3169 Sherwood St · Baton Rouge, LA 70805

$89,500

3 bd · 1.0 ba · 1,196 sqft · SingleFamily · 53 Days on market

Built 1970 8,712 sqft lot Est $97k · 8% 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 +26.5/30.0
• ARV discount +10.9/15.0
• DSCR +9.0/10.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This residence boasts ample space, featuring three bedrooms and one bathroom, complemented by a combined living room and dining area, as well as a kitchen. The interior showcases wood flooring, laminate, and carpet throughout. Large picture windows allow for an abundance of natural light. The property is equipped with a central heating, ventilation, and air conditioning system. Ready for immediate occupancy, it is located near retail shopping centers and dining establishments.

Key facts

• Wood flooring
• 8,712 sq ft lot
• Built 1970

Tags

• WOOD FLOORING
• LARGE PICTURE WINDOWS
• NEAR RETAIL SHOPPING CENTERS
• NEAR DINING ESTABLISHMENTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.3% in Baton Rouge — 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 74/100 on livability (#24 in LA, #4,535 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: amenities D, crime F, employment D-.
• 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 soft (-1.2%/yr); 155 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,013/mo this rent would consume 48% of the median local household income ($25k/yr) (locally 1980% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k 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 53 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y ago; this cycle's ask has dropped $6k (6%) 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 $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.13% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $96,876
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3169 Sherwood St	0.00mi	3/1.0	1,196 (0%)	0mo	$89,500	$75	100
3577 Shelley St	0.27mi	3/1.0	1,241 (+4%)	6mo	$130,000	$105	76
3620 Clayton Dr	0.25mi	2/1.0 (-1)	1,289 (+8%)	0mo	$55,000	$43	70
3815 Webb Dr	0.66mi	3/1.0	1,190 (-0%)	4mo	$10,000	$8	65
3430 Oswego St	0.66mi	2/1.0 (-1)	1,180 (-1%)	0mo	$95,900	$81	61
3765 Webb Dr	0.66mi	4/2.0 (+1)	1,190 (-0%)	1mo	$120,000	$101	58
2883 Lorraine St	0.55mi	3/2.0	1,275 (+7%)	3mo	$129,900	$102	57
3825 Keokuk St	0.45mi	4/2.0 (+1)	1,265 (+6%)	5mo	$59,500	$47	56
2674 Iberia St	0.54mi	2/1.0 (-1)	1,100 (-8%)	6mo	$20,000	$18	52
3467 Hollywood St	0.72mi	3/1.5	1,150 (-4%)	8mo	$49,900	$43	51
3736 Alliquippa St	0.57mi	3/1.5	1,050 (-12%)	5mo	$109,900	$105	47
3820 Byron St	0.46mi	4/1.5 (+1)	1,366 (+14%)	4mo	$109,995	$81	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-2,455
• Equity at exit: $13,345

10-year hold

• IRR: 3.6%
• Equity multiple: 1.23×
• Total profit: $5,677
• Equity at exit: $7,738

Cash invested: $25,060 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,013 high
• Mortgage (P&I): −$469
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $236

Break-even live

Break-even rent $714

Max offer price $89,500

Occupancy floor 72%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	23d	1	0.23mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	43d	1	0.45mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	43d	1	0.55mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	43d	1	0.62mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	43d	1	0.78mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	23d	1	0.92mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	19d	1	0.95mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	43d	1	1.10mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	19d	1	1.19mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	23d	1	1.21mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	43d	1	1.28mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	1.29mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	43d	1	1.31mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	23d	1	1.40mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	23d	1	1.41mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	19d	1	1.41mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	23d	26	1.42mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	1.46mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	14d	20	1.47mi

Listing history 23 events

1. 2026-04-17
   status Pending 481-char remark

   Show marketing remark (481 chars)

   This residence boasts ample space, featuring three bedrooms and one bathroom, complemented by a combined living room and dining area, as well as a kitchen. The interior showcases wood flooring, laminate, and carpet throughout. Large picture windows allow for an abundance of natural light. The property is equipped with a central heating, ventilation, and air conditioning system. Ready for immediate occupancy, it is located near retail shopping centers and dining establishments.

2. 2026-04-17
   status Pending

   Show marketing remark (481 chars)

   This residence boasts ample space, featuring three bedrooms and one bathroom, complemented by a combined living room and dining area, as well as a kitchen. The interior showcases wood flooring, laminate, and carpet throughout. Large picture windows allow for an abundance of natural light. The property is equipped with a central heating, ventilation, and air conditioning system. Ready for immediate occupancy, it is located near retail shopping centers and dining establishments.

3. 2026-03-31
   status Active 481-char remark

   Show marketing remark (481 chars)

   This residence boasts ample space, featuring three bedrooms and one bathroom, complemented by a combined living room and dining area, as well as a kitchen. The interior showcases wood flooring, laminate, and carpet throughout. Large picture windows allow for an abundance of natural light. The property is equipped with a central heating, ventilation, and air conditioning system. Ready for immediate occupancy, it is located near retail shopping centers and dining establishments.

4. 2026-03-31
   status Active

   Show marketing remark (481 chars)

   This residence boasts ample space, featuring three bedrooms and one bathroom, complemented by a combined living room and dining area, as well as a kitchen. The interior showcases wood flooring, laminate, and carpet throughout. Large picture windows allow for an abundance of natural light. The property is equipped with a central heating, ventilation, and air conditioning system. Ready for immediate occupancy, it is located near retail shopping centers and dining establishments.

