505 Miraval Ave · Zachary, LA 70791

$265,900

5 bd · 2.0 ba · 1,850 sqft · SingleFamily · 68 Days on market

Built 2026 Good condition 6,011 sqft lot $144/sqft · 5% above area Est $253k · 5% over $42/mo HOA · 2% of rent

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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 +11.6/30.0
• ARV discount +5.2/15.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Embark on a new adventure in our Spruce floorplan, featured in Miraval, a new home community in Zachary, Louisiana. Inside this 5-bedroom, 2-bathroom home, you’ll find 1,856 square feet of comfortable living. As you walk into this home, you’ll be greeted by the first set of bedrooms along with the guest bathroom. Traveling down the hallway you’ll see what open concept was meant to be with the kitchen, living and dining area all within reach of each other while being separate enough for individuality. Shaker-style cabinets and gooseneck pulldown faucets adorn the kitchen. The stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, and single basin under-mount sink, all paired with 3 cm granite countertops, will delight the family chef. The laundry room is conveniently placed across from the dining room for quick access. Situated beside the kitchen, the dining room and living room across from it ensure that everyone can stay engaged in the action, regardless of their location. Behind the dining room lies another hallway with another set of bedrooms. Each bedroom are carpeted, and has an adequate closet, allowing for space and storage throughout the home. The primary bathroom is large and contains an en suite with a massive walk-in closet, which houses the linins closet. The primary bathroom has dual vanities, a separate tub, and shower, along with a separate water closet. If you’ve shared a vanity before, you can no longer worry about that, getting ready in the morning or evenings, will no longer be difficult. Get in touch with us now and discover your new home today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

Key facts

• Spruce floorplan
• Miraval community
• Open concept

Tags

• SPRUCE FLOORPLAN
• MIRAVAL COMMUNITY
• OPEN CONCEPT
• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• STAINLESS-STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $266k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-82 ($-986/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (14.4% below list).
• Recommended offer: $228k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Zachary — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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.
• Zoned schools: Rollins Place Elementary (847 students, 60% FRL); Northwestern Middle School (math 41% / reading 68%, grade B-, #17 of 218 statewide, top 8%, 912 students, 56% FRL); Zachary High School (math 56% / reading 68%, grade B-, #15 of 265 statewide, top 6%, 1,765 students, 53% FRL) — zoned schools average 56% FRL vs 38% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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).
• This rent runs 35% 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

• It's been on market 68 days — a 6% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 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 $227,517 (14.4% 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 68 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 9.7

CMA / ARV

• ARV (median comp): $252,832
• List price: $265,900
• Delta: 5.17%
• 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
480 Miraval Ave	0.08mi	4/2.0 (-1)	1,819 (-2%)	1mo	$257,900	$142	87
451 Miraval Ave	0.06mi	4/2.0 (-1)	1,819 (-2%)	3mo	$257,900	$142	87
444 Miraval Ave	0.08mi	4/2.0 (-1)	1,819 (-2%)	2mo	$254,900	$140	86
444 Miraval Ave	0.08mi	4/2.0 (-1)	1,819 (-2%)	2mo	$254,900	$140	86
464 Miraval Ave	0.08mi	4/2.0 (-1)	1,819 (-2%)	2mo	$259,900	$143	86
961 Ryan Ave	0.59mi	4/2.0 (-1)	1,819 (-2%)	2mo	$269,900	$148	63
942 Ryan Ave	0.58mi	4/2.0 (-1)	1,819 (-2%)	2mo	$274,900	$151	63
919 Ryan Ave	0.53mi	4/2.0 (-1)	1,819 (-2%)	5mo	$282,620	$155	63
936 Ryan Ave	0.57mi	4/2.0 (-1)	1,658 (-10%)	1mo	$267,885	$162	50
943 Ryan Ave	0.56mi	4/2.0 (-1)	1,658 (-10%)	3mo	$269,900	$163	49
954 Ryan Ave	0.60mi	4/2.0 (-1)	1,658 (-10%)	3mo	$265,900	$160	48
925 Ryan Ave	0.54mi	4/2.0 (-1)	1,658 (-10%)	6mo	$268,900	$162	48

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-45,528
• Equity at exit: $39,647

10-year hold

• IRR: -6.9%
• Equity multiple: 0.53×
• Total profit: $-34,654
• Equity at exit: $22,990

Cash invested: $74,452 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,275 medium
• Mortgage (P&I): −$1,394
• Tax est. 1.5%: −$332 /mo · $3,988/yr
• Insurance: −$111
• HOA: −$42
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-82

Break-even live

Break-even rent $2,379

Max offer price $254,008

Occupancy floor 99%

Sensitivity live

Price	-10% $102	-5% $10	+0% $-82	+5% $-174	+10% $-266
Rent	-10% $-262	-5% $-172	+0% $-82	+5% $8	+10% $98
Rate	-1.0pp $52	-0.5pp $-15	base $-82	+0.5pp $-151	+1.0pp $-221

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: $66,475
• Closing costs: $7,977
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: water

