2264 Zelmere St · Zachary, LA 70791

$264,900

4 bd · 2.0 ba · 1,939 sqft · SingleFamily public records · 93 Days on market

Built 2013 0.31 ac lot $137/sqft · 6% below area Est $281k · 6% under $17/mo HOA · 1% 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 +15.2/30.0
• ARV discount +10.1/15.0
• DSCR +4.7/10.0
• Schools +4.7/10.0
• 1% rule +3.8/10.0
• 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

Welcome home to 2264 Zelmere Street in the highly desirable Zachary area. This home offers a comfortable layout, spacious living areas, great natural light, and generously sized bedrooms--perfect for first-time buyers or anyone looking for an affordable move-in ready option. The kitchen provides plenty of cabinet and counter space, and the yard offers room to relax or entertain. Seller is willing to contribute toward buyer closing costs, making this an incredible opportunity for FHA, VA, or first-time buyers looking to get into homeownership with less cash out of pocket. Conveniently located near schools, shopping, and dining. Homes at this price point in Zachary don't last--schedule your showing today before it's gone!

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• KITCHEN CABINET SPACE
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR DINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (11.8% below list).
• Recommended offer: $234k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 7 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).
• 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

• It's been on market 93 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $233,708 (11.8% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.88% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (median comp): $280,938
• List price: $264,900
• Delta: -5.71%
• 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
2113 Alice St	0.32mi	4/2.0	1,847 (-5%)	3mo	$267,000	$145	75
5407 Newell St	0.09mi	3/2.0 (-1)	1,821 (-6%)	8mo	$225,000	$124	74
5215 Gloria St	0.03mi	3/2.0 (-1)	2,184 (+13%)	2mo	$225,000	$103	71
5946 Fennwood Dr	0.48mi	3/2.0 (-1)	1,904 (-2%)	6mo	$299,000	$157	64
2668 Dogwood Ln	0.31mi	3/2.0 (-1)	1,777 (-8%)	4mo	$310,000	$174	63
1448 Eagle Dr	0.48mi	3/2.0 (-1)	1,890 (-2%)	7mo	$245,000	$130	62
1928 E Eagle St	0.20mi	3/2.0 (-1)	1,652 (-15%)	3mo	$255,000	$154	59
5626 Fennwood Dr	0.34mi	3/2.0 (-1)	1,680 (-13%)	3mo	$269,000	$160	55
5842 Sophie Anne Dr	0.46mi	3/2.0 (-1)	2,100 (+8%)	9mo	$312,000	$149	52
6245 English Turn Dr	0.59mi	3/2.0 (-1)	1,808 (-7%)	9mo	$315,000	$174	49
5943 Tee Dr	0.74mi	3/2.5 (-1)	1,830 (-6%)	6mo	$249,900	$137	44
4128 Lake Pointe Ave	0.71mi	4/3.0	2,187 (+13%)	1mo	$375,000	$171	41

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-34,301
• Equity at exit: $39,497

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-10,611
• Equity at exit: $22,904

Cash invested: $74,172 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,337 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$238 /mo · $2,859/yr
• Insurance: −$110
• HOA: −$17
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $92

Break-even live

Break-even rent $2,221

Max offer price $264,900

Occupancy floor 91%

Sensitivity live

Price	-10% $241	-5% $166	+0% $92	+5% $17	+10% $-58
Rent	-10% $-93	-5% $-1	+0% $92	+5% $184	+10% $276
Rate	-1.0pp $225	-0.5pp $159	base $92	+0.5pp $23	+1.0pp $-47

