15560 Tiger Bend Rd · Old Jefferson, LA 70817

$120,000

4 bd · 2.0 ba · 2,797 sqft · SingleFamily · 138 Days on market

Built 1970 Excellent condition 0.26 ac lot $43/sqft · 69% below area ↓ 20% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The existing structure has been fully gutted, and framing has been started; however, the project is unfinished and the intended layout is unknown. No interior walls are in place, and bedroom and bathroom count has been established. Buyers are welcome to step inside, explore the space, and imagine the possibilities for completing and customizing this unique opportunity. Property is being sold as-is. Not sure age of the structure. The roof was put on in 2023. Being sold "as is, " inspections for buyers' knowledge only.

Key facts

• Fully gutted
• Roof was put on
• 0.26 acre lot

Tags

• FULLY GUTTED
• ROOF WAS PUT ON

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 4.4% in Old Jefferson — 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 73/100 on livability (#36 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, employment A; Watch: amenities F, commute F.
• East Baton Rouge Parish (urban): math 22% / reading 34% proficiency, ranked #47 of 98 in LA (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.0%/yr); 360 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 + 2.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 2.04% ✓
• Cap rate: 17.30%
• Cash-on-cash: 39.31%
• DSCR: 2.75
• GRM: 4.1

CMA / ARV

• ARV (median comp): $384,443
• List price: $120,000
• Delta: -68.79%
• 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
15749 Parkside Ct	0.44mi	4/3.0	2,721 (-3%)	2mo	$549,900	$202	69
15613 Confederate Ave	0.17mi	5/2.5 (+1)	2,897 (+4%)	15mo	$343,500	$119	66
15533 Confederate Ave	0.12mi	4/2.5	2,393 (-14%)	12mo	$309,000	$129	58
16025 Parkside Ct	0.53mi	3/2.0 (-1)	2,550 (-9%)	3mo	$465,000	$182	53
15233 Summer Park Ln	0.75mi	4/3.0	2,906 (+4%)	6mo	$585,000	$201	50
6374 Muir St	0.75mi	4/3.0	2,646 (-5%)	5mo	$598,950	$226	48
6415 Chaucer Dr	0.75mi	4/2.0	2,612 (-7%)	7mo	$270,000	$103	48
6503 Blue Rose Dr	0.46mi	4/3.0	2,397 (-14%)	8mo	$360,000	$150	44
15635 Shenandoah Ave	0.42mi	5/3.5 (+1)	3,190 (+14%)	3mo	$479,000	$150	44
16429 Antietam Ave	0.66mi	4/2.5	2,502 (-10%)	11mo	$299,000	$120	40
15841 Chickamauga Ave	0.75mi	4/2.5	2,393 (-14%)	4mo	$275,000	$115	36
14134 Kimbleton Ave	0.67mi	4/3.5	3,119 (+12%)	10mo	$599,900	$192	35

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: 34.5%
• Equity multiple: 2.44×
• Total profit: $48,375
• Equity at exit: $17,892

10-year hold

• IRR: 40.8%
• Equity multiple: 4.67×
• Total profit: $123,222
• Equity at exit: $10,375

Cash invested: $33,600 (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 70817

• Rents YoY: 2.0%
• Active inventory: 360
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,443 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $1,101

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 50%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6714 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2082	$2,400	$1.15	14d	1	0.16mi
6708 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2367	$2,500	$1.06	23d	1	0.17mi
6407 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2033	$2,450	$1.21	14d	1	0.34mi
15616 Council Ave Baton Rouge, LA	3.0	2.0	2163	$2,200	$1.02	14d	1	0.54mi
16545 Antioch Ct Baton Rouge, LA	3.0	2.0	2050	$2,200	$1.07	43d	1	0.63mi
16545 Antioch Ct Baton Rouge, LA	3.0	2.0	2050	$2,200	$1.07	23d	1	0.63mi
5324 Antioch Blvd Baton Rouge, LA	4.0	2.0	2048	$2,000	$0.98	43d	1	1.08mi
4941 Pinehill Dr Baton Rouge, LA	4.0	2.5	2028	$2,350	$1.16	19d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $120,000 Active 138 DOM
2. 2026-06-17
   days on market $120,000 Active 137 DOM
3. 2026-06-16
   days on market $120,000 Active 136 DOM
4. 2026-06-15
   days on market $120,000 Active 135 DOM
5. 2026-06-14
   days on market $120,000 Active 133 DOM
6. 2026-06-10
   days on market $120,000 Active 130 DOM
7. 2026-06-09
   days on market $120,000 Active 129 DOM
8. 2026-06-08
   days on market $120,000 Active 128 DOM
9. 2026-06-07
   days on market $120,000 Active 127 DOM
10. 2026-06-05
    days on market $120,000 Active 124 DOM
11. 2026-06-03
    days on market $120,000 Active 123 DOM
12. 2026-06-02
    days on market $120,000 Active 122 DOM
13. 2026-06-01
    days on market $120,000 Active 121 DOM
14. 2026-05-31
    days on market $120,000 Active 120 DOM
15. 2026-05-31
    days on market $120,000 Active 119 DOM
16. 2026-03-02
    price $120,000 532-char remark

    Show marketing remark (531 chars)

    The existing structure has been fully gutted, and framing has been started; however, the project is unfinished and the intended layout is unknown. No interior walls are in place, and bedroom and bathroom count has been established. Buyers are welcome to step inside, explore the space, and imagine the possibilities for completing and customizing this unique opportunity. Property is being sold as-is. Not sure age of the structure. The roof was put on in 2023. Being sold "as is," inspections for buyers' knowledge only.