Listing history 18 events

1. 2026-06-22
   days on market $265,900 Active 68 DOM
2. 2026-06-18
   days on market $265,900 Active 65 DOM
3. 2026-06-17
   days on market $265,900 Active 64 DOM
4. 2026-06-16
   days on market $265,900 Active 63 DOM
5. 2026-06-15
   days on market $265,900 Active 62 DOM
6. 2026-06-14
   days on market $265,900 Active 60 DOM
7. 2026-06-13
   days on market $265,900 Active 59 DOM
8. 2026-06-10
   days on market $265,900 Active 57 DOM
9. 2026-06-09
   days on market $265,900 Active 56 DOM
10. 2026-06-08
    days on market $265,900 Active 55 DOM
11. 2026-06-07
    days on market $265,900 Active 54 DOM
12. 2026-06-03
    days on market $265,900 Active 50 DOM
13. 2026-06-02
    days on market $265,900 Active 49 DOM
14. 2026-06-01
    days on market $265,900 Active 48 DOM
15. 2026-05-31
    days on market $265,900 Active 47 DOM
16. 2026-05-31
    days on market $265,900 Active 46 DOM
17. 2026-04-14
    listed $265,900 Active 1731-char remark

    Show marketing remark (1706 chars)

    Embark on a new adventure in our Spruce floorplan, featured in Miraval, a new home community in Zachary, Louisiana. Inside this 5-bedroom, 2-bathroom home, you'll find 1,856 square feet of comfortable living. As you walk into this home, you'll be greeted by the first set of bedrooms along with the guest bathroom. Traveling down the hallway you'll see what open concept was meant to be with the kitchen, living and dining area all within reach of each other while being separate enough for individuality. Shaker-style cabinets and gooseneck pulldown faucets adorn the kitchen. The stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, and single basin under-mount sink, all paired with 3 cm granite countertops, will delight the family chef. The laundry room is conveniently placed across from the dining room for quick access. Situated beside the kitchen, the dining room and living room across from it ensure that everyone can stay engaged in the action, regardless of their location. Behind the dining room lies another hallway with another set of bedrooms. Each bedroom are carpeted, and has an adequate closet, allowing for space and storage throughout the home. The primary bathroom is large and contains an en suite with a massive walk-in closet, which houses the linins closet. The primary bathroom has dual vanities, a separate tub, and shower, along with a separate water closet. If you've shared a vanity before, you can no longer worry about that, getting ready in the morning or evenings, will no longer be difficult. Get in touch with us now and discover your new home today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

18. 2026-04-14
    listed $265,900 Active 1706-char remark

    Show marketing remark (1706 chars)

    Embark on a new adventure in our Spruce floorplan, featured in Miraval, a new home community in Zachary, Louisiana. Inside this 5-bedroom, 2-bathroom home, you'll find 1,856 square feet of comfortable living. As you walk into this home, you'll be greeted by the first set of bedrooms along with the guest bathroom. Traveling down the hallway you'll see what open concept was meant to be with the kitchen, living and dining area all within reach of each other while being separate enough for individuality. Shaker-style cabinets and gooseneck pulldown faucets adorn the kitchen. The stainless-steel Frigidaire appliances, stove, microwave hood, dishwasher, and single basin under-mount sink, all paired with 3 cm granite countertops, will delight the family chef. The laundry room is conveniently placed across from the dining room for quick access. Situated beside the kitchen, the dining room and living room across from it ensure that everyone can stay engaged in the action, regardless of their location. Behind the dining room lies another hallway with another set of bedrooms. Each bedroom are carpeted, and has an adequate closet, allowing for space and storage throughout the home. The primary bathroom is large and contains an en suite with a massive walk-in closet, which houses the linins closet. The primary bathroom has dual vanities, a separate tub, and shower, along with a separate water closet. If you've shared a vanity before, you can no longer worry about that, getting ready in the morning or evenings, will no longer be difficult. Get in touch with us now and discover your new home today! Disclaimer: final options, finishes, colors, etc. are subject to change until home is finished.

ⓘ 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: $27,302
• − Mortgage interest: −$14,895
• − Property taxes: −$3,988
• − Insurance: −$1,330
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − HOA: −$504
• − Depreciation: −$7,735
• Taxable loss: −$5,518
• Est. tax savings @ 24.0%: +$1,324
• After-tax cash flow: $338/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

Good 80/100 Cosmetic rehab

This home is in excellent condition with a fresh paint job and modern finishes, making it move-in ready for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replacing carpet in bedrooms — Carpet can be worn and replacing it improves comfort and appearance
• Both Upgrading light fixtures — Modern light fixtures can improve the home's ambiance and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replacing carpet in bedrooms — Carpet can be worn and replacing it improves comfort and appearance ↑
• Both Upgrading light fixtures — Modern light fixtures can improve the home's ambiance and energy efficiency ↑

ⓘ 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

• 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

2 events — show timeline

• 2026-04-14 Listed $265,900 AcadianaMLS
• 2026-04-14 Listed $265,900 GBRMLS