3948 Cypress Hall Dr · Addis, LA 70710

$214,900

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 76 Days on market

Built 2007 3,049 sqft lot $143/sqft · at area comps Est $210k · at est. $100/mo HOA · 5% 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 +15.0/30.0
• ARV discount +6.4/15.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 3-bedroom, 2-bath corner-unit townhome in the heart of Addis--offering the perfect blend of comfort, functionality, and modern style. With its prime corner location, this home provides added privacy, extra natural light, and a more open feel that truly sets it apart. Step inside to an inviting open-concept layout designed for both everyday living and entertaining. The kitchen is a standout feature, complete with granite countertops, stainless steel appliances, and ample cabinet space--perfect for cooking, gathering, and hosting. The primary suite is thoughtfully positioned at the rear of the home for added privacy and relaxation. Enjoy a spacious bedroom paired with a well-appointed en suite bath featuring double vanities, a soaking tub, separate shower, and a large walk-in closet. Additional bedrooms are generously sized, offering flexibility for guests, a home office, or growing households. With its smart layout, modern finishes, and desirable corner-unit setting, this townhome checks all the boxes. Conveniently located near local dining, shopping, and easy access to Baton Rouge, this is low-maintenance living at its best. Schedule your private showing today.

Key facts

• $100 HOA
• Garage
• Built 2007

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $68 ($819/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 $193k (10.2% below list).
• Recommended offer: $193k (10.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#161 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• West Baton Rouge Parish (suburban): math 27% / reading 40% proficiency, ranked #35 of 98 in LA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 144 units permitted in West Baton Rouge Parish in 2024 (0 in 5+ unit buildings).

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.
• West Baton Rouge County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $164k; 31% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,955 (10.2% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 10% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.90% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (median comp): $209,908
• List price: $214,900
• Delta: 2.38%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6782 Eliza Dr	0.26mi	3/2.0	1,560 (+4%)	5mo	$275,000	$176	77
6713 Chanango Dr	0.07mi	3/2.0	1,602 (+7%)	10mo	$245,500	$153	77
4434 Olivia	0.45mi	3/2.0	1,517 (+1%)	1mo	$235,000	$155	76
3648 Union Dr	0.38mi	3/2.0	1,581 (+5%)	1mo	$255,000	$161	73
6378 Yatton Dr	0.30mi	3/2.0	1,642 (+10%)	5mo	$265,000	$161	66
4096 Olivia Dr	0.14mi	3/2.0	1,707 (+14%)	6mo	$262,000	$153	65
4465 Belle Vue Dr	0.50mi	3/2.0	1,642 (+10%)	6mo	$235,000	$143	56
4463 Olivia Dr	0.48mi	3/2.0	1,641 (+9%)	12mo	$238,000	$145	52
6746 Little Hope Dr	0.56mi	3/2.0	1,642 (+10%)	12mo	$269,900	$164	48
3561 Lukeville Ln	0.68mi	3/2.0	1,319 (-12%)	4mo	$155,000	$118	45
4725 Belle Vue Dr	0.73mi	3/2.0	1,642 (+10%)	9mo	$262,500	$160	43
4413 Boulevard Acadian	0.74mi	3/2.0	1,718 (+14%)	5mo	$257,000	$150	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-30,466
• Equity at exit: $32,042

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-20,888
• Equity at exit: $18,581

Cash invested: $60,172 (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 70710

• Active inventory: 53
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$90
• HOA: −$100
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $68

Break-even live

Break-even rent $1,843

Max offer price $214,900

Occupancy floor 91%

Sensitivity live

Price	-10% $190	-5% $129	+0% $68	+5% $7	+10% $-53
Rent	-10% $-84	-5% $-8	+0% $68	+5% $144	+10% $221
Rate	-1.0pp $176	-0.5pp $123	base $68	+0.5pp $13	+1.0pp $-44

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6795 Belle Vale Dr Addis, LA	1.0–2.0	1.0–2.0	893	$1,488	$1.67	15d	20	0.29mi
3476 Sweetwater Blvd Addis, LA	1.0–3.0	1.0–2.0	1095	$1,886	$1.72	16d	31	0.38mi
4414 Olivia Dr Addis, LA	3.0	2.0	1642	$2,300	$1.40	25d	1	0.45mi
205 River Mill Dr Brusly, LA	3.0	2.0	1393	$2,150	$1.54	16d	1	1.31mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 37 events

