7349 Brook Hollow Dr · Zachary, LA 70791

$301,900

4 bd · 2.0 ba · 1,867 sqft · SingleFamily · 44 Days on market

Built 2025 Excellent condition 9,801 sqft lot $45/mo HOA · 1% of rent

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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).

• Cash flow +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.1/10.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Cameron! Inside this 4-bedroom, 2-bathroom home, you'll find square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bedroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open-concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Whirlpool appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet. Get in touch with us today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

Key facts

• 9,801 sq ft lot
• Garage
• Built 2025

Property features AI

Finance

• Other: Subdivision: Brook Hollow; Lot dimensions approximately 70 x 140 (about 0.225 acres)
• HOA & community: Homeowners association with annual fee of $540 (about $45/month)

Exterior

• Parking: 2 parking spaces; Garage with garage door opener; Concrete driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence (detached); New construction / Under construction; Model: Cameron; Frontage approximately 70 feet
• Construction: Frame and brick construction; Shingle roof; Slab foundation; Builder: D.R. Horton, Inc. - Gulf Coast; Home warranty included; Built as new construction
• Exterior features: Covered patio; No fencing specified

Interior

• Kitchen: Range; Oven; Dishwasher; Microwave; Stainless steel appliances; Disposal
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Stainless steel appliances; Disposal; Microwave; Smoke detector(s)
• Laundry & utility: Washer hookup inside; Electric dryer hookup

🏗️ New construction. The $301,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $289,095.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $302k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $302k).
• Recommended offer: $293k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 15d 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).
• At $3,200/mo this rent would consume 49% of the median local household income ($78k/yr) (locally 718% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 44 days — a 3% lower offer ($293k) is reasonable based on typical stale-listing flexibility.
• 3 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 $292,843 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 7.5

CMA / ARV

• ARV (median comp): $289,095
• List price: $301,900
• Delta: 4.43%
• 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
7033 Brook Hollow Dr	0.14mi	4/2.0	1,867 (0%)	1mo	$284,900	$153	93
3508 Ash St	0.39mi	4/2.0	1,867 (0%)	3mo	$259,999	$139	80
2715 Boudreaux Ave	0.27mi	3/2.5 (-1)	1,876 (+0%)	1mo	$259,000	$138	78
7003 Brook Hollow Dr	0.14mi	4/2.0	1,697 (-9%)	3mo	$279,900	$165	76
6647 Maple St	0.23mi	3/2.0 (-1)	1,767 (-5%)	3mo	$250,000	$141	73
7160 Rue Lierre	0.44mi	3/2.0 (-1)	1,820 (-2%)	1mo	$400,000	$220	69
7246 Marshall Bond Dr	0.26mi	3/2.5 (-1)	1,732 (-7%)	2mo	$264,000	$152	67
7013 Brook Hollow Dr	0.14mi	5/3.0 (+1)	2,068 (+11%)	2mo	$299,900	$145	65
7143 Rue Lierre	0.47mi	3/2.0 (-1)	1,946 (+4%)	2mo	$435,000	$224	64
6961 Brook Hollow Dr	0.09mi	3/2.0 (-1)	1,588 (-15%)	3mo	$264,900	$167	63
6941 Brook Hollow Dr	0.11mi	3/2.0 (-1)	1,588 (-15%)	2mo	$274,900	$173	63
3552 Chien St	0.24mi	5/3.0 (+1)	2,016 (+8%)	5mo	$307,900	$153	62

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-12,014
• Equity at exit: $43,105

10-year hold

• IRR: 7.1%
• Equity multiple: 1.57×
• Total profit: $45,808
• Equity at exit: $24,996

Cash invested: $80,946 (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: 7.9×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,336/yr
• Insurance: −$120
• HOA: −$45
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $485

Break-even live

Break-even rent $2,586

Max offer price $289,095

Occupancy floor 80%

Sensitivity live

Price	-10% $685	-5% $585	+0% $485	+5% $385	+10% $286
Rent	-10% $233	-5% $359	+0% $485	+5% $612	+10% $738
Rate	-1.0pp $631	-0.5pp $559	base $485	+0.5pp $410	+1.0pp $334

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: $72,274
• Closing costs: $8,673
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2913 Country Lake Dr Zachary, LA	4.0	2.5	2437	$3,695	$1.52	15d	1	0.30mi
2913 Country Lake Dr Zachary, LA	4.0	2.5	2405	$3,795	$1.58	44d	1	0.30mi
1126 Willow Creek Dr Unit 1128 Zachary, LA	3.0	2.0	1275	$1,345	$1.05	15d	1	1.38mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: waterpool

