4005 Lee St · Zachary, LA 70791

$140,000

3 bd · 1.0 ba · 1,153 sqft · SingleFamily · 14 Days on market

Built 1965 9,583 sqft lot Est $172k · 19% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• 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

Newly renovated Cottage style home located near the center hub of Zachary on a corner lot. The 3BD/1BA home features an open floor plan connecting kitchen, dining area and den together. The three bedrooms are located on the opposite side of the main area. New flooring has been installed in the kitchen/dining, den and bathroom. The newly painted kitchen cabinets are accented by laminated cabinet top. All rooms are freshly painted and equipped with ceiling fans. The house is centrally cooled and heated. The large back yard has a newly installed wood fence for added privacy and oak trees for extra shade. This one is a must see and very affordable.

Key facts

• Open floor plan
• New flooring
• Corner lot

Tags

• COTTAGE STYLE HOME
• CORNER LOT
• OPEN FLOOR PLAN
• NEW FLOORING
• NEWLY PAINTED KITCHEN CABINETS
• LAMINATED CABINET TOP

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water
• Home design: Detached single-family residence; Residential property
• Construction: Wood siding construction; Pillar/post/pier foundation
• Exterior features: Wood siding; Lot dimensions approximately 65.55 x 150 (about 0.22 acres); Subdivision: Kennedy Place

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $164 ($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 $138k (1.7% below list).
• Recommended offer: $138k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 15y 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.

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 $137,685 (1.7% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $171,797
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4031 Florida St	0.06mi	3/1.0	1,034 (-10%)	12mo	$120,000	$116	70
4279 Robert St	0.28mi	3/1.5	1,105 (-4%)	15mo	$165,000	$149	66
4226 Nelson St	0.34mi	2/1.0 (-1)	1,147 (-0%)	21mo	$114,900	$100	61
4543 41st St	0.56mi	3/1.0	1,182 (+2%)	14mo	$180,000	$152	58
3978 Nelson St	0.48mi	3/1.0	1,054 (-9%)	8mo	$150,000	$142	57
3290 Old Baker Rd	0.49mi	3/2.0	1,296 (+12%)	1mo	$204,900	$158	52
4843 Kennedy Dr	0.64mi	3/2.0	1,116 (-3%)	18mo	$190,000	$170	46
4105 Bennett St	0.46mi	2/1.0 (-1)	1,293 (+12%)	14mo	$173,000	$134	41
4035 Nelson St	0.47mi	2/1.0 (-1)	1,295 (+12%)	14mo	$185,000	$143	41
4866 June St	0.59mi	3/1.5	1,253 (+9%)	19mo	$190,000	$152	40
5417 Greenridge Ln	0.59mi	3/2.0	1,323 (+15%)	5mo	$229,000	$173	40
4021 Cottonwood St	0.56mi	3/2.0	1,303 (+13%)	21mo	$184,500	$142	31

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-10,604
• Equity at exit: $20,874

10-year hold

• IRR: 3.7%
• Equity multiple: 1.28×
• Total profit: $11,130
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,377 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $164

Break-even live

Break-even rent $1,169

Max offer price $140,000

Occupancy floor 83%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4133 Lee St #17 Zachary, LA	2.0	1.0	800	$975	$1.22	14d	1	0.11mi
4133 Lee St #17 Zachary, LA	2.0	1.0	800	$975	$1.22	19d	1	0.11mi
5633 Emmie Dr Zachary, LA	3.0	3.0	1441	$2,150	$1.49	19d	1	0.88mi
4150 McHugh Rd Zachary, LA	1.0–3.0	1.0–2.0	993	$1,690	$1.70	14d	8	1.04mi

Listing history 11 events

1. 2026-06-18
   days on market $140,000 Active 14 DOM
2. 2026-06-17
   days on market $140,000 Active 13 DOM
3. 2026-06-16
   days on market $140,000 Active 12 DOM
4. 2026-06-15
   days on market $140,000 Active 11 DOM
5. 2026-06-14
   days on market $140,000 Active 9 DOM
6. 2026-06-13
   days on market $140,000 Active 8 DOM
7. 2026-06-10
   days on market $140,000 Active 6 DOM
8. 2026-06-09
   days on market $140,000 Active 5 DOM
9. 2026-06-08
   days on market $140,000 Active 4 DOM
10. 2026-06-07
    remarks 653-char remark
11. 2026-06-07
    listed $140,000 Active 3 DOM

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $1,576 · $131/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: $16,522
• − Mortgage interest: −$7,842
• − Property taxes: −$1,576
• − Insurance: −$700
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$4,073
• Taxable loss: −$313
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $2,041/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

+28.4% since first listed

24 events — show timeline

• 2026-06-04 Listed $140,000 GBRMLS
• 2026-06-04 Listed $140,000 AcadianaMLS
• 2023-06-01 Listed $1,050 GBRMLS
• 2023-06-01 Sold (MLS) — GBRMLS
• 2023-02-01 Sold (MLS) — GBRMLS
• 2022-11-01 Listed $1,050 GBRMLS
• 2022-10-28 Sold (Public Records) $135,000 Public Records
• 2022-10-28 Sold (MLS) — GBRMLS
• 2022-10-03 Pending — GBRMLS
• 2022-10-02 Listed $140,000 AcadianaMLS
• 2022-10-02 Listed $140,000 GBRMLS
• 2021-03-01 Delisted — GBRMLS
• 2021-01-17 Pending — GBRMLS
• 2020-12-27 Relisted — GBRMLS
• 2020-12-26 Pending — GBRMLS
• 2020-12-01 Relisted — GBRMLS
• 2020-11-16 Pending — GBRMLS
• 2020-10-01 Listed $117,000 AcadianaMLS
• 2020-10-01 Listed $117,000 GBRMLS
• 2012-12-20 Sold (MLS) — GBRMLS
• 2012-09-26 Listed $60,000 AcadianaMLS
• 2012-09-26 Listed $60,000 GBRMLS
• 2011-10-19 Listed $109,000 AcadianaMLS
• 2011-10-19 Listed $109,000 GBRMLS

Property tax history

+3.7%/yr

Latest (2025): $1,576 · -2.8% YoY. Source: county tax records.