24905 Shanklin Dr · Zachary, LA 70791

$230,000

3 bd · 2.0 ba · 1,405 sqft · Land · 107 Days on market

Built 2026 9,147 sqft lot $164/sqft · 13% below area Est $265k · 13% 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).

• ARV discount +13.5/15.0
• Cash flow +9.1/30.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New Construction in Green Hughes! This beautiful home features a spacious open floor plan with modern finishes and plenty of natural light. The kitchen overlooks the living and dining areas, creating the perfect space for entertaining or relaxing with family. The primary suite offers a private retreat with an en-suite bath and ample closet space, while the additional bedrooms provide comfort and versatility. A unique opportunity for buyers—depending on the stage of construction, buyers may have the option to build to suit by selecting certain finishes such as paint colors, flooring, and other design details, allowing you to add your personal touch. Conveniently located in Zachary’s highly sought-after school district, this home offers the perfect blend of quality craftsmanship, style, and location.

Key facts

• Open floor plan
• Ample closet space
• Modern finishes

Tags

• OPEN FLOOR PLAN
• MODERN FINISHES
• PRIVATE RETREAT
• EN-SUITE BATH
• AMPLE CLOSET SPACE
• QUALITY CRAFTSMANSHIP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $230k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (22.3% below list).
• Recommended offer: $179k (22.3% 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.
• East Baton Rouge Parish (urban): math 22% / reading 34% proficiency, ranked #47 of 98 in LA (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Belfair Montessori School (math 27% / reading 47%, grade F, #251 of 646 statewide, top 41%, 264 students, 69% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Zoned-school proficiency averages 50% at this address vs 28% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.2%/yr); 586 active listings in the ZIP; 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 107 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,684 (22.3% 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 107 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $265,078
• List price: $230,000
• Delta: -13.23%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.5%
• Equity multiple: 0.28×
• Total profit: $-46,426
• Equity at exit: $34,294

10-year hold

• IRR: -11.3%
• Equity multiple: 0.29×
• Total profit: $-45,883
• Equity at exit: $19,886

Cash invested: $64,400 (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: 586
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-178

Break-even live

Break-even rent $2,012

Max offer price $204,261

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-98	+0% $-178	+5% $-257	+10% $-337
Rent	-10% $-319	-5% $-248	+0% $-178	+5% $-107	+10% $-37
Rate	-1.0pp $-62	-0.5pp $-119	base $-178	+0.5pp $-237	+1.0pp $-298

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $230,000 Active 107 DOM
2. 2026-06-18
   days on market $230,000 Active 104 DOM
3. 2026-06-17
   days on market $230,000 Active 103 DOM
4. 2026-06-16
   days on market $230,000 Active 102 DOM
5. 2026-06-15
   days on market $230,000 Active 101 DOM
6. 2026-06-14
   days on market $230,000 Active 99 DOM
7. 2026-06-10
   days on market $230,000 Active 96 DOM
8. 2026-06-09
   days on market $230,000 Active 95 DOM
9. 2026-06-08
   days on market $230,000 Active 94 DOM
10. 2026-06-07
    days on market $230,000 Active 93 DOM
11. 2026-06-05
    days on market $230,000 Active 90 DOM
12. 2026-06-03
    days on market $230,000 Active 89 DOM
13. 2026-06-02
    days on market $230,000 Active 88 DOM
14. 2026-06-01
    days on market $230,000 Active 87 DOM
15. 2026-05-31
    days on market $230,000 Active 86 DOM
16. 2026-05-31
    days on market $230,000 Active 85 DOM
17. 2026-03-06
    listed $230,000 Active 827-char remark

    Show marketing remark (816 chars)

    Brand New Construction in Green Hughes! This beautiful home features a spacious open floor plan with modern finishes and plenty of natural light. The kitchen overlooks the living and dining areas, creating the perfect space for entertaining or relaxing with family. The primary suite offers a private retreat with an en-suite bath and ample closet space, while the additional bedrooms provide comfort and versatility. A unique opportunity for buyers--depending on the stage of construction, buyers may have the option to build to suit by selecting certain finishes such as paint colors, flooring, and other design details, allowing you to add your personal touch. Conveniently located in Zachary's highly sought-after school district, this home offers the perfect blend of quality craftsmanship, style, and location.

18. 2026-03-06
    listed $230,000 Active 816-char remark

    Show marketing remark (816 chars)

    Brand New Construction in Green Hughes! This beautiful home features a spacious open floor plan with modern finishes and plenty of natural light. The kitchen overlooks the living and dining areas, creating the perfect space for entertaining or relaxing with family. The primary suite offers a private retreat with an en-suite bath and ample closet space, while the additional bedrooms provide comfort and versatility. A unique opportunity for buyers--depending on the stage of construction, buyers may have the option to build to suit by selecting certain finishes such as paint colors, flooring, and other design details, allowing you to add your personal touch. Conveniently located in Zachary's highly sought-after school district, this home offers the perfect blend of quality craftsmanship, style, and location.

19. 2023-01-10
    listed $11,000
20. 1991-04-10
    soldstatus

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 49% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $21,442
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$6,691
• Taxable loss: −$6,163
• Est. tax savings @ 24.0%: +$1,479
• After-tax cash flow: $-655/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: East Baton Rouge Parish
• NCES district ID: 2200540
• Math proficiency: 22% ▼ -36.00%
• Reading proficiency: 34% ▼ -31.00%
• Median HH income: $46,263
• Composite: 24.14/100
• National rank: #7745
• State rank: #47 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

+1990.9% since first listed

4 events — show timeline

• 2026-03-06 Listed $230,000 AcadianaMLS
• 2026-03-06 Listed $230,000 GBRMLS
• 2023-01-10 Listed $11,000 AcadianaMLS
• 1991-04-10 Sold (Public Records) — Public Records

Property tax history

+16.5%/yr

Latest (2025): $105 · -0.4% YoY. Source: county tax records.