6526 Martin Dr · Zachary, LA 70791

$180,000

3 bd · 3.0 ba · 2,224 sqft · SingleFamily public records · 59 Days on market

Built 1970 0.40 ac lot $81/sqft · 50% below area Est $296k · 39% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarkable opportunity for a golf community lifestyle in Zachary! Beautiful live-oak tree-shaded property is on the golf course with mature shade trees in front and rear. This is a fixer-upper opportunity, but a solid, custom-built home with a unique floor plan suitable for an upstairs apartment with a separate entrance. Downstairs, you'll find two large bedrooms, a formal dining area that could be an amazing office, a large breakfast room, and a large living room. All bathrooms are vintage ceramic tile, with terrazzo tile floors in the main living area. There is a spectacular view of the fairway from the living room, which also has a wood-burning fireplace. BONUS: The 42 x 20 workshop can double as a garage, with water and electricity, ready to use your imagination on this wonderful space. The home will need a new roof to satisfy insurance requirements, and the driveway needs a repair. Seller will make no repairs; home sold as-is/where-is with inspections for informational purposes only. Some updates and upgrades will make this a wonderful home!

Key facts

• Separate entrance
• Unique floor plan
• Terrazzo tile floors

Tags

• LIVE-OAK TREE-SHADED PROPERTY
• GOLF COURSE
• UNIQUE FLOOR PLAN
• SEPARATE ENTRANCE
• VINTAGE CERAMIC TILE
• TERRAZZO TILE FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.34% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.85%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (median comp): $295,728
• List price: $180,000
• Delta: -39.13%
• 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
5722 Fennwood Dr	0.48mi	4/3.0 (+1)	2,268 (+2%)	2mo	$239,900	$106	68
6680 Summerlin Dr	0.31mi	3/2.0	1,919 (-14%)	5mo	$320,000	$167	54
2119 Clark Ave	0.60mi	4/2.0 (+1)	2,095 (-6%)	2mo	$298,900	$143	52
2101 Clark Ave	0.65mi	4/3.0 (+1)	2,453 (+10%)	2mo	$324,900	$132	46
2019 Clark Ave	0.68mi	4/3.0 (+1)	2,453 (+10%)	3mo	$321,900	$131	44
2019 Clark Ave	0.68mi	4/3.0 (+1)	2,453 (+10%)	3mo	$325,510	$133	44
2022 Clark Ave	0.69mi	4/3.0 (+1)	2,453 (+10%)	3mo	$326,815	$133	44
2022 Clark Ave	0.69mi	4/3.0 (+1)	2,453 (+10%)	3mo	$323,205	$132	44
2117 Clark Ave	0.61mi	4/2.0 (+1)	2,453 (+10%)	3mo	$287,900	$117	43
2013 Clark Ave	0.70mi	4/3.0 (+1)	2,484 (+12%)	5mo	$334,900	$135	39
2017 Clark Ave	0.69mi	4/2.0 (+1)	2,453 (+10%)	4mo	$281,900	$115	38
2017 Clark Ave	0.69mi	4/2.0 (+1)	2,453 (+10%)	4mo	$281,900	$115	38

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: 11.9%
• Equity multiple: 1.48×
• Total profit: $24,124
• Equity at exit: $26,839

10-year hold

• IRR: 21.7%
• Equity multiple: 2.94×
• Total profit: $97,980
• Equity at exit: $15,563

Cash invested: $50,400 (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: 584
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,417 high
• Mortgage (P&I): −$944
• Tax from tax record: −$99 /mo · $1,186/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $792

Break-even live

Break-even rent $1,415

Max offer price $180,000

Occupancy floor 62%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2123 Westfield Ave Zachary, LA	4.0	2.0	2093	$2,295	$1.10	14d	1	0.56mi
2195 Ridgefield Ave Zachary, LA	4.0	2.0	1900	$1,900	$1.00	44d	1	0.57mi
2913 Country Lake Dr Zachary, LA	4.0	2.5	2405	$3,795	$1.58	44d	1	1.16mi
2913 Country Lake Dr Zachary, LA	4.0	2.5	2437	$3,695	$1.52	14d	1	1.16mi
20051 Old Scenic Hwy Zachary, LA	1.0–3.0	1.0–2.0	1174	$1,625	$1.38	14d	15	1.41mi

