4000 Lake Beau Pre Blvd #86 · Baton Rouge, LA 70820

$225,000

3 bd · 3.0 ba · 1,132 sqft · SingleFamily public records · 4 Days on market

Built 2005 435 sqft lot $357/mo HOA · 16% 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

TURN-KEY. MOVE-IN READY. This 3-bed, 3-bath end unit in the gated community of Lake Beau Pre is a smart investment in one of Baton Rouge's most sought-after communities near LSU. Each bedroom has its own full bath, with two primary suites, one on each floor. The upstairs suite is oversized with room for a sitting area or study. Everything stays: furniture, washer, dryer, and refrigerator. Truly turnkey! Directly across from the clubhouse, one mile from LSU, and in excellent condition throughout. Two covered parking spots, a private brick patio, and an HOA covering lawn, trash, and pool upkeep make ownership effortless. Resort-style amenities include a pool, fitness center, movie theater, tennis courts, lighted walking trail, and on-site management, all behind a secure gate off River Road. Flood Zone X means no flood insurance required. Perfect for students, grad students, professors, or investors. Great property. Great location. Even better price. Schedule your showing today.

Key facts

• Gated community
• Fitness center
• Private brick patio

Tags

• GATED COMMUNITY
• TWO PRIMARY SUITES
• OVERSIZED UPSTAIRS SUITE
• PRIVATE BRICK PATIO
• RESORT-STYLE AMENITIES
• FITNESS CENTER

Property features AI

Finance

• Other: Community clubhouse and tennis courts; Located in Lake Beau Pre Townhomes
• HOA & community: Homeowners association with management; Community pool; Annual association fee (includes pest control)

Exterior

• Parking: 2 covered off-street parking spaces
• Security: Security system; Smoke detectors; Gated community
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; 2 stories
• Construction: Wood siding, frame, and brick construction; Slab foundation
• Exterior features: Patio; Full privacy wood fence; Shingle roof

Interior

• Kitchen: Electric cooktop; Range; Oven; Dishwasher; Disposal; Microwave; Refrigerator
• Flooring: Tile / ceramic tile
• Bathrooms: 2 full bathrooms; 2 partial bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Breakfast bar; Crown molding; Window treatments
• Laundry & utility: Washer hookup inside; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-73 ($-881/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (3.1% below list).
• Recommended offer: $212k (5.8% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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.
• Zoned schools: Highland Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 322 students, 62% FRL); Glasgow Middle School (math 29% / reading 40%, grade F, #93 of 218 statewide, top 43%, 550 students, 60% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools average 60% FRL vs 77% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 28% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.8%/yr); 315 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $2,180/mo this rent would consume 55% of the median local household income ($47k/yr) (locally 1879% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y 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.
• Current owner paid $170k; 32% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,026 (5.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.97% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.79% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.34×
• Total profit: $-41,416
• Equity at exit: $33,548

10-year hold

• IRR: -11.6%
• Equity multiple: 0.31×
• Total profit: $-43,231
• Equity at exit: $19,454

Cash invested: $63,000 (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 70820

• Home prices YoY: -29.9%
• Rents YoY: 2.8%
• Active inventory: 315
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,180 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$165 /mo · $1,980/yr
• Insurance: −$94
• HOