5146 Newell St · Zachary, LA 70791

$190,000

3 bd · 2.0 ba · 1,811 sqft · SingleFamily public records · 162 Days on market

Built 1980 0.52 ac lot $105/sqft · 27% below area Est $245k · 22% under

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Schools +4.7/10.0
• 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

Flooring removed and ready for your selection, no more nasty carpet! Discover the potential in this wonderful 3 bedroom, 2 bath home offering 1711 sqft of living space on a large 1/2 acre lot in the heart of Zachary. Covered patio off the back of the home offers plenty of space for outdoor entertaining or enjoying the peaceful back yard. The home includes a storage room connected to the home and a separate workshop to the back of the property. There is a hidden room in the attic, access from hall attic stairs, could be for storage or library nook. Great potential for investors or first-time buyers looking to add value and create their ideal home in a convenient Zachary location.

Key facts

• Storage room
• Attic access
• Hidden room

Tags

• COVERED PATIO
• STORAGE ROOM
• SEPARATE WORKSHOP
• HIDDEN ROOM
• ATTIC ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 34% 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 $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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago; this cycle's ask has dropped $13k (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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.16% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $245,042
• List price: $190,000
• Delta: -22.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5407 Newell St	0.14mi	3/2.0	1,821 (+1%)	8mo	$225,000	$124	86
2668 Dogwood Ln	0.16mi	3/2.0	1,777 (-2%)	4mo	$310,000	$174	86
5519 Deanne Marie Dr	0.20mi	3/2.0	1,674 (-8%)	9mo	$292,000	$174	70
2113 Alice St	0.43mi	4/2.0 (+1)	1,847 (+2%)	3mo	$267,000	$145	69
1928 E Eagle St	0.35mi	3/2.0	1,652 (-9%)	3mo	$255,000	$154	67
5259 Fox Hunt Dr	0.20mi	4/2.0 (+1)	1,939 (+7%)	10mo	$279,000	$144	66
5626 Fennwood Dr	0.48mi	3/2.0	1,680 (-7%)	3mo	$269,000	$160	63
6245 English Turn Dr	0.68mi	3/2.0	1,808 (-0%)	9mo	$315,000	$174	60
5946 Fennwood Dr	0.61mi	3/2.0	1,904 (+5%)	6mo	$299,000	$157	58
1448 Eagle Dr	0.64mi	3/2.0	1,890 (+4%)	7mo	$245,000	$130	57
6204 Woodbend Dr	0.62mi	3/2.0	1,582 (-13%)	6mo	$255,000	$161	45
6216 Woodbend Dr	0.63mi	3/2.0	1,589 (-12%)	10mo	$244,900	$154	42

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,110
• Equity at exit: $28,330

10-year hold

• IRR: 10.3%
• Equity multiple: 1.85×
• Total profit: $45,092
• Equity at exit: $16,428

Cash invested: $53,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$996
• Tax from tax record: −$246 /mo · $2,951/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $424

Break-even live

Break-even rent $1,673

Max offer price $190,000

Occupancy floor 76%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.92mi
1126 Willow Creek Dr Unit 1128 Zachary, LA	3.0	2.0	1275	$1,345	$1.05	14d	1	0.99mi
20051 Old Scenic Hwy Zachary, LA	1.0–3.0	1.0–2.0	1174	$1,625	$1.38	14d	15	1.15mi
2195 Ridgefield Ave Zachary, LA	4.0	2.0	1900	$1,900	$1.00	43d	1	1.30mi
2123 Westfield Ave Zachary, LA	4.0	2.0	2093	$2,295	$1.10	14d	1	1.33mi
2913 Country Lake Dr Zachary, LA	4.0	2.5	2437	$3,695	$1.52	14d	1	1.34mi
2913 Country Lake Dr Zachary, LA	4.0	2.5	2405	$3,795	$1.58	43d	1	1.34mi

