11950 Greenwell Springs-port Hudson Rd · Central, LA 70791

$275,000

5 bd · 2.0 ba · 2,612 sqft · SingleFamily · 11 Days on market

Built 1984 Good condition 2.17 ac lot $105/sqft · 31% below area Est $397k · 31% under ↓ 27% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Schools +4.6/10.0
• DSCR +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you’ve been looking for a home that offers the charm of country living without being far from the city, this home is for you. Located in Zachary, it features 5 bedrooms, 2 bathrooms, and sits on 2.17 acres giving you the space, comfort, and peaceful setting you’ve been looking for. Inside, you’ll find beautiful wood floors, spacious bedrooms, and a large walk-in closet in the primary suite. The layout is perfect for family gatherings and creating lasting memories. Step outside and enjoy the added bonus of a metal workshop perfect for hobbies, storage, or extra workspace.

Key facts

• Wood floors
• Metal workshop
• Peaceful setting

Tags

• METAL WORKSHOP
• PEACEFUL SETTING
• WOOD FLOORS
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-23 ($-281/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (13.6% below list).
• Recommended offer: $238k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% in Central — 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 74/100 on livability (#25 in LA, #4,761 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: amenities F, commute F.
• Central Community School District (suburban): math 50% / reading 54% proficiency, ranked #9 of 98 in LA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Central Middle School (math 48% / reading 46%, grade D+, #37 of 218 statewide, top 18%, 1,163 students, 53% FRL); Central High School (math 45% / reading 53%, grade D, #40 of 265 statewide, top 15%, 1,587 students, 47% FRL).
• Market conditions: Rents rising fast (+4.2%/yr); 864 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 36% 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 $8k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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: 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 $237,598 (13.6% 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. 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: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (median comp): $396,505
• List price: $275,000
• Delta: -30.64%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11665 Greenwell Springs-port Hudson Rd	0.18mi	4/3.0 (-1)	2,547 (-2%)	12mo	$450,000	$177	68
11645 Greenwell Springs-port Hudson Rd	0.23mi	4/2.0 (-1)	2,029 (-22%)	1mo	$385,000	$190	58
11645 Greenwell Springs-port Hudson Rd	0.24mi	4/2.0 (-1)	2,029 (-22%)	1mo	$384,999	$190	58
17022 Weyanoke Dr	1.41mi	4/3.0 (-1)	2,759 (+6%)	2mo	$299,900	$109	45
16928 Weyanoke Dr	1.49mi	4/2.0 (-1)	2,538 (-3%)	31mo	$397,000	$156	35
17436 Blackwater Rd	0.98mi	4/3.0 (-1)	2,411 (-8%)	30mo	$420,000	$174	23

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-43,165
• Equity at exit: $41,003

10-year hold

• IRR: -5.2%
• Equity multiple: 0.64×
• Total profit: $-27,368
• Equity at exit: $23,777

Cash invested: $77,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 3 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $275,000 ($105/sqft)
• Median days on market: 11 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +44.2% above 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: 864
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,376 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-23

Break-even live

Break-even rent $2,406

Max offer price $271,608

Occupancy floor 96%

Sensitivity live

Price	-10% $167	-5% $72	+0% $-23	+5% $-118	+10% $-213
Rent	-10% $-211	-5% $-117	+0% $-23	+5% $70	+10% $164
Rate	-1.0pp $115	-0.5pp $47	base $-23	+0.5pp $-95	+1.0pp $-167

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: $68,750
• Closing costs: $8,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Carport with 4 covered spaces (total 4 parking spaces)
• Utilities: Public waterSeptic tank sewer
• Home design: Single-family detached residenceResidential property
• Construction: Wood sidingPillar/post/pier foundationBuilt on lot (year built not provided)
• Exterior features: 2.17-acre lotIrregular lot dimensions (224 x 127 x 299 x 175 x 412 x 177)Covered carport

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Walk-in closet(s)

Listing history 10 events

1. 2026-06-09
   days on market $275,000 Active 11 DOM
2. 2026-06-08
   days on market $275,000 Active 10 DOM
3. 2026-06-07
   days on market $275,000 Active 9 DOM
4. 2026-06-05
   days on market $275,000 Active 6 DOM
5. 2026-06-03
   days on market $275,000 Active 5 DOM
6. 2026-06-02
   days on market $275,000 Active 4 DOM
7. 2026-06-01
   days on market $275,000 Active 3 DOM
8. 2026-05-31
   days on market $275,000 Active 2 DOM
9. 2026-05-31
   remarks 669-char remark
10. 2026-05-31
    listed $275,000 Active 1 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 2/10 Low
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,512
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − Depreciation: −$8,000
• Taxable loss: −$4,954
• Est. tax savings @ 24.0%: +$1,189
• After-tax cash flow: $908/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 · 2 photos

Good 75/100 Cosmetic rehab Est. rehab $13,060–$39,180 screening

This single-family home offers a good condition with a good exterior and interior. It's a great option for those seeking a move-in-ready property with a good ROI.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean and maintain gutters — Keeps the home looking well-maintained and prevents water damage ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Schools (NCES district)

• District: Central Community School District
• NCES district ID: 2200125
• Math proficiency: 50% ▼ -32.00%
• Reading proficiency: 54% ▼ -31.00%
• Median HH income: $66,584
• Composite: 46.02/100
• National rank: #2528
• State rank: #9 of 98 in LA

B Composite livability gradescore 74/100

Livability — Central

• Score: 74/100
• State rank: #25
• US rank: #4761

Category grades

Amenities F Commute F Cost of living B Crime B Employment A+ Housing A+ Health & safety C+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central, LA
• County: East Baton Rouge Parish · 464,810 people
• City population: 10,403
• 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%
• 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

Property features AI

Exterior

• Parking: Carport with 4 covered spaces (total 4 parking spaces)
• Utilities: Public waterSeptic tank sewer
• Home design: Single-family detached residenceResidential property
• Construction: Wood sidingPillar/post/pier foundationBuilt on lot (year built not provided)
• Exterior features: 2.17-acre lotIrregular lot dimensions (224 x 127 x 299 x 175 x 412 x 177)Covered carport

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Walk-in closet(s)

Price history

-26.7% since first listed

14 events — show timeline

• 2026-05-29 Listed $275,000 GBRMLS
• 2025-01-15 Relisted — GBRMLS
• 2024-12-11 Listed $319,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-09-26 Price Changed $319,000 GBRMLS
• 2024-08-07 Relisted — GBRMLS
• 2024-07-30 Pending — GBRMLS
• 2024-05-14 Price Changed $339,000 GBRMLS
• 2024-02-28 Relisted — GBRMLS
• 2024-02-28 Delisted — GBRMLS
• 2024-01-13 Price Changed $349,000 GBRMLS
• 2023-11-01 Price Changed $359,000 GBRMLS
• 2023-09-28 Price Changed $369,000 GBRMLS
• 2023-09-05 Listed $375,000 GBRMLS