Listing history 18 events

1. 2026-06-18
   days on market $180,000 Active 59 DOM
2. 2026-06-17
   price $180,000 Active 58 DOM
3. 2026-06-17
   days on market $199,999 Active 58 DOM
4. 2026-06-16
   days on market $199,999 Active 57 DOM
5. 2026-06-15
   days on market $199,999 Active 56 DOM
6. 2026-06-14
   days on market $199,999 Active 54 DOM
7. 2026-06-13
   days on market $199,999 Active 53 DOM
8. 2026-06-10
   days on market $199,999 Active 51 DOM
9. 2026-06-09
   days on market $199,999 Active 50 DOM
10. 2026-06-08
    days on market $199,999 Active 49 DOM
11. 2026-06-07
    days on market $199,999 Active 48 DOM
12. 2026-06-03
    days on market $199,999 Active 44 DOM
13. 2026-06-02
    days on market $199,999 Active 43 DOM
14. 2026-06-01
    days on market $199,999 Active 42 DOM
15. 2026-05-31
    days on market $199,999 Active 41 DOM
16. 2026-05-31
    days on market $199,999 Active 40 DOM
17. 2026-04-20
    listed $199,999 Active 1062-char remark

    Show marketing remark (1062 chars)

    Remarkable opportunity for a golf community lifestyle in Zachary! Beautiful live-oak tree-shaded property is on the golf course with mature shade trees in front and rear. This is a fixer-upper opportunity, but a solid, custom-built home with a unique floor plan suitable for an upstairs apartment with a separate entrance. Downstairs, you'll find two large bedrooms, a formal dining area that could be an amazing office, a large breakfast room, and a large living room. All bathrooms are vintage ceramic tile, with terrazzo tile floors in the main living area. There is a spectacular view of the fairway from the living room, which also has a wood-burning fireplace. BONUS: The 42 x 20 workshop can double as a garage, with water and electricity, ready to use your imagination on this wonderful space. The home will need a new roof to satisfy insurance requirements, and the driveway needs a repair. Seller will make no repairs; home sold as-is/where-is with inspections for informational purposes only. Some updates and upgrades will make this a wonderful home!

18. 2026-04-19
    listed $199,999 Active 1062-char remark

    Show marketing remark (1062 chars)

    Remarkable opportunity for a golf community lifestyle in Zachary! Beautiful live-oak tree-shaded property is on the golf course with mature shade trees in front and rear. This is a fixer-upper opportunity, but a solid, custom-built home with a unique floor plan suitable for an upstairs apartment with a separate entrance. Downstairs, you'll find two large bedrooms, a formal dining area that could be an amazing office, a large breakfast room, and a large living room. All bathrooms are vintage ceramic tile, with terrazzo tile floors in the main living area. There is a spectacular view of the fairway from the living room, which also has a wood-burning fireplace. BONUS: The 42 x 20 workshop can double as a garage, with water and electricity, ready to use your imagination on this wonderful space. The home will need a new roof to satisfy insurance requirements, and the driveway needs a repair. Seller will make no repairs; home sold as-is/where-is with inspections for informational purposes only. Some updates and upgrades will make this a wonderful home!

ⓘ 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: $1,186 · $99/mo
• Projected year-2 tax: $1,186 · $99/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: $29,006
• − Mortgage interest: −$10,083
• − Property taxes: −$1,186
• − Insurance: −$900
• − Repairs & maintenance: −$2,320
• − Management: −$2,320
• − Depreciation: −$5,236
• Taxable income: $6,960
• Est. tax owed @ 24.0%: −$1,670
• After-tax cash flow: $7,831/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

+0.0% since first listed

2 events — show timeline

• 2026-04-20 Listed $199,999 GBRMLS
• 2026-04-19 Listed $199,999 AcadianaMLS

Property tax history

+11.8%/yr

Latest (2025): $1,186 · -2.8% YoY. Source: county tax records.