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1126 Willow Creek Dr Unit 1128 Zachary, LA	3.0	2.0	1275	$1,345	$1.05	15d	1	0.86mi
3466 Nelson St Zachary, LA	3.0	2.0	1645	$1,950	$1.19	24d	1	1.05mi
20051 Old Scenic Hwy Zachary, LA	1.0–3.0	1.0–2.0	1174	$1,625	$1.38	15d	15	1.08mi
2195 Ridgefield Ave Zachary, LA	4.0	2.0	1900	$1,900	$1.00	44d	1	1.17mi
2123 Westfield Ave Zachary, LA	4.0	2.0	2093	$2,295	$1.10	15d	1	1.19mi
2913 Country Lake Dr Zachary, LA	4.0	2.5	2437	$3,695	$1.52	15d	1	1.33mi
2913 Country Lake Dr Zachary, LA	4.0	2.5	2405	$3,795	$1.58	44d	1	1.33mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 29 events

1. 2026-06-18
   days on market $264,900 Active 93 DOM
2. 2026-06-17
   days on market $264,900 Active 92 DOM
3. 2026-06-16
   days on market $264,900 Active 91 DOM
4. 2026-06-15
   days on market $264,900 Active 90 DOM
5. 2026-06-14
   pricedays on market $264,900 Active 88 DOM
6. 2026-06-13
   days on market $275,900 Active 87 DOM
7. 2026-06-10
   days on market $275,900 Active 85 DOM
8. 2026-06-09
   days on market $275,900 Active 84 DOM
9. 2026-06-09
   status $275,900 Active 83 DOM
10. 2026-06-07
    statusdays on market $275,900 Pending 83 DOM
11. 2026-06-03
    days on market $275,900 Active 81 DOM
12. 2026-06-02
    days on market $275,900 Active 80 DOM
13. 2026-06-01
    days on market $275,900 Active 79 DOM
14. 2026-05-31
    days on market $275,900 Active 78 DOM
15. 2026-05-31
    days on market $275,900 Active 77 DOM
16. 2026-04-10
    price $275,900 729-char remark

    Show marketing remark (751 chars)

    Welcome home to 2264 Zelmere Street in the highly desirable Zachary area. This home offers a comfortable layout, spacious living areas, great natural light, and generously sized bedrooms—perfect for first-time buyers or anyone looking for an affordable move-in ready option. The kitchen provides plenty of cabinet and counter space, and the yard offers room to relax or entertain. Seller is willing to contribute toward buyer closing costs, making this an incredible opportunity for FHA, VA, or first-time buyers looking to get into homeownership with less cash out of pocket. Conveniently located near schools, shopping, and dining. Homes at this price point in Zachary don’t last—schedule your showing today before it’s gone!

17. 2026-04-10
    price $275,900 751-char remark

    Show marketing remark (751 chars)

    Welcome home to 2264 Zelmere Street in the highly desirable Zachary area. This home offers a comfortable layout, spacious living areas, great natural light, and generously sized bedrooms—perfect for first-time buyers or anyone looking for an affordable move-in ready option. The kitchen provides plenty of cabinet and counter space, and the yard offers room to relax or entertain. Seller is willing to contribute toward buyer closing costs, making this an incredible opportunity for FHA, VA, or first-time buyers looking to get into homeownership with less cash out of pocket. Conveniently located near schools, shopping, and dining. Homes at this price point in Zachary don’t last—schedule your showing today before it’s gone!

18. 2026-03-28
    price $279,900 751-char remark

    Show marketing remark (729 chars)

    Welcome home to 2264 Zelmere Street in the highly desirable Zachary area. This home offers a comfortable layout, spacious living areas, great natural light, and generously sized bedrooms--perfect for first-time buyers or anyone looking for an affordable move-in ready option. The kitchen provides plenty of cabinet and counter space, and the yard offers room to relax or entertain. Seller is willing to contribute toward buyer closing costs, making this an incredible opportunity for FHA, VA, or first-time buyers looking to get into homeownership with less cash out of pocket. Conveniently located near schools, shopping, and dining. Homes at this price point in Zachary don't last--schedule your showing today before it's gone!