Listing history 18 events

1. 2026-06-18
   days on market $301,900 Active 44 DOM
2. 2026-06-17
   days on market $301,900 Active 43 DOM
3. 2026-06-16
   days on market $301,900 Active 42 DOM
4. 2026-06-15
   days on market $301,900 Active 41 DOM
5. 2026-06-14
   days on market $301,900 Active 39 DOM
6. 2026-06-13
   days on market $301,900 Active 38 DOM
7. 2026-06-10
   days on market $301,900 Active 36 DOM
8. 2026-06-09
   days on market $301,900 Active 35 DOM
9. 2026-06-08
   days on market $301,900 Active 34 DOM
10. 2026-06-07
    days on market $301,900 Active 33 DOM
11. 2026-06-03
    days on market $301,900 Active 29 DOM
12. 2026-06-02
    days on market $301,900 Active 28 DOM
13. 2026-06-01
    days on market $301,900 Active 27 DOM
14. 2026-05-31
    days on market $301,900 Active 26 DOM
15. 2026-05-31
    days on market $301,900 Active 25 DOM
16. 2026-05-05
    listed $301,900 Active 1608-char remark

    Show marketing remark (1582 chars)

    Welcome to the Cameron! Inside this 4-bedroom, 2-bathroom home, you'll find square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bedroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open-concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Whirlpool appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet. Get in touch with us today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

17. 2026-05-05
    listed $301,900 Active 1582-char remark

    Show marketing remark (1582 chars)

    Welcome to the Cameron! Inside this 4-bedroom, 2-bathroom home, you'll find square feet of enjoyable living. Once you walk into this home, you'll see two bedrooms along with the guest bedroom. Walking down the foyer, you'll see another bedroom down a short hallway, that houses the HVAC system and the linen closet on the other side. You'll then reach the open-concept living space, starting with the kitchen. The kitchen offers shaker-style cabinets, gooseneck pulldown faucets in the kitchens. The chef in your family will also enjoy the stainless-steel Whirlpool appliances, stove, microwave hood, dishwasher, single basin undermount sink. and 3 cm granite throughout. The kitchen also houses a large corner pantry, and the separate laundry room is located on the other side, creating easy access to everything. The dining room is adjacent to the kitchen, and the living room is situated nearby. This smart layout ensures that anyone in either space can always be part of the action, regardless of their location. Each bedroom is equipped with cozy carpeting and a convenient closet. Whether you need a space for entertainment, storage, hosting guests, relaxation, or fitness activities, you can count on feeling comfortable and content. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with a tub/shower combo, large walk-in closet, separate linen closet, and a separate water closet. Get in touch with us today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

18. 2026-02-20
    listed $301,900 Active

    Show marketing remark (1494 chars)

    Welcome to 7349 Brook Hollow Dr. Zachary, La, a new home in Brook Hollow. This 4-bedroom, 2-bathroom home provides ample living space, with 1,860 square feet, combining convenience and comfort. Upon entering, you'll find two bedrooms at the front of the home, with the guest bedroom just down the hall. Continue through the foyer, where you'll encounter a third bedroom, followed by a hallway that leads to essential utility spaces, including the HVAC system and linen closet. The open-concept layout flows seamlessly into the spacious kitchen, ideal for family gatherings and daily living. The modern kitchen features shaker-style cabinets, a gooseneck pulldown faucet, and high-quality stainless-steel appliances-including a stove, microwave hood, and dishwasher. The single-basin undermount sink and 3 cm granite countertops add both style and practicality. For extra convenience, a large corner pantry and separate laundry room provide abundant storage and easy access to everything you need. Adjacent to the kitchen is the dining area and a comfortable living room, both designed for maximum interaction and enjoyment. Each bedroom in the Cameron is designed for comfort, with plush carpeting and spacious closets. Whether you need a home office, entertainment area, or a quiet retreat, this home offers versatile spaces to suit your lifestyle. The primary bedroom is in the rear of the home and has its own en suite. The primary bathroom features a double vanity with tub separate shower,

ⓘ 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: $38,403
• − Mortgage interest: −$16,194
• − Property taxes: −$4,336
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − HOA: −$540
• − Depreciation: −$8,410
• Taxable income: $1,333
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $5,504/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

Excellent 95/100 None rehab

This home is in excellent condition with a fresh paint job and modern finishes. It's move-in ready and would benefit from minor updates to enhance curb appeal and energy efficiency.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Both Replace window screens — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Both Replace window screens — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

3 events — show timeline

• 2026-05-05 Listed $301,900 AcadianaMLS
• 2026-05-05 Listed $301,900 GBRMLS
• 2026-02-20 Listed $301,900 Zillow