1. 2026-06-21
   days on market $214,900 Active 76 DOM
2. 2026-06-18
   days on market $214,900 Active 73 DOM
3. 2026-06-17
   days on market $214,900 Active 72 DOM
4. 2026-06-16
   pricedays on market $214,900 Active 71 DOM
5. 2026-06-15
   days on market $219,900 Active 70 DOM
6. 2026-06-14
   days on market $219,900 Active 68 DOM
7. 2026-06-13
   days on market $219,900 Active 67 DOM
8. 2026-06-10
   days on market $219,900 Active 65 DOM
9. 2026-06-09
   days on market $219,900 Active 64 DOM
10. 2026-06-08
    days on market $219,900 Active 63 DOM
11. 2026-06-07
    days on market $219,900 Active 62 DOM
12. 2026-06-03
    days on market $219,900 Active 58 DOM
13. 2026-06-02
    days on market $219,900 Active 57 DOM
14. 2026-06-01
    days on market $219,900 Active 56 DOM
15. 2026-05-31
    days on market $219,900 Active 55 DOM
16. 2026-05-31
    days on market $219,900 Active 54 DOM
17. 2026-05-02
    price $219,900 1204-char remark

    Show marketing remark (1214 chars)

    Welcome to this spacious 3-bedroom, 2-bath corner-unit townhome in the heart of Addis—offering the perfect blend of comfort, functionality, and modern style. With its prime corner location, this home provides added privacy, extra natural light, and a more open feel that truly sets it apart. Step inside to an inviting open-concept layout designed for both everyday living and entertaining. The kitchen is a standout feature, complete with granite countertops, stainless steel appliances, and ample cabinet space—perfect for cooking, gathering, and hosting. The primary suite is thoughtfully positioned at the rear of the home for added privacy and relaxation. Enjoy a spacious bedroom paired with a well-appointed en suite bath featuring double vanities, a soaking tub, separate shower, and a large walk-in closet. Additional bedrooms are generously sized, offering flexibility for guests, a home office, or growing households. With its smart layout, modern finishes, and desirable corner-unit setting, this townhome checks all the boxes. Conveniently located near local dining, shopping, and easy access to Baton Rouge, this is low-maintenance living at its best. Schedule your private showing today.

18. 2026-05-02
    price $219,900 1214-char remark

    Show marketing remark (1214 chars)

    Welcome to this spacious 3-bedroom, 2-bath corner-unit townhome in the heart of Addis—offering the perfect blend of comfort, functionality, and modern style. With its prime corner location, this home provides added privacy, extra natural light, and a more open feel that truly sets it apart. Step inside to an inviting open-concept layout designed for both everyday living and entertaining. The kitchen is a standout feature, complete with granite countertops, stainless steel appliances, and ample cabinet space—perfect for cooking, gathering, and hosting. The primary suite is thoughtfully positioned at the rear of the home for added privacy and relaxation. Enjoy a spacious bedroom paired with a well-appointed en suite bath featuring double vanities, a soaking tub, separate shower, and a large walk-in closet. Additional bedrooms are generously sized, offering flexibility for guests, a home office, or growing households. With its smart layout, modern finishes, and desirable corner-unit setting, this townhome checks all the boxes. Conveniently located near local dining, shopping, and easy access to Baton Rouge, this is low-maintenance living at its best. Schedule your private showing today.

19. 2026-04-06
    listed $240,000 Active 1214-char remark

    Show marketing remark (1204 chars)

    Welcome to this spacious 3-bedroom, 2-bath corner-unit townhome in the heart of Addis--offering the perfect blend of comfort, functionality, and modern style. With its prime corner location, this home provides added privacy, extra natural light, and a more open feel that truly sets it apart. Step inside to an inviting open-concept layout designed for both everyday living and entertaining. The kitchen is a standout feature, complete with granite countertops, stainless steel appliances, and ample cabinet space--perfect for cooking, gathering, and hosting. The primary suite is thoughtfully positioned at the rear of the home for added privacy and relaxation. Enjoy a spacious bedroom paired with a well-appointed en suite bath featuring double vanities, a soaking tub, separate shower, and a large walk-in closet. Additional bedrooms are generously sized, offering flexibility for guests, a home office, or growing households. With its smart layout, modern finishes, and desirable corner-unit setting, this townhome checks all the boxes. Conveniently located near local dining, shopping, and easy access to Baton Rouge, this is low-maintenance living at its best. Schedule your private showing today.

