7111 Point Avery Dr · Old Jefferson, LA 70817

$184,000

3 bd · 2.0 ba · 1,112 sqft · SingleFamily public records · 82 Days on market

Built 1985 5,797 sqft lot $165/sqft · at area comps Est $223k · 17% 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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3 bedroom, 2 bathroom home with 1303 square feet of living area, nestled at the back of the neighborhood, offering the perfect retreat with lake views just outside your door. The backyard offering endless possibilities for outdoor enjoyment and relaxation. Picture yourself fishing right from your own yard. The rear porch of the home plus a raised wood deck--is ideal for entertaining or unwinding while soaking in the stunning lake views. Inside, natural light pours in through the kitchen and living areas, creating a bright atmosphere throughout. The open floor plan connects the living room, dining area, and kitchen, making it perfect for gatherings with family and friends. The home features ceramic/porcelain plank tile flooring for both style and durability. The primary bathroom is showcasing custom tile work around the vanity, complemented by thoughtfully designed built-in shelving that offers practical storage. This property is more than just a house; it's a place where you can create memories, relax by the water, and enjoy all the beauty nature has to offer. We can't wait to welcome you to your new home! "Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes."

Key facts

• Open floor plan
• Raised wood deck
• Lake views

Tags

• LAKE VIEWS
• BACKYARD
• REAR PORCH
• RAISED WOOD DECK
• NATURAL LIGHT
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (31.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (10.2% below list).
• Recommended offer: $126k (31.5% below list) — sets the bar for cash-flow.
• Cap rate 6.9% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 82 days — a 6% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 28y ago 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $126,127 (31.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (median comp): $222,992
• List price: $184,000
• Delta: -17.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16236 Woodlawn Acres Ave	0.50mi	3/2.0	1,260 (+13%)	23mo	$199,000	$158	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: -30.9%
• Equity multiple: -0.01×
• Total profit: $-51,999
• Equity at exit: $27,435

10-year hold

• IRR: -39.8%
• Equity multiple: -0.50×
• Total profit: $-77,441
• Equity at exit: $15,909

Cash invested: $51,520 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,652 high
• Mortgage (P&I): −$965
• Tax from tax record: −$164 /mo · $1,974/yr
• Insurance: −$77
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-328

Break-even live

Break-even rent $2,067

Max offer price $126,127

Occupancy floor —

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15959 Tiger Bend Rd Baton Rouge, LA	1.0–2.0	1.0–1.5	934	$1,265	$1.35	14d	3	0.35mi
16124 Batavia Ave Baton Rouge, LA	3.0	2.0	1417	$1,700	$1.20	43d	1	0.58mi
8154 Jefferson Park Dr Unit 8154 Baton Rouge, LA	3.0	2.0	1200	$1,200	$1.00	43d	1	0.73mi
8028 Pine Valley Dr Baton Rouge, LA	3.0	2.0	1124	$2,100	$1.87	43d	1	0.96mi
14020 Tiger Bend Rd Apt 11 Baton Rouge, LA	2.0	1.5	1176	$1,100	$0.94	23d	1	0.99mi
14020 Tiger Bend Rd Apt 4 Baton Rouge, LA	2.0	1.5	1176	$1,100	$0.94	43d	1	1.00mi
14810 Jefferson Hwy Baton Rouge, LA	2.0	2.0	1101	$1,979	$1.80	43d	1	1.01mi
17235 Terrance Ave Baton Rouge, LA	3.0	2.0	1256	$1,590	$1.27	14d	1	1.24mi
5157 Cumberland Cove Dr Baton Rouge, LA	3.0	2.0	1159	$1,650	$1.42	14d	1	1.25mi
9113 Alder Dr Baton Rouge, LA	3.0	2.0	1327	$1,700	$1.28	23d	1	1.27mi
15580 George Oneal Rd Baton Rouge, LA	1.0–3.0	1.0–2.0	1063	$1,510	$1.42	14d	8	1.32mi
5213 Berryville Ct Baton Rouge, LA	3.0	2.0	1237	$1,750	$1.41	14d	1	1.34mi
16333 Columns Way Baton Rouge, LA	1.0–3.0	1.0–2.0	1036	$2,050	$1.98	14d	41	1.43mi
4844 Mokki Ln Baton Rouge, LA	3.0	2.0	1440	$1,690	$1.17	43d	1	1.46mi
4810 Kennesaw Dr Unit 4810-C Baton Rouge, LA	3.0	2.0	1275	$1,100	$0.86	43d	1	1.46mi
16534 George Oneal Rd Apt C Baton Rouge, LA	2.0	1.5	900	$950	$1.06	23d	1	1.48mi
4804 Mokki Ln Baton Rouge, LA	3.0	2.0	1440	$1,875	$1.30	21d	1	1.50mi

