Spruce Plan · Zachary, LA 70791

$265,900

5 bd · 2.0 ba · 1,850 sqft · SingleFamily · 204 Days on market

Good condition

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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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Embark on a new adventure in our Spruce floorplan, featured in Miraval, a new home community in Zachary, Louisiana. Inside this 5-bedroom, 2-bathroom home, you'll find 1,850 square feet of comfortable living. As you walk into this home, you'll be greeted by the first set of bedrooms along with the guest bathroom. Traveling down the hallway you'll see what open concept was meant to be with the kitchen, living and dining area all within reach of each other while being separate enough for individuality. Shaker-style cabinets and gooseneck pulldown faucets adorn the kitchen. The stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, and single basin under-mount sink, all paired with 3 cm granite countertops, will delight the family chef. The laundry room is conveniently placed across from the dining room for quick access. Situated beside the kitchen, the dining room and living room across from it ensure that everyone can stay engaged in the action, regardless of their location. Behind the dining room lies another hallway with another set of bedrooms. Each bedroom are carpeted, and has an adequate closet, allowing for space and storage throughout the home. The primary bathroom is large and contains an en suite with a massive walk-in closet, which houses the linins closet. The primary bathroom has dual vanities, a separate tub, and shower, along with a separate water closet.

Key facts

• Spruce floorplan
• Miraval community
• Open concept

Tags

• SPRUCE FLOORPLAN
• MIRAVAL COMMUNITY
• OPEN CONCEPT
• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• STAINLESS-STEEL APPLIANCES

🏗️ New construction. The $265,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $289,416.

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $266k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (13.3% below list).
• Recommended offer: $231k (13.3% below list) — sets the bar for 1% rule.

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); 684 active listings in the ZIP; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 35% 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 $9k 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 204 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

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 $230,584 (13.3% 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 204 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.80% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $289,416
• List price: $265,900
• Delta: -8.13%
• 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
15834 Garrigue Dr	0.19mi	4/2.0 (-1)	1,819 (-2%)	0mo	$259,900	$143	83
480 Miraval Ave	0.16mi	4/2.0 (-1)	1,819 (-2%)	3mo	$257,900	$142	82
535 Miraval Ave	0.20mi	4/2.0 (-1)	1,819 (-2%)	1mo	$263,900	$145	82
924 Ryan Ave	0.35mi	4/2.0 (-1)	1,819 (-2%)	2mo	$273,900	$151	74
961 Ryan Ave	0.37mi	4/2.0 (-1)	1,819 (-2%)	3mo	$269,900	$148	72
901 Ryan Ave	0.29mi	5/3.0	2,029 (+10%)	0mo	$303,900	$150	66
15545 Rocco Dr	0.29mi	4/2.0 (-1)	2,051 (+11%)	1mo	$292,900	$143	62
15533 Rocco Dr	0.31mi	4/2.0 (-1)	1,658 (-10%)	1mo	$269,900	$163	62
15503 Rocco Dr	0.35mi	4/2.0 (-1)	1,658 (-10%)	1mo	$271,255	$164	60
523 Miraval Ave	0.19mi	4/2.0 (-1)	1,576 (-15%)	2mo	$239,900	$152	60
936 Ryan Ave	0.36mi	4/2.0 (-1)	1,658 (-10%)	2mo	$267,885	$162	59
936 Ryan Ave	0.36mi	4/2.0 (-1)	1,658 (-10%)	2mo	$267,885	$162	59

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-55,461
• Equity at exit: $43,153

10-year hold

• IRR: -9.8%
• Equity multiple: 0.37×
• Total profit: $-51,148
• Equity at exit: $25,023

Cash invested: $81,037 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 16 under contract
• Months of supply: 6.2 mo (16%/mo absorbed)
• Median asking: $269,000 ($151/sqft)
• Median days on market: 80 d
• This list price: 45% of active listings are priced below it
• ARV vs active asking: +3.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70791

• Home prices YoY: -21.6%
• Rents YoY: 4.2%
• Active inventory: 684
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,306 medium
• Mortgage (P&I): −$1,518
• Tax est. 1.5%: −$362 /mo · $4,341/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-178

Break-even live

Break-even rent $2,532

Max offer price $263,590

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-78	+0% $-178	+5% $-278	+10% $-378
Rent	-10% $-361	-5% $-270	+0% $-178	+5% $-87	+10% $4
Rate	-1.0pp $-33	-0.5pp $-105	base $-178	+0.5pp $-253	+1.0pp $-330