17. 2026-03-02
    price $120,000 531-char remark

    Show marketing remark (531 chars)

    The existing structure has been fully gutted, and framing has been started; however, the project is unfinished and the intended layout is unknown. No interior walls are in place, and bedroom and bathroom count has been established. Buyers are welcome to step inside, explore the space, and imagine the possibilities for completing and customizing this unique opportunity. Property is being sold as-is. Not sure age of the structure. The roof was put on in 2023. Being sold "as is," inspections for buyers' knowledge only.

18. 2026-02-02
    status Active 532-char remark

    Show marketing remark (532 chars)

    The existing structure has been fully gutted, and framing has been started; however, the project is unfinished and the intended layout is unknown. No interior walls are in place, and bedroom and bathroom count has been established. Buyers are welcome to step inside, explore the space, and imagine the possibilities for completing and customizing this unique opportunity. Property is being sold as-is. Not sure age of the structure. The roof was put on in 2023. Being sold "as is, " inspections for buyers' knowledge only.

19. 2026-01-22
    status Pending 532-char remark

    Show marketing remark (532 chars)

    The existing structure has been fully gutted, and framing has been started; however, the project is unfinished and the intended layout is unknown. No interior walls are in place, and bedroom and bathroom count has been established. Buyers are welcome to step inside, explore the space, and imagine the possibilities for completing and customizing this unique opportunity. Property is being sold as-is. Not sure age of the structure. The roof was put on in 2023. Being sold "as is, " inspections for buyers' knowledge only.

20. 2026-01-20
    listed $150,000 Active 532-char remark

    Show marketing remark (531 chars)

    The existing structure has been fully gutted, and framing has been started; however, the project is unfinished and the intended layout is unknown. No interior walls are in place, and bedroom and bathroom count has been established. Buyers are welcome to step inside, explore the space, and imagine the possibilities for completing and customizing this unique opportunity. Property is being sold as-is. Not sure age of the structure. The roof was put on in 2023. Being sold "as is," inspections for buyers' knowledge only.

21. 2026-01-20
    listed $150,000 Active 531-char remark

    Show marketing remark (531 chars)

    The existing structure has been fully gutted, and framing has been started; however, the project is unfinished and the intended layout is unknown. No interior walls are in place, and bedroom and bathroom count has been established. Buyers are welcome to step inside, explore the space, and imagine the possibilities for completing and customizing this unique opportunity. Property is being sold as-is. Not sure age of the structure. The roof was put on in 2023. Being sold "as is," inspections for buyers' knowledge only.

ⓘ 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: $29,315
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$2,345
• − Management: −$2,345
• − Depreciation: −$3,491
• Taxable income: $12,011
• Est. tax owed @ 24.0%: −$2,883
• After-tax cash flow: $10,324/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

Excellent 100/100 Gut rehab

This property is in excellent condition with a gut renovation in progress. It offers a blank canvas for a potential buyer to envision and customize their dream home.

Value-add opportunities

• Both Interior walls and flooring — These are essential for a move-in-ready home.
• Both Kitchen and bathroom fixtures — These are crucial for functionality and appeal.
• Both HVAC and plumbing systems — These are necessary for comfort and functionality.
• Both Paint and finishes — These enhance the home's appearance and value.
• Both Landscaping and curb appeal — These improve the home's exterior and first impression.

Renovation cost estimate screening

Value-add ROI direction

• Both Interior walls and flooring — These are essential for a move-in-ready home. ↑
• Both Kitchen and bathroom fixtures — These are crucial for functionality and appeal. ↑
• Both HVAC and plumbing systems — These are necessary for comfort and functionality. ↑
• Both Paint and finishes — These enhance the home's appearance and value. ↑
• Both Landscaping and curb appeal — These improve the home's exterior and first impression. ↑

ⓘ 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: East Baton Rouge Parish
• NCES district ID: 2200540
• Math proficiency: 22% ▼ -36.00%
• Reading proficiency: 34% ▼ -31.00%
• Median HH income: $46,263
• Composite: 24.14/100
• National rank: #7745
• State rank: #47 of 98 in LA

Livability — Old Jefferson

• Score: 73/100
• State rank: #36
• US rank: #5501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Jefferson, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 33,482
• Household income: $102,639
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 755.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 21% Two or more races 9% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 91% English-only · Spanish 3% Arabic 1% Vietnamese 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: ▼ -149.27%
• Current HPI: 170.6826
• Rent YoY: ▲ 2.05%
• 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

-20.0% since first listed

6 events — show timeline

• 2026-03-02 Price Changed $120,000 GBRMLS
• 2026-03-02 Price Changed $120,000 AcadianaMLS
• 2026-02-02 Relisted — GBRMLS
• 2026-01-22 Pending — GBRMLS
• 2026-01-20 Listed $150,000 GBRMLS
• 2026-01-20 Listed $150,000 AcadianaMLS