20. 2026-04-06
    listed $240,000 Active 1204-char remark

    Show marketing remark (1204 chars)

    Welcome to this spacious 3-bedroom, 2-bath corner-unit townhome in the heart of Addis--offering the perfect blend of comfort, functionality, and modern style. With its prime corner location, this home provides added privacy, extra natural light, and a more open feel that truly sets it apart. Step inside to an inviting open-concept layout designed for both everyday living and entertaining. The kitchen is a standout feature, complete with granite countertops, stainless steel appliances, and ample cabinet space--perfect for cooking, gathering, and hosting. The primary suite is thoughtfully positioned at the rear of the home for added privacy and relaxation. Enjoy a spacious bedroom paired with a well-appointed en suite bath featuring double vanities, a soaking tub, separate shower, and a large walk-in closet. Additional bedrooms are generously sized, offering flexibility for guests, a home office, or growing households. With its smart layout, modern finishes, and desirable corner-unit setting, this townhome checks all the boxes. Conveniently located near local dining, shopping, and easy access to Baton Rouge, this is low-maintenance living at its best. Schedule your private showing today.

21. 2024-08-14
    historical $1,800
22. 2024-08-09
    listed $1,800
23. 2024-08-08
    listed $1,800
24. 2023-05-18
    historical
25. 2021-08-01
    soldstatus
26. 2021-06-22
    listed $1,500
27. 2020-07-11
    soldstatus
28. 2020-06-10
    listed $1,300
29. 2018-09-29
    soldstatus
30. 2018-07-18
    listed $1,400
31. 2016-02-12
    soldstatus
32. 2016-01-10
    listed $1,400
33. 2012-12-27
    soldstatus $163,500
34. 2009-11-19
    soldstatus $164,900
35. 2009-07-30
    listed $164,900
36. 2007-05-16
    listed $179,900
37. 2007-05-16
    listed $179,900

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $1,675 · $140/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $23,155
• − Mortgage interest: −$12,038
• − Property taxes: −$1,675
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − HOA: −$1,200
• − Depreciation: −$6,252
• Taxable loss: −$2,789
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $1,488/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: West Baton Rouge Parish
• NCES district ID: 2201920
• Math proficiency: 27% ▼ -39.00%
• Reading proficiency: 40% ▼ -36.00%
• Median HH income: $52,141
• Composite: 29.26/100
• National rank: #6562
• State rank: #35 of 98 in LA

Livability — Addis

• Score: 64/100
• State rank: #161
• US rank: #13783

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Addis, LA
• County: West Baton Rouge Parish · 7,252 people
• City population: 7,252
• Metro: Baton Rouge, LA
• Population (ZIP): 7,252
• Household income: $108,041
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 160.0

Population outlook (West Baton Rouge County) Hauer SSP2

• Today (2025): 28,932 people
• By 2030: 30,562 · +5.6%
• By 2040: 33,604 · +16.1%
• By 2050: 36,324 · +25.5%
• By 2075: 42,619 · +47.3%
• By 2100: 45,321 · +56.6%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 48% White 47% Hispanic / Latino 3% Pacific Islander 3%
• Common ancestry: Lithuanian 11% Italian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · West Baton Rouge

• 2024 margin: R (+11.7) · D 43.4% · R 55.1% · Other 1.4%
• 2008→2024 swing: +1.9pp toward D · 2008: -13.6pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+10.5 2016: R+12.2 2012: R+9.6 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.18%
• Current HPI: 143.6314
• Rent YoY: —
• 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

+22.2% since first listed

21 events — show timeline

• 2026-05-02 Price Changed $219,900 AcadianaMLS
• 2026-05-02 Price Changed $219,900 GBRMLS
• 2026-04-06 Listed $240,000 GBRMLS
• 2026-04-06 Listed $240,000 AcadianaMLS
• 2024-08-14 Rental Removed $1,800 APPFOLIO
• 2024-08-09 Listed for Rent $1,800 APPFOLIO
• 2024-08-08 Listed $1,800 GBRMLS
• 2023-05-18 Rental Removed — RENT.
• 2021-08-01 Sold (MLS) — GBRMLS
• 2021-06-22 Listed $1,500 GBRMLS
• 2020-07-11 Sold (MLS) — GBRMLS
• 2020-06-10 Listed $1,300 GBRMLS
• 2018-09-29 Sold (MLS) — GBRMLS
• 2018-07-18 Listed $1,400 GBRMLS
• 2016-02-12 Sold (MLS) — GBRMLS
• 2016-01-10 Listed $1,400 GBRMLS
• 2012-12-27 Sold (Public Records) $163,500 Public Records
• 2009-11-19 Sold (Public Records) $164,900 Public Records
• 2009-07-30 Listed $164,900 AcadianaMLS
• 2007-05-16 Listed $179,900 AcadianaMLS
• 2007-05-16 Listed $179,900 GBRMLS

Property tax history

+1.9%/yr

Latest (2025): $1,675 · +2.0% YoY. Source: county tax records.