Listing history 44 events

1. 2026-06-18
   days on market $184,000 Active 82 DOM
2. 2026-06-17
   days on market $184,000 Active 81 DOM
3. 2026-06-16
   days on market $184,000 Active 80 DOM
4. 2026-06-15
   days on market $184,000 Active 79 DOM
5. 2026-06-14
   days on market $184,000 Active 77 DOM
6. 2026-06-10
   days on market $184,000 Active 74 DOM
7. 2026-06-09
   days on market $184,000 Active 73 DOM
8. 2026-06-08
   days on market $184,000 Active 72 DOM
9. 2026-06-07
   days on market $184,000 Active 71 DOM
10. 2026-06-05
    days on market $184,000 Active 68 DOM
11. 2026-06-03
    days on market $184,000 Active 67 DOM
12. 2026-06-02
    days on market $184,000 Active 66 DOM
13. 2026-06-01
    days on market $184,000 Active 65 DOM
14. 2026-05-31
    days on market $184,000 Active 64 DOM
15. 2026-05-31
    days on market $184,000 Active 63 DOM
16. 2026-05-05
    price $184,000 1309-char remark

    Show marketing remark (1316 chars)

    Welcome to this 3 bedroom, 2 bathroom home with 1303 square feet of living area, nestled at the back of the neighborhood, offering the perfect retreat with lake views just outside your door. The backyard offering endless possibilities for outdoor enjoyment and relaxation. Picture yourself fishing right from your own yard. The rear porch of the home plus a raised wood deck—is ideal for entertaining or unwinding while soaking in the stunning lake views. Inside, natural light pours in through the kitchen and living areas, creating a bright atmosphere throughout. The open floor plan connects the living room, dining area, and kitchen, making it perfect for gatherings with family and friends. The home features ceramic/porcelain plank tile flooring for both style and durability. The primary bathroom is showcasing custom tile work around the vanity, complemented by thoughtfully designed built-in shelving that offers practical storage. This property is more than just a house; it's a place where you can create memories, relax by the water, and enjoy all the beauty nature has to offer. We can't wait to welcome you to your new home! "Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes. "

17. 2026-05-05
    price $184,000 1316-char remark

    Show marketing remark (1316 chars)

    Welcome to this 3 bedroom, 2 bathroom home with 1303 square feet of living area, nestled at the back of the neighborhood, offering the perfect retreat with lake views just outside your door. The backyard offering endless possibilities for outdoor enjoyment and relaxation. Picture yourself fishing right from your own yard. The rear porch of the home plus a raised wood deck—is ideal for entertaining or unwinding while soaking in the stunning lake views. Inside, natural light pours in through the kitchen and living areas, creating a bright atmosphere throughout. The open floor plan connects the living room, dining area, and kitchen, making it perfect for gatherings with family and friends. The home features ceramic/porcelain plank tile flooring for both style and durability. The primary bathroom is showcasing custom tile work around the vanity, complemented by thoughtfully designed built-in shelving that offers practical storage. This property is more than just a house; it's a place where you can create memories, relax by the water, and enjoy all the beauty nature has to offer. We can't wait to welcome you to your new home! "Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes. "

18. 2026-03-28
    listed $189,000 Active 1316-char remark

    Show marketing remark (1309 chars)

    Welcome to this 3 bedroom, 2 bathroom home with 1303 square feet of living area, nestled at the back of the neighborhood, offering the perfect retreat with lake views just outside your door. The backyard offering endless possibilities for outdoor enjoyment and relaxation. Picture yourself fishing right from your own yard. The rear porch of the home plus a raised wood deck--is ideal for entertaining or unwinding while soaking in the stunning lake views. Inside, natural light pours in through the kitchen and living areas, creating a bright atmosphere throughout. The open floor plan connects the living room, dining area, and kitchen, making it perfect for gatherings with family and friends. The home features ceramic/porcelain plank tile flooring for both style and durability. The primary bathroom is showcasing custom tile work around the vanity, complemented by thoughtfully designed built-in shelving that offers practical storage. This property is more than just a house; it's a place where you can create memories, relax by the water, and enjoy all the beauty nature has to offer. We can't wait to welcome you to your new home! "Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes."