5. 2026-01-14
   status Pending
6. 2026-01-03
   status Active
7. 2025-12-17
   status Pending
8. 2025-11-29
   price $89,500 481-char remark

   Show marketing remark (481 chars)

   This residence boasts ample space, featuring three bedrooms and one bathroom, complemented by a combined living room and dining area, as well as a kitchen. The interior showcases wood flooring, laminate, and carpet throughout. Large picture windows allow for an abundance of natural light. The property is equipped with a central heating, ventilation, and air conditioning system. Ready for immediate occupancy, it is located near retail shopping centers and dining establishments.

9. 2025-11-29
   status Active

   Show marketing remark (481 chars)

   This residence boasts ample space, featuring three bedrooms and one bathroom, complemented by a combined living room and dining area, as well as a kitchen. The interior showcases wood flooring, laminate, and carpet throughout. Large picture windows allow for an abundance of natural light. The property is equipped with a central heating, ventilation, and air conditioning system. Ready for immediate occupancy, it is located near retail shopping centers and dining establishments.

10. 2025-11-29
    price $89,500

    Show marketing remark (481 chars)

    This residence boasts ample space, featuring three bedrooms and one bathroom, complemented by a combined living room and dining area, as well as a kitchen. The interior showcases wood flooring, laminate, and carpet throughout. Large picture windows allow for an abundance of natural light. The property is equipped with a central heating, ventilation, and air conditioning system. Ready for immediate occupancy, it is located near retail shopping centers and dining establishments.

11. 2025-09-26
    price $89,000 481-char remark

    Show marketing remark (481 chars)

    This residence boasts ample space, featuring three bedrooms and one bathroom, complemented by a combined living room and dining area, as well as a kitchen. The interior showcases wood flooring, laminate, and carpet throughout. Large picture windows allow for an abundance of natural light. The property is equipped with a central heating, ventilation, and air conditioning system. Ready for immediate occupancy, it is located near retail shopping centers and dining establishments.

12. 2025-09-25
    price $89,000
13. 2025-08-20
    status Active
14. 2025-08-19
    status Pending
15. 2025-08-11
    listed $95,000 Active

    Show marketing remark (481 chars)

    This residence boasts ample space, featuring three bedrooms and one bathroom, complemented by a combined living room and dining area, as well as a kitchen. The interior showcases wood flooring, laminate, and carpet throughout. Large picture windows allow for an abundance of natural light. The property is equipped with a central heating, ventilation, and air conditioning system. Ready for immediate occupancy, it is located near retail shopping centers and dining establishments.

16. 2025-08-11
    listed $95,000 Active 481-char remark

    Show marketing remark (481 chars)

    This residence boasts ample space, featuring three bedrooms and one bathroom, complemented by a combined living room and dining area, as well as a kitchen. The interior showcases wood flooring, laminate, and carpet throughout. Large picture windows allow for an abundance of natural light. The property is equipped with a central heating, ventilation, and air conditioning system. Ready for immediate occupancy, it is located near retail shopping centers and dining establishments.

17. 2008-07-31
    soldstatus
18. 2008-05-01
    listed $53,000
19. 2008-05-01
    listed $53,000
20. 2006-08-01
    listed $71,000
21. 2006-08-01
    listed $71,000
22. 2006-01-12
    listed $72,000
23. 2006-01-12
    listed $72,000

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $688 · $57/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,152
• − Mortgage interest: −$5,013
• − Property taxes: −$688
• − Insurance: −$448
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$2,604
• Taxable income: $1,455
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $2,483/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: 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 — Baton Rouge

• Score: 74/100
• State rank: #24
• US rank: #4535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baton Rouge, LA
• County: East Baton Rouge Parish · 399,686 people
• City population: 351,868
• Metro: Baton Rouge, LA
• Population (ZIP): 23,288
• Household income: $25,397
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 1980.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% Hispanic / Latino 2% White 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -110.79%
• Current HPI: 75.7121
• Rent YoY: ▼ -1.21%
• 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

+24.3% since first listed

23 events — show timeline

• 2026-04-17 Pending — AcadianaMLS
• 2026-04-17 Pending — GBRMLS
• 2026-03-31 Relisted — AcadianaMLS
• 2026-03-31 Relisted — GBRMLS
• 2026-01-14 Pending — GBRMLS
• 2026-01-03 Relisted — GBRMLS
• 2025-12-17 Pending — GBRMLS
• 2025-11-29 Price Changed $89,500 AcadianaMLS
• 2025-11-29 Relisted — GBRMLS
• 2025-11-29 Price Changed $89,500 GBRMLS
• 2025-09-26 Price Changed $89,000 AcadianaMLS
• 2025-09-25 Price Changed $89,000 GBRMLS
• 2025-08-20 Relisted — GBRMLS
• 2025-08-19 Pending — GBRMLS
• 2025-08-11 Listed $95,000 GBRMLS
• 2025-08-11 Listed $95,000 AcadianaMLS
• 2008-07-31 Sold (MLS) — GBRMLS
• 2008-05-01 Listed $53,000 GBRMLS
• 2008-05-01 Listed $53,000 AcadianaMLS
• 2006-08-01 Listed $71,000 AcadianaMLS
• 2006-08-01 Listed $71,000 GBRMLS
• 2006-01-12 Listed $72,000 AcadianaMLS
• 2006-01-12 Listed $72,000 GBRMLS

Property tax history

+2.6%/yr

Latest (2025): $688 · +4.7% YoY. Source: county tax records.