4987 Lois Dr · Zachary, LA 70791

$207,000

4 bd · 2.0 ba · 1,860 sqft · SingleFamily · 108 Days on market

Built 1956 0.38 ac lot $111/sqft · 10% below area Est $231k · 10% under

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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 +24.1/30.0
• ARV discount +12.2/15.0
• DSCR +7.8/10.0
• 1% rule +5.7/10.0
• 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

Spacious 4-bedrooms, 2-bath home in Zachary on a generous lot with mature shade trees and multiple fruit trees. A welcoming, loving property ready for its new owner. 20X28 Workshop: A spacious, detached workshop provides ample room for projects, storage, and hobby space.

Key facts

• Detached workshop
• Mature shade trees
• Multiple fruit trees

Tags

• MATURE SHADE TREES
• MULTIPLE FRUIT TREES
• DETACHED WORKSHOP

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $207k).
• Recommended offer: $188k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 5 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 34% 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 $6k 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 108 days — a 9% lower offer ($188k) 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $188,370 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (median comp): $231,094
• List price: $207,000
• Delta: -10.43%
• 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
4848 Lois Dr	0.09mi	3/2.0 (-1)	1,874 (+1%)	3mo	$229,900	$123	87
5376 Windswept Ln	0.47mi	4/3.0	1,847 (-1%)	1mo	$272,000	$147	72
4761 Lee St	0.41mi	4/2.0	1,885 (+1%)	9mo	$249,000	$132	71
5023 Kennedy Dr	0.48mi	3/2.0 (-1)	1,880 (+1%)	12mo	$225,000	$120	60
3533 Chien St	0.57mi	4/2.0	1,819 (-2%)	12mo	$289,900	$159	60
4286 39th St	0.71mi	3/2.0 (-1)	1,838 (-1%)	1mo	$206,000	$112	59
4608 40th St	0.68mi	3/2.0 (-1)	1,814 (-2%)	6mo	$299,000	$165	54
4345 Cherry Ct	0.43mi	3/2.0 (-1)	1,986 (+7%)	12mo	$225,000	$113	54
3952 Chestnut St	0.74mi	3/2.0 (-1)	1,781 (-4%)	4mo	$179,000	$101	50
4354 Old Baker Rd	0.43mi	3/2.0 (-1)	2,055 (+10%)	14mo	$160,000	$78	46
5247 Teri St	0.63mi	4/2.5	2,111 (+14%)	8mo	$220,900	$105	40
4366 Mills St	0.57mi	4/1.0	1,655 (-11%)	13mo	$80,000	$48	40

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-4,858
• Equity at exit: $30,864

10-year hold

• IRR: 8.7%
• Equity multiple: 1.70×
• Total profit: $40,452
• Equity at exit: $17,898

Cash invested: $57,960 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$1,086
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $409

Break-even live

Break-even rent $1,707

Max offer price $207,000

Occupancy floor 77%

Sensitivity live

Price	-10% $526	-5% $467	+0% $409	+5% $350	+10% $292
Rent	-10% $233	-5% $321	+0% $409	+5% $497	+10% $584
Rate	-1.0pp $513	-0.5pp $461	base $409	+0.5pp $355	+1.0pp $300

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5388 Greenridge Ln Zachary, LA	4.0	2.0	2005	$2,150	$1.07	14d	1	0.41mi
5400 Greenridge Ln Zachary, LA	4.0	2.0	2005	$2,349	$1.17	14d	1	0.44mi
5633 Emmie Dr Zachary, LA	3.0	3.0	1441	$2,150	$1.49	19d	1	0.61mi
4150 McHugh Rd Zachary, LA	1.0–3.0	1.0–2.0	993	$1,690	$1.70	14d	8	0.80mi
3466 Nelson St Zachary, LA	3.0	2.0	1645	$1,950	$1.19	24d	1	1.00mi

Listing history 19 events

1. 2026-06-18
   days on market $207,000 Active 108 DOM
2. 2026-06-17
   days on market $207,000 Active 107 DOM
3. 2026-06-16
   days on market $207,000 Active 106 DOM
4. 2026-06-15
   days on market $207,000 Active 105 DOM
5. 2026-06-14
   days on market $207,000 Active 103 DOM
6. 2026-06-13
   days on market $207,000 Active 102 DOM
7. 2026-06-10
   days on market $207,000 Active 100 DOM
8. 2026-06-09
   days on market $207,000 Active 99 DOM
9. 2026-06-08
   days on market $207,000 Active 98 DOM
10. 2026-06-07
    days on market $207,000 Active 97 DOM
11. 2026-06-03
    days on market $207,000 Active 93 DOM
12. 2026-06-02
    days on market $207,000 Active 92 DOM
13. 2026-06-01
    days on market $207,000 Active 91 DOM
14. 2026-05-31
    days on market $207,000 Active 90 DOM
15. 2026-05-31
    days on market $207,000 Active 89 DOM
16. 2026-03-02
    listed $207,000 Active 271-char remark

    Show marketing remark (271 chars)

    Spacious 4-bedrooms, 2-bath home in Zachary on a generous lot with mature shade trees and multiple fruit trees. A welcoming, loving property ready for its new owner. 20X28 Workshop: A spacious, detached workshop provides ample room for projects, storage, and hobby space.

17. 2026-03-02
    listed $207,000 Active 271-char remark

    Show marketing remark (271 chars)

    Spacious 4-bedrooms, 2-bath home in Zachary on a generous lot with mature shade trees and multiple fruit trees. A welcoming, loving property ready for its new owner. 20X28 Workshop: A spacious, detached workshop provides ample room for projects, storage, and hobby space.

18. 2022-07-15
    soldstatus $182,000
19. 1979-01-08
    soldstatus

ⓘ 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: $2,124 · $177/mo
• Projected year-2 tax: $2,124 · $177/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 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,696
• − Mortgage interest: −$11,595
• − Property taxes: −$2,124
• − Insurance: −$1,035
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$6,022
• Taxable income: $1,648
• Est. tax owed @ 24.0%: −$396
• After-tax cash flow: $4,509/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

+13.7% since first listed

4 events — show timeline

• 2026-03-02 Listed $207,000 GBRMLS
• 2026-03-02 Listed $207,000 AcadianaMLS
• 2022-07-15 Sold (Public Records) $182,000 Public Records
• 1979-01-08 Sold (Public Records) — Public Records

Property tax history

+54.6%/yr

Latest (2025): $2,124 · -2.8% YoY. Source: county tax records.