1.0–2.0	993	$1,690	$1.70	16d	8	1.20mi

Listing history 22 events

1. 2026-06-10
   days on market $200,000 Active 325 DOM
2. 2026-06-09
   days on market $200,000 Active 324 DOM
3. 2026-06-08
   days on market $200,000 Active 323 DOM
4. 2026-06-07
   days on market $200,000 Active 322 DOM
5. 2026-06-03
   days on market $200,000 Active 318 DOM
6. 2026-06-02
   days on market $200,000 Active 317 DOM
7. 2026-06-01
   days on market $200,000 Active 316 DOM
8. 2026-05-31
   days on market $200,000 Active 315 DOM
9. 2026-05-31
   days on market $200,000 Active 314 DOM
10. 2025-07-20
    listed $200,000 Active 230-char remark

    Show marketing remark (229 chars)

    16x65 modular home and a metal workshop on 123 feet of frontage on Main Street in Zachary. The property encompasses 2.36 acres. NOT IN A FLOOD ZONE, did not flood and is 834 feet deep. Great potential for commercial development .

11. 2025-07-20
    listed $200,000 Active 229-char remark

    Show marketing remark (229 chars)

    16x65 modular home and a metal workshop on 123 feet of frontage on Main Street in Zachary. The property encompasses 2.36 acres. NOT IN A FLOOD ZONE, did not flood and is 834 feet deep. Great potential for commercial development .

12. 2025-05-23
    soldstatus $75,000
13. 2019-01-23
    historical
14. 2018-10-25
    listed $125,000 Active
15. 2018-10-25
    listed $125,000
16. 2018-03-02
    historical
17. 2017-08-28
    price $99,500
18. 2017-03-01
    listed $122,500 Active
19. 2017-03-01
    listed $99,500
20. 2007-02-20
    listed $300,000
21. 2007-02-20
    listed $300,000
22. 1984-01-12
    soldstatus

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$343/yr (+$29/mo · 45.3%)

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

Taxation est. · year 1

• Rental income: $15,977
• − Mortgage interest: −$11,203
• − Property taxes: −$757
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$5,818
• Taxable loss: −$5,357
• Est. tax savings @ 24.0%: +$1,286
• After-tax cash flow: $-435/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

-33.3% since first listed

13 events — show timeline

• 2025-07-20 Listed $200,000 GBRMLS
• 2025-07-20 Listed $200,000 AcadianaMLS
• 2025-05-23 Sold (Public Records) $75,000 Public Records
• 2019-01-23 Delisted — GBRMLS
• 2018-10-25 Listed $125,000 AcadianaMLS
• 2018-10-25 Listed $125,000 GBRMLS
• 2018-03-02 Delisted — GBRMLS
• 2017-08-28 Price Changed $99,500 GBRMLS
• 2017-03-01 Listed $122,500 GBRMLS
• 2017-03-01 Listed $99,500 AcadianaMLS
• 2007-02-20 Listed $300,000 AcadianaMLS
• 2007-02-20 Listed $300,000 GBRMLS
• 1984-01-12 Sold (Public Records) — Public Records

Property tax history

+30.2%/yr

Latest (2025): $757 · -2.6% YoY. Source: county tax records.