Listing history 37 events

1. 2026-06-18
   days on market $190,000 Active 162 DOM
2. 2026-06-17
   days on market $190,000 Active 161 DOM
3. 2026-06-16
   days on market $190,000 Active 160 DOM
4. 2026-06-15
   days on market $190,000 Active 159 DOM
5. 2026-06-14
   days on market $190,000 Active 157 DOM
6. 2026-06-13
   days on market $190,000 Active 156 DOM
7. 2026-06-10
   days on market $190,000 Active 154 DOM
8. 2026-06-09
   days on market $190,000 Active 153 DOM
9. 2026-06-08
   days on market $190,000 Active 152 DOM
10. 2026-06-07
    days on market $190,000 Active 151 DOM
11. 2026-06-03
    days on market $190,000 Active 147 DOM
12. 2026-06-03
    price $190,000 Active 146 DOM
13. 2026-06-02
    days on market $200,000 Active 146 DOM
14. 2026-06-01
    days on market $200,000 Active 145 DOM
15. 2026-05-31
    days on market $200,000 Active 144 DOM
16. 2026-05-31
    days on market $200,000 Active 143 DOM
17. 2026-03-31
    status Active 687-char remark

    Show marketing remark (687 chars)

    Flooring removed and ready for your selection, no more nasty carpet! Discover the potential in this wonderful 3 bedroom, 2 bath home offering 1711 sqft of living space on a large 1/2 acre lot in the heart of Zachary. Covered patio off the back of the home offers plenty of space for outdoor entertaining or enjoying the peaceful back yard. The home includes a storage room connected to the home and a separate workshop to the back of the property. There is a hidden room in the attic, access from hall attic stairs, could be for storage or library nook. Great potential for investors or first-time buyers looking to add value and create their ideal home in a convenient Zachary location.

18. 2026-03-31
    status Active 687-char remark

    Show marketing remark (687 chars)

    Flooring removed and ready for your selection, no more nasty carpet! Discover the potential in this wonderful 3 bedroom, 2 bath home offering 1711 sqft of living space on a large 1/2 acre lot in the heart of Zachary. Covered patio off the back of the home offers plenty of space for outdoor entertaining or enjoying the peaceful back yard. The home includes a storage room connected to the home and a separate workshop to the back of the property. There is a hidden room in the attic, access from hall attic stairs, could be for storage or library nook. Great potential for investors or first-time buyers looking to add value and create their ideal home in a convenient Zachary location.

19. 2026-03-28
    status Pending 687-char remark

    Show marketing remark (687 chars)

    Flooring removed and ready for your selection, no more nasty carpet! Discover the potential in this wonderful 3 bedroom, 2 bath home offering 1711 sqft of living space on a large 1/2 acre lot in the heart of Zachary. Covered patio off the back of the home offers plenty of space for outdoor entertaining or enjoying the peaceful back yard. The home includes a storage room connected to the home and a separate workshop to the back of the property. There is a hidden room in the attic, access from hall attic stairs, could be for storage or library nook. Great potential for investors or first-time buyers looking to add value and create their ideal home in a convenient Zachary location.

20. 2026-03-28
    status Pending 687-char remark

    Show marketing remark (687 chars)

    Flooring removed and ready for your selection, no more nasty carpet! Discover the potential in this wonderful 3 bedroom, 2 bath home offering 1711 sqft of living space on a large 1/2 acre lot in the heart of Zachary. Covered patio off the back of the home offers plenty of space for outdoor entertaining or enjoying the peaceful back yard. The home includes a storage room connected to the home and a separate workshop to the back of the property. There is a hidden room in the attic, access from hall attic stairs, could be for storage or library nook. Great potential for investors or first-time buyers looking to add value and create their ideal home in a convenient Zachary location.

21. 2026-03-18
    price $200,000 687-char remark

    Show marketing remark (687 chars)

    Flooring removed and ready for your selection, no more nasty carpet! Discover the potential in this wonderful 3 bedroom, 2 bath home offering 1711 sqft of living space on a large 1/2 acre lot in the heart of Zachary. Covered patio off the back of the home offers plenty of space for outdoor entertaining or enjoying the peaceful back yard. The home includes a storage room connected to the home and a separate workshop to the back of the property. There is a hidden room in the attic, access from hall attic stairs, could be for storage or library nook. Great potential for investors or first-time buyers looking to add value and create their ideal home in a convenient Zachary location.