19. 2026-03-28
    price $279,900 729-char remark

    Show marketing remark (729 chars)

    Welcome home to 2264 Zelmere Street in the highly desirable Zachary area. This home offers a comfortable layout, spacious living areas, great natural light, and generously sized bedrooms--perfect for first-time buyers or anyone looking for an affordable move-in ready option. The kitchen provides plenty of cabinet and counter space, and the yard offers room to relax or entertain. Seller is willing to contribute toward buyer closing costs, making this an incredible opportunity for FHA, VA, or first-time buyers looking to get into homeownership with less cash out of pocket. Conveniently located near schools, shopping, and dining. Homes at this price point in Zachary don't last--schedule your showing today before it's gone!

20. 2026-03-07
    listed $289,900 Active 729-char remark

    Show marketing remark (751 chars)

    Welcome home to 2264 Zelmere Street in the highly desirable Zachary area. This home offers a comfortable layout, spacious living areas, great natural light, and generously sized bedrooms—perfect for first-time buyers or anyone looking for an affordable move-in ready option. The kitchen provides plenty of cabinet and counter space, and the yard offers room to relax or entertain. Seller is willing to contribute toward buyer closing costs, making this an incredible opportunity for FHA, VA, or first-time buyers looking to get into homeownership with less cash out of pocket. Conveniently located near schools, shopping, and dining. Homes at this price point in Zachary don’t last—schedule your showing today before it’s gone!

21. 2026-03-07
    listed $289,900 Active 751-char remark

    Show marketing remark (751 chars)

    Welcome home to 2264 Zelmere Street in the highly desirable Zachary area. This home offers a comfortable layout, spacious living areas, great natural light, and generously sized bedrooms—perfect for first-time buyers or anyone looking for an affordable move-in ready option. The kitchen provides plenty of cabinet and counter space, and the yard offers room to relax or entertain. Seller is willing to contribute toward buyer closing costs, making this an incredible opportunity for FHA, VA, or first-time buyers looking to get into homeownership with less cash out of pocket. Conveniently located near schools, shopping, and dining. Homes at this price point in Zachary don’t last—schedule your showing today before it’s gone!

22. 2020-08-03
    soldstatus $219,900
23. 2020-07-31
    soldstatus Sold
24. 2020-06-25
    status Pending
25. 2020-05-14
    historical
26. 2020-03-20
    price $219,900
27. 2020-01-16
    price $224,000
28. 2019-12-06
    listed $233,000 Active
29. 2019-12-06
    listed $219,900

ⓘ 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: $2,859 · $238/mo
• Projected year-2 tax: $2,859 · $238/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 · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $28,045
• − Mortgage interest: −$14,839
• − Property taxes: −$2,859
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − HOA: −$204
• − Depreciation: −$7,706
• Taxable loss: −$3,374
• Est. tax savings @ 24.0%: +$810
• After-tax cash flow: $1,908/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.

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

+18.4% since first listed

14 events — show timeline

• 2026-04-10 Price Changed $275,900 AcadianaMLS
• 2026-04-10 Price Changed $275,900 GBRMLS
• 2026-03-28 Price Changed $279,900 GBRMLS
• 2026-03-28 Price Changed $279,900 AcadianaMLS
• 2026-03-07 Listed $289,900 GBRMLS
• 2026-03-07 Listed $289,900 AcadianaMLS
• 2020-08-03 Sold (Public Records) $219,900 Public Records
• 2020-07-31 Sold (MLS) — GBRMLS
• 2020-06-25 Pending — GBRMLS
• 2020-05-14 Delisted — GBRMLS
• 2020-03-20 Price Changed $219,900 GBRMLS
• 2020-01-16 Price Changed $224,000 GBRMLS
• 2019-12-06 Listed $219,900 AcadianaMLS
• 2019-12-06 Listed $233,000 GBRMLS

Property tax history

+6.5%/yr

Latest (2025): $2,859 · -2.8% YoY. Source: county tax records.