3526 Redbud Dr · Zachary, LA 70791

$227,000

3 bd · 2.0 ba · 1,552 sqft · SingleFamily public records · 30 Days on market

Built 1985 0.29 ac lot $146/sqft · 11% below area Est $263k · 14% under

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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 +13.8/30.0
• ARV discount +13.6/15.0
• Schools +4.7/10.0
• DSCR +4.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained home offering comfort, style and functionality in a desirable neighborhood. This spacious property features an open floor plan, abundant natural light, and modern finishes throughout. The kitchen boasts ample cabinet space, sleek countertops, and a layout perfect for entertaining. The primary suite offers a relaxing retreat with a private bath and generous walk-in closet. Enjoy outdoor living with a large backyard ideal for gatherings, gardening, or quiet evenings. Conveniently located near schools, shopping, dining, and major roadways. A wonderful place to call home! "WON'T LAST!" ****Motivated Seller OFFERING $2,000 towards closing costs****

Key facts

• 0.29 acre lot
• 2 parking spots
• Built 1985

Property features AI

Finance

• Other: Located in Zachary Hills Estates subdivision; Directions: North on Hwy 19, Left on Rollins, Left on Redbud

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Cable connected
• Home design: Single-family residence; Detached; 1 story
• Construction: Brick construction; Composition roof; Slab foundation; Built with traditional residential construction
• Exterior features: Patio; Porch

Interior

• Flooring: Tile; Wood; Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: High ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $20 ($246/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 $190k (16.1% below list).
• Recommended offer: $190k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 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 $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 30 days — a 2% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.
• Current owner paid $158k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $190,396 (16.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.84% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (median comp): $262,628
• List price: $227,000
• Delta: -12.42%
• 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
3850 Pope Rd	0.30mi	4/2.0 (+1)	1,504 (-3%)	3mo	$215,000	$143	74
6941 Brook Hollow Dr	0.51mi	3/2.0	1,588 (+2%)	2mo	$274,900	$173	71
6961 Brook Hollow Dr	0.53mi	3/2.0	1,588 (+2%)	3mo	$264,900	$167	69
3512 Chien St	0.42mi	4/2.0 (+1)	1,555 (+0%)	9mo	$271,900	$175	68
6204 Woodbend Dr	0.57mi	3/2.0	1,582 (+2%)	6mo	$255,000	$161	65
6922 Midway St	0.49mi	4/2.0 (+1)	1,555 (+0%)	9mo	$277,765	$179	65
7043 Brook Hollow Dr	0.48mi	4/2.0 (+1)	1,602 (+3%)	6mo	$274,900	$172	62
3441 Chien St	0.46mi	4/2.0 (+1)	1,591 (+2%)	9mo	$281,900	$177	62
5228 Rollins Rd	0.70mi	3/2.0	1,561 (+1%)	8mo	$199,000	$127	60
6647 Maple St	0.41mi	3/2.0	1,767 (+14%)	3mo	$250,000	$141	55
7003 Brook Hollow Dr	0.48mi	4/2.0 (+1)	1,697 (+9%)	3mo	$279,900	$165	55
5519 Deanne Marie Dr	0.75mi	3/2.0	1,674 (+8%)	9mo	$292,000	$174	44

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-33,215
• Equity at exit: $33,846

10-year hold

• IRR: -4.0%
• Equity multiple: 0.72×
• Total profit: $-17,725
• Equity at exit: $19,627

Cash invested: $63,560 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,904 medium
• Mortgage (P&I): −$1,190
• Tax from tax record: −$199 /mo · $2,384/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $20