19. 2026-03-28
    listed $189,000 Active 1309-char remark

    Show marketing remark (1309 chars)

    Welcome to this 3 bedroom, 2 bathroom home with 1303 square feet of living area, nestled at the back of the neighborhood, offering the perfect retreat with lake views just outside your door. The backyard offering endless possibilities for outdoor enjoyment and relaxation. Picture yourself fishing right from your own yard. The rear porch of the home plus a raised wood deck--is ideal for entertaining or unwinding while soaking in the stunning lake views. Inside, natural light pours in through the kitchen and living areas, creating a bright atmosphere throughout. The open floor plan connects the living room, dining area, and kitchen, making it perfect for gatherings with family and friends. The home features ceramic/porcelain plank tile flooring for both style and durability. The primary bathroom is showcasing custom tile work around the vanity, complemented by thoughtfully designed built-in shelving that offers practical storage. This property is more than just a house; it's a place where you can create memories, relax by the water, and enjoy all the beauty nature has to offer. We can't wait to welcome you to your new home! "Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes."

20. 2026-02-19
    status Active
21. 2026-02-19
    status Active
22. 2026-02-12
    status Pending
23. 2026-02-12
    status Pending
24. 2026-01-12
    price $195,000
25. 2026-01-12
    price $195,000
26. 2025-10-14
    price $199,900
27. 2025-10-14
    price $199,900
28. 2025-09-29
    listed $215,000 Active
29. 2025-09-28
    listed $215,000
30. 2022-02-23
    soldstatus $170,000
31. 2022-02-18
    soldstatus Sold
32. 2022-01-21
    status Pending
33. 2022-01-14
    listed $170,000 Active
34. 2022-01-14
    listed $170,000
35. 2004-01-29
    soldstatus
36. 2003-04-15
    listed $99,000
37. 2003-04-15
    listed $99,000
38. 2002-02-13
    soldstatus
39. 2001-08-30
    listed $87,500
40. 2001-08-30
    listed $87,500
41. 1998-10-09
    soldstatus
42. 1998-10-07
    soldstatus
43. 1998-08-04
    listed $76,000
44. 1998-08-04
    listed $76,000

ⓘ 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: $1,974 · $164/mo
• Projected year-2 tax: $1,974 · $164/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 AE · 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,823
• − Mortgage interest: −$10,307
• − Property taxes: −$1,974
• − Insurance: −$6,038
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$5,353
• Taxable loss: −$7,021
• Est. tax savings @ 24.0%: +$1,685
• After-tax cash flow: $-2,246/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 — 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

+142.1% since first listed

29 events — show timeline

• 2026-05-05 Price Changed $184,000 AcadianaMLS
• 2026-05-05 Price Changed $184,000 GBRMLS
• 2026-03-28 Listed $189,000 GBRMLS
• 2026-03-28 Listed $189,000 AcadianaMLS
• 2026-02-19 Relisted — AcadianaMLS
• 2026-02-19 Relisted — GBRMLS
• 2026-02-12 Pending — AcadianaMLS
• 2026-02-12 Pending — GBRMLS
• 2026-01-12 Price Changed $195,000 AcadianaMLS
• 2026-01-12 Price Changed $195,000 GBRMLS
• 2025-10-14 Price Changed $199,900 AcadianaMLS
• 2025-10-14 Price Changed $199,900 GBRMLS
• 2025-09-29 Listed $215,000 GBRMLS
• 2025-09-28 Listed $215,000 AcadianaMLS
• 2022-02-23 Sold (Public Records) $170,000 Public Records
• 2022-02-18 Sold (MLS) — GBRMLS
• 2022-01-21 Pending — GBRMLS
• 2022-01-14 Listed $170,000 AcadianaMLS
• 2022-01-14 Listed $170,000 GBRMLS
• 2004-01-29 Sold (MLS) — GBRMLS
• 2003-04-15 Listed $99,000 AcadianaMLS
• 2003-04-15 Listed $99,000 GBRMLS
• 2002-02-13 Sold (MLS) — GBRMLS
• 2001-08-30 Listed $87,500 AcadianaMLS
• 2001-08-30 Listed $87,500 GBRMLS
• 1998-10-09 Sold (Public Records) — Public Records
• 1998-10-07 Sold (MLS) — GBRMLS
• 1998-08-04 Listed $76,000 AcadianaMLS
• 1998-08-04 Listed $76,000 GBRMLS

Property tax history

+12.8%/yr

Latest (2025): $1,974 · -0.4% YoY. Source: county tax records.