4431 40th St · Zachary, LA 70791

$229,900

3 bd · 2.0 ba · 1,351 sqft · SingleFamily · 38 Days on market

Built 2022 7,840 sqft lot $170/sqft · 26% above area Est $183k · 26% over

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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 +15.3/30.0
• DSCR +4.7/10.0
• Schools +4.7/10.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

***Buyer could not obtain their financing so this one is back! ***This little slice of heaven in the heart of Zachary is ready for you! Adorable 3 bedroom, 2 bathroom, fully fenced, less than 5 years old home close to downtown Zachary! Walkable to Zachary High School, Zachary Elementary School, and 39th Street Park, this sweet home is right in the midst of many things great in Zachary, right down to the parade route! Look for the red door on 40th! (living room virtually staged)

Key facts

• Fully fenced
• Close to downtown
• 7,840 sq ft lot

Tags

• FULLY FENCED
• CLOSE TO DOWNTOWN
• WALKABLE TO 39TH STREET PARK
• RIGHT DOWN TO THE PARADE ROUTE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $198k (13.8% below list).
• Recommended offer: $198k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 20d 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 30% 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 38 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $198,268 (13.8% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (median comp): $182,569
• List price: $229,900
• Delta: 25.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3986 Main St	0.04mi	3/2.0	1,351 (0%)	9mo	$215,000	$159	90
4149 Marshall St	0.32mi	3/2.0	1,373 (+2%)	1mo	$180,000	$131	81
3713 Robert St	0.25mi	3/2.0	1,400 (+4%)	8mo	$179,900	$129	75
4035 Nelson St	0.09mi	2/1.0 (-1)	1,295 (-4%)	14mo	$185,000	$143	68
4321 Cherry Ct	0.33mi	3/2.0	1,450 (+7%)	9mo	$250,000	$172	65
3485 Magnolia Ave	0.72mi	3/2.0	1,368 (+1%)	2mo	$175,000	$128	62
4945 Kennedy Dr	0.70mi	3/2.0	1,333 (-1%)	5mo	$179,900	$135	61
3290 Old Baker Rd	0.70mi	3/2.0	1,296 (-4%)	1mo	$204,900	$158	59
3458 Tupello St	0.65mi	3/2.0	1,405 (+4%)	5mo	$230,000	$164	58
4543 41st St	0.13mi	3/1.0	1,182 (-12%)	14mo	$180,000	$152	58
3348 Cedar St	0.74mi	3/2.0	1,278 (-5%)	11mo	$190,000	$149	47
3554 Magnolia Ave	0.73mi	3/2.0	1,535 (+14%)	10mo	$232,500	$151	34

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-29,488
• Equity at exit: $34,279

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-8,835
• Equity at exit: $19,878

Cash invested: $64,372 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,983 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $85

Break-even live

Break-even rent $1,875

Max offer price $229,900

Occupancy floor 91%

Sensitivity live

Price	-10% $215	-5% $150	+0% $85	+5% $20	+10% $-45
Rent	-10% $-72	-5% $7	+0% $85	+5% $163	+10% $242
Rate	-1.0pp $201	-0.5pp $144	base $85	+0.5pp $26	+1.0pp $-35

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3466 Nelson St Zachary, LA	3.0	2.0	1645	$1,950	$1.19	24d	1	0.33mi
5633 Emmie Dr Zachary, LA	3.0	3.0	1441	$2,150	$1.49	19d	1	1.13mi
4150 McHugh Rd Zachary, LA	1.0–3.0	1.0–2.0	993	$1,690	$1.70	14d	8	1.47mi

Listing history 8 events

1. 2026-05-07
   status Pending 482-char remark

   Show marketing remark (493 chars)

   * * * Buyer could not obtain their financing so this one is back! * * * This little slice of heaven in the heart of Zachary is ready for you! Adorable 3 bedroom, 2 bathroom, fully fenced, less than 5 years old home close to downtown Zachary! Walkable to Zachary High School, Zachary Elementary School, and 39th Street Park, this sweet home is right in the midst of many things great in Zachary, right down to the parade route! Look for the red door on 40th! (living room virtually staged)

2. 2026-05-07
   status Pending 493-char remark

   Show marketing remark (493 chars)