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: $72,354
• Closing costs: $8,682
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $265,900 Active 204 DOM
2. 2026-08-07
   days on market $265,900 Active 203 DOM
3. 2026-08-06
   days on market $265,900 Active 202 DOM
4. 2026-08-05
   days on market $265,900 Active 201 DOM
5. 2026-08-03
   days on market $265,900 Active 199 DOM
6. 2026-07-31
   days on market $265,900 Active 196 DOM
7. 2026-07-30
   days on market $265,900 Active 195 DOM
8. 2026-07-29
   days on market $265,900 Active 194 DOM
9. 2026-07-27
   days on market $265,900 Active 192 DOM
10. 2026-07-25
    days on market $265,900 Active 190 DOM
11. 2026-07-24
    days on market $265,900 Active 189 DOM
12. 2026-07-23
    days on market $265,900 Active 188 DOM
13. 2026-07-22
    days on market $265,900 Active 187 DOM
14. 2026-07-21
    days on market $265,900 Active 186 DOM
15. 2026-07-18
    days on market $265,900 Active 183 DOM
16. 2026-07-16
    days on market $265,900 Active 181 DOM
17. 2026-07-16
    days on market $265,900 Active 180 DOM
18. 2026-07-14
    days on market $265,900 Active 179 DOM
19. 2026-07-13
    days on market $265,900 Active 178 DOM
20. 2026-07-12
    days on market $265,900 Active 177 DOM
21. 2026-07-11
    days on market $265,900 Active 176 DOM
22. 2026-07-10
    days on market $265,900 Active 175 DOM
23. 2026-07-09
    days on market $265,900 Active 174 DOM
24. 2026-07-07
    days on market $265,900 Active 172 DOM
25. 2026-07-06
    days on market $265,900 Active 171 DOM
26. 2026-07-05
    days on market $265,900 Active 170 DOM
27. 2026-07-04
    days on market $265,900 Active 169 DOM
28. 2026-07-03
    days on market $265,900 Active 168 DOM
29. 2026-07-02
    days on market $265,900 Active 167 DOM
30. 2026-07-01
    days on market $265,900 Active 166 DOM
31. 2026-06-30
    days on market $265,900 Active 165 DOM
32. 2026-06-29
    days on market $265,900 Active 164 DOM
33. 2026-06-28
    days on market $265,900 Active 163 DOM
34. 2026-06-28
    days on market $265,900 Active 162 DOM
35. 2026-06-27
    days on market $265,900 Active 161 DOM
36. 2026-06-25
    days on market $265,900 Active 159 DOM
37. 2026-06-23
    days on market $265,900 Active 157 DOM
38. 2026-06-22
    days on market $265,900 Active 156 DOM
39. 2026-06-18
    days on market $265,900 Active 153 DOM
40. 2026-06-17
    days on market $265,900 Active 152 DOM
41. 2026-06-16
    days on market $265,900 Active 151 DOM
42. 2026-06-15
    days on market $265,900 Active 150 DOM
43. 2026-06-14
    days on market $265,900 Active 148 DOM
44. 2026-06-13
    days on market $265,900 Active 147 DOM
45. 2026-06-10
    days on market $265,900 Active 145 DOM
46. 2026-06-09
    days on market $265,900 Active 144 DOM
47. 2026-06-08
    days on market $265,900 Active 143 DOM
48. 2026-06-07
    days on market $265,900 Active 142 DOM
49. 2026-06-03
    days on market $265,900 Active 138 DOM
50. 2026-06-02
    days on market $265,900 Active 137 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $27,670
• − Mortgage interest: −$16,212
• − Property taxes: −$4,341
• − Insurance: −$1,447
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − Depreciation: −$8,419
• Taxable loss: −$7,177
• Est. tax savings @ 24.0%: +$1,722
• After-tax cash flow: $-419/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This Spruce Plan home in Miraval, Zachary, Louisiana, is in good condition with a modern kitchen and bathrooms. It has a good curb appeal and is move-in ready with minor maintenance needed.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value. ↑
• Resale Paint interior walls — Fresh paint improves aesthetics and value. ↑
• Both Replace carpet in bedrooms — Carpet in bedrooms can be replaced with hardwood or tile for a more modern look and easier maintenance. ↑

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Zachary Elementary School C LA #100/646 Nat'l #10,846/41,679 Middle Northwestern Middle School B- LA #17/218 Nat'l #2,564/14,009 High Zachary High School B- LA #15/265 Nat'l #3,220/17,239

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

C Composite livability gradescore 69/100

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

• County: East Baton Rouge Parish · 464,810 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: 17% of renters

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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%

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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%

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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

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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

+0.8% since first listed

2 events — show timeline

• 2026-04-15 Price Changed $265,900 Zillow
• 2026-01-16 Listed $263,900 Zillow