22. 2026-03-18
    price $200,000 687-char remark

    Show marketing remark (687 chars)

    Flooring removed and ready for your selection, no more nasty carpet! Discover the potential in this wonderful 3 bedroom, 2 bath home offering 1711 sqft of living space on a large 1/2 acre lot in the heart of Zachary. Covered patio off the back of the home offers plenty of space for outdoor entertaining or enjoying the peaceful back yard. The home includes a storage room connected to the home and a separate workshop to the back of the property. There is a hidden room in the attic, access from hall attic stairs, could be for storage or library nook. Great potential for investors or first-time buyers looking to add value and create their ideal home in a convenient Zachary location.

23. 2026-01-02
    listed $203,000 Active 687-char remark

    Show marketing remark (687 chars)

    Flooring removed and ready for your selection, no more nasty carpet! Discover the potential in this wonderful 3 bedroom, 2 bath home offering 1711 sqft of living space on a large 1/2 acre lot in the heart of Zachary. Covered patio off the back of the home offers plenty of space for outdoor entertaining or enjoying the peaceful back yard. The home includes a storage room connected to the home and a separate workshop to the back of the property. There is a hidden room in the attic, access from hall attic stairs, could be for storage or library nook. Great potential for investors or first-time buyers looking to add value and create their ideal home in a convenient Zachary location.

24. 2026-01-02
    listed $203,000 Active 687-char remark

    Show marketing remark (687 chars)

    Flooring removed and ready for your selection, no more nasty carpet! Discover the potential in this wonderful 3 bedroom, 2 bath home offering 1711 sqft of living space on a large 1/2 acre lot in the heart of Zachary. Covered patio off the back of the home offers plenty of space for outdoor entertaining or enjoying the peaceful back yard. The home includes a storage room connected to the home and a separate workshop to the back of the property. There is a hidden room in the attic, access from hall attic stairs, could be for storage or library nook. Great potential for investors or first-time buyers looking to add value and create their ideal home in a convenient Zachary location.

25. 2021-05-07
    soldstatus $205,500
26. 2021-05-06
    soldstatus Sold
27. 2021-05-06
    soldstatus $205,500
28. 2021-05-04
    historical
29. 2021-05-02
    price $205,500
30. 2021-05-01
    status Active
31. 2021-03-30
    historical
32. 2021-03-26
    listed $199,900 Active
33. 2021-03-26
    listed $205,500
34. 2021-03-26
    listed $205,500
35. 2004-07-19
    soldstatus
36. 2004-04-17
    listed $135,900
37. 2004-04-17
    listed $135,900

ⓘ 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: $2,951 · $246/mo
• Projected year-2 tax: $2,951 · $246/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $26,509
• − Mortgage interest: −$10,643
• − Property taxes: −$2,951
• − Insurance: −$950
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$5,527
• Taxable income: $2,196
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $4,557/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

+47.2% since first listed

21 events — show timeline

• 2026-03-31 Relisted — AcadianaMLS
• 2026-03-31 Relisted — GBRMLS
• 2026-03-28 Pending — AcadianaMLS
• 2026-03-28 Pending — GBRMLS
• 2026-03-18 Price Changed $200,000 AcadianaMLS
• 2026-03-18 Price Changed $200,000 GBRMLS
• 2026-01-02 Listed $203,000 GBRMLS
• 2026-01-02 Listed $203,000 AcadianaMLS
• 2021-05-07 Sold (Public Records) $205,500 Public Records
• 2021-05-06 Sold (MLS) $205,500 WFAOR
• 2021-05-06 Sold (MLS) — GBRMLS
• 2021-05-04 Delisted — GBRMLS
• 2021-05-02 Price Changed $205,500 GBRMLS
• 2021-05-01 Relisted — GBRMLS
• 2021-03-30 Delisted — GBRMLS
• 2021-03-26 Listed $205,500 WFAOR
• 2021-03-26 Listed $205,500 AcadianaMLS
• 2021-03-26 Listed $199,900 GBRMLS
• 2004-07-19 Sold (MLS) — GBRMLS
• 2004-04-17 Listed $135,900 GBRMLS
• 2004-04-17 Listed $135,900 AcadianaMLS

Property tax history

+11.2%/yr

Latest (2025): $2,951 · -2.8% YoY. Source: county tax records.