   * * * Buyer could not obtain their financing so this one is back! * * * This little slice of heaven in the heart of Zachary is ready for you! Adorable 3 bedroom, 2 bathroom, fully fenced, less than 5 years old home close to downtown Zachary! Walkable to Zachary High School, Zachary Elementary School, and 39th Street Park, this sweet home is right in the midst of many things great in Zachary, right down to the parade route! Look for the red door on 40th! (living room virtually staged)

3. 2026-04-25
   status Active 482-char remark

   Show marketing remark (482 chars)

   ***Buyer could not obtain their financing so this one is back! ***This little slice of heaven in the heart of Zachary is ready for you! Adorable 3 bedroom, 2 bathroom, fully fenced, less than 5 years old home close to downtown Zachary! Walkable to Zachary High School, Zachary Elementary School, and 39th Street Park, this sweet home is right in the midst of many things great in Zachary, right down to the parade route! Look for the red door on 40th! (living room virtually staged)

4. 2026-04-24
   status Active 493-char remark

   Show marketing remark (493 chars)

   * * * Buyer could not obtain their financing so this one is back! * * * This little slice of heaven in the heart of Zachary is ready for you! Adorable 3 bedroom, 2 bathroom, fully fenced, less than 5 years old home close to downtown Zachary! Walkable to Zachary High School, Zachary Elementary School, and 39th Street Park, this sweet home is right in the midst of many things great in Zachary, right down to the parade route! Look for the red door on 40th! (living room virtually staged)

5. 2026-04-11
   status Pending 482-char remark

   Show marketing remark (493 chars)

   * * * Buyer could not obtain their financing so this one is back! * * * This little slice of heaven in the heart of Zachary is ready for you! Adorable 3 bedroom, 2 bathroom, fully fenced, less than 5 years old home close to downtown Zachary! Walkable to Zachary High School, Zachary Elementary School, and 39th Street Park, this sweet home is right in the midst of many things great in Zachary, right down to the parade route! Look for the red door on 40th! (living room virtually staged)

6. 2026-04-11
   status Pending 493-char remark

   Show marketing remark (493 chars)

   * * * Buyer could not obtain their financing so this one is back! * * * This little slice of heaven in the heart of Zachary is ready for you! Adorable 3 bedroom, 2 bathroom, fully fenced, less than 5 years old home close to downtown Zachary! Walkable to Zachary High School, Zachary Elementary School, and 39th Street Park, this sweet home is right in the midst of many things great in Zachary, right down to the parade route! Look for the red door on 40th! (living room virtually staged)

7. 2026-03-16
   listed $229,900 Active 493-char remark

   Show marketing remark (482 chars)

   ***Buyer could not obtain their financing so this one is back! ***This little slice of heaven in the heart of Zachary is ready for you! Adorable 3 bedroom, 2 bathroom, fully fenced, less than 5 years old home close to downtown Zachary! Walkable to Zachary High School, Zachary Elementary School, and 39th Street Park, this sweet home is right in the midst of many things great in Zachary, right down to the parade route! Look for the red door on 40th! (living room virtually staged)

8. 2026-03-16
   listed $229,900 Active 482-char remark

   Show marketing remark (482 chars)

   ***Buyer could not obtain their financing so this one is back! ***This little slice of heaven in the heart of Zachary is ready for you! Adorable 3 bedroom, 2 bathroom, fully fenced, less than 5 years old home close to downtown Zachary! Walkable to Zachary High School, Zachary Elementary School, and 39th Street Park, this sweet home is right in the midst of many things great in Zachary, right down to the parade route! Look for the red door on 40th! (living room virtually staged)

ⓘ 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: $2,158 · $180/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,792
• − Mortgage interest: −$12,878
• − Property taxes: −$2,158
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,903
• − Management: −$1,903
• − Depreciation: −$6,688
• Taxable loss: −$2,888
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $1,714/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

+0.0% since first listed

8 events — show timeline

• 2026-05-07 Pending — AcadianaMLS
• 2026-05-07 Pending — GBRMLS
• 2026-04-25 Relisted — AcadianaMLS
• 2026-04-24 Relisted — GBRMLS
• 2026-04-11 Pending — AcadianaMLS
• 2026-04-11 Pending — GBRMLS
• 2026-03-16 Listed $229,900 GBRMLS
• 2026-03-16 Listed $229,900 AcadianaMLS

Property tax history

+37.9%/yr

Latest (2025): $2,158 · -2.8% YoY. Source: county tax records.