18752 Corlis Green Dr · Zachary, LA 70791

$356,231

5 bd · 3.0 ba · 2,720 sqft · Land · 9 Days on market

Built 2026 8,712 sqft lot $25/mo HOA · 1% of rent

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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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The HICKORY III B in Lake Haven community offers a 5 bedroom, 3 full bathroom, open and split design with a formal dining room and a separate den off of the living room. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: double vanity, garden tub, separate shower, linen closet, and walk-in closet in the primary suite, primary closet has a second entry/exit that opens up next to the laundry room for added convenience, double vanities in the 2nd and 3rd bathrooms, a kitchen island overlooking the living room, spacious walk-in pantry, boot bench at the garage entry, covered front porch, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

Key facts

• Double vanity
• Formal dining room
• Beautiful pond

Tags

• OPEN AND SPLIT DESIGN
• FORMAL DINING ROOM
• SEPARATE DEN
• BEAUTIFUL POND
• DOUBLE VANITY
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $356k.

Deal economics

• At list price, monthly cash flow is $-504 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (29.5% below list).
• Recommended offer: $251k (29.5% 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: 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; 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).
• This rent runs 38% 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 $11k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $251,023 (29.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -25.4%
• Equity multiple: 0.13×
• Total profit: $-86,740
• Equity at exit: $53,115

10-year hold

• IRR: -18.3%
• Equity multiple: -0.04×
• Total profit: $-103,955
• Equity at exit: $30,800

Cash invested: $99,745 (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: 11.8×

Monthly cashflow live

• Estimated rent: $2,510 medium
• Mortgage (P&I): −$1,868
• Tax est. 1.5%: −$445 /mo · $5,343/yr
• Insurance: −$148
• HOA: −$25
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-504

Break-even live

Break-even rent $3,148

Max offer price $283,337

Occupancy floor —

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: $89,058
• Closing costs: $10,687
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18945 Corlis Green Dr Zachary, LA	5.0	3.0	2720	$3,295	$1.21	43d	1	0.19mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: watergasinternetlandscaping

Listing history 4 events

1. 2026-04-17
   status Pending 1099-char remark

   Show marketing remark (1099 chars)

   The HICKORY III B in Lake Haven community offers a 5 bedroom, 3 full bathroom, open and split design with a formal dining room and a separate den off of the living room. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: double vanity, garden tub, separate shower, linen closet, and walk-in closet in the primary suite, primary closet has a second entry/exit that opens up next to the laundry room for added convenience, double vanities in the 2nd and 3rd bathrooms, a kitchen island overlooking the living room, spacious walk-in pantry, boot bench at the garage entry, covered front porch, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

2. 2026-04-17
   status Pending

   Show marketing remark (1099 chars)

   The HICKORY III B in Lake Haven community offers a 5 bedroom, 3 full bathroom, open and split design with a formal dining room and a separate den off of the living room. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: double vanity, garden tub, separate shower, linen closet, and walk-in closet in the primary suite, primary closet has a second entry/exit that opens up next to the laundry room for added convenience, double vanities in the 2nd and 3rd bathrooms, a kitchen island overlooking the living room, spacious walk-in pantry, boot bench at the garage entry, covered front porch, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

3. 2026-04-08
   listed $356,231 Active

   Show marketing remark (1099 chars)

   The HICKORY III B in Lake Haven community offers a 5 bedroom, 3 full bathroom, open and split design with a formal dining room and a separate den off of the living room. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: double vanity, garden tub, separate shower, linen closet, and walk-in closet in the primary suite, primary closet has a second entry/exit that opens up next to the laundry room for added convenience, double vanities in the 2nd and 3rd bathrooms, a kitchen island overlooking the living room, spacious walk-in pantry, boot bench at the garage entry, covered front porch, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

4. 2026-04-08
   listed $356,231 Active 1099-char remark

   Show marketing remark (1099 chars)

   The HICKORY III B in Lake Haven community offers a 5 bedroom, 3 full bathroom, open and split design with a formal dining room and a separate den off of the living room. Lake Haven is located next to Copper Mill Golf Club and is only 1.5 miles away from Highway 64 where you will find an array of shopping and restaurants. The community features sidewalks and a beautiful pond. Features: double vanity, garden tub, separate shower, linen closet, and walk-in closet in the primary suite, primary closet has a second entry/exit that opens up next to the laundry room for added convenience, double vanities in the 2nd and 3rd bathrooms, a kitchen island overlooking the living room, spacious walk-in pantry, boot bench at the garage entry, covered front porch, covered rear porch, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

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

Taxation est. · year 1

• Rental income: $30,123
• − Mortgage interest: −$19,954
• − Property taxes: −$5,343
• − Insurance: −$1,781
• − Repairs & maintenance: −$2,410
• − Management: −$2,410
• − HOA: −$300
• − Depreciation: −$10,363
• Taxable loss: −$12,439
• Est. tax savings @ 24.0%: +$2,985
• After-tax cash flow: $-3,060/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

• 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

4 events — show timeline

• 2026-04-17 Pending — AcadianaMLS
• 2026-04-17 Pending — GBRMLS
• 2026-04-08 Listed $356,231 GBRMLS
• 2026-04-08 Listed $356,231 AcadianaMLS

Property tax history

+116.9%/yr

Latest (2025): $632 · -2.7% YoY. Source: county tax records.