Break-even live

Break-even rent $1,878

Max offer price $227,000

Occupancy floor 94%

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: $56,750
• Closing costs: $6,810
• 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	23d	1	1.09mi
1126 Willow Creek Dr Unit 1128 Zachary, LA	3.0	2.0	1275	$1,345	$1.05	14d	1	1.48mi
5633 Emmie Dr Zachary, LA	3.0	3.0	1441	$2,150	$1.49	19d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   price $227,000 Active 30 DOM
2. 2026-06-18
   days on market $230,000 Active 30 DOM
3. 2026-06-17
   days on market $230,000 Active 29 DOM
4. 2026-06-16
   days on market $230,000 Active 28 DOM
5. 2026-06-15
   days on market $230,000 Active 27 DOM
6. 2026-06-14
   days on market $230,000 Active 25 DOM
7. 2026-06-13
   days on market $230,000 Active 24 DOM
8. 2026-06-10
   days on market $230,000 Active 22 DOM
9. 2026-06-09
   days on market $230,000 Active 21 DOM
10. 2026-06-08
    days on market $230,000 Active 20 DOM
11. 2026-06-07
    days on market $230,000 Active 19 DOM
12. 2026-06-03
    days on market $230,000 Active 15 DOM
13. 2026-06-02
    remarks 689-char remark
14. 2026-06-02
    days on market $230,000 Active 14 DOM
15. 2026-06-01
    days on market $230,000 Active 13 DOM
16. 2026-05-31
    days on market $230,000 Active 12 DOM
17. 2026-05-31
    days on market $230,000 Active 11 DOM
18. 2026-05-11
    historical $230,000 620-char remark

    Show marketing remark (684 chars)

    Beautifully maintained home offering comfort, style and functionality in a desirable neighborhood. This spacious property features an open floor plan, abundant natural light, and modern finishes throughout. The kitchen boasts ample cabinet space, sleek countertops, and a layout perfect for entertaining. The primary suite offers a relaxing retreat with a private bath and generous walk-in closet. Enjoy outdoor living with a large backyard ideal for gatherings, gardening, or quiet evenings. Conveniently located near schools, shopping, dining, and major roadways. A wonderful place to call home! "WON'T LAST!" ****Motivated Seller OFFERING $2,000 towards closing costs****

19. 2016-05-18
    soldstatus $158,500
20. 2016-05-17
    soldstatus Sold

    Show marketing remark (244 chars)

    Wonderful move in ready home in ever sought after Zachary School System. Home has open kitchen and living and dining. Master bath has walk in shower and walk in closet. Living area has crown molding and wood floors. Sellers are very motivated.

21. 2016-04-18
    status Pending

    Show marketing remark (244 chars)

    Wonderful move in ready home in ever sought after Zachary School System. Home has open kitchen and living and dining. Master bath has walk in shower and walk in closet. Living area has crown molding and wood floors. Sellers are very motivated.

22. 2016-02-17
    price $169,900

    Show marketing remark (244 chars)

    Wonderful move in ready home in ever sought after Zachary School System. Home has open kitchen and living and dining. Master bath has walk in shower and walk in closet. Living area has crown molding and wood floors. Sellers are very motivated.

23. 2016-01-14
    price $174,900

    Show marketing remark (244 chars)

    Wonderful move in ready home in ever sought after Zachary School System. Home has open kitchen and living and dining. Master bath has walk in shower and walk in closet. Living area has crown molding and wood floors. Sellers are very motivated.

24. 2015-10-23
    listed $179,900 Active

    Show marketing remark (244 chars)

    Wonderful move in ready home in ever sought after Zachary School System. Home has open kitchen and living and dining. Master bath has walk in shower and walk in closet. Living area has crown molding and wood floors. Sellers are very motivated.

25. 2015-10-23
    listed $169,900

    Show marketing remark (244 chars)

    Wonderful move in ready home in ever sought after Zachary School System. Home has open kitchen and living and dining. Master bath has walk in shower and walk in closet. Living area has crown molding and wood floors. Sellers are very motivated.

26. 1993-03-16
    soldstatus

ⓘ 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: $2,384 · $199/mo
• Projected year-2 tax: $2,384 · $199/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 1/10 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: $22,848
• − Mortgage interest: −$12,716
• − Property taxes: −$2,384
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$6,604
• Taxable loss: −$3,646
• Est. tax savings @ 24.0%: +$875
• After-tax cash flow: $1,121/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

+35.4% since first listed

11 events — show timeline

• 2026-05-19 Listed $230,000 AcadianaMLS
• 2026-05-19 Listed $230,000 GBRMLS
• 2026-05-11 Coming Soon $230,000 AcadianaMLS
• 2016-05-18 Sold (Public Records) $158,500 Public Records
• 2016-05-17 Sold (MLS) — GBRMLS
• 2016-04-18 Pending — GBRMLS
• 2016-02-17 Price Changed $169,900 GBRMLS
• 2016-01-14 Price Changed $174,900 GBRMLS
• 2015-10-23 Listed $179,900 GBRMLS
• 2015-10-23 Listed $169,900 AcadianaMLS
• 1993-03-16 Sold (Public Records) — Public Records

Property tax history

+8.6%/yr

Latest (2025): $2,384 · -2.8% YoY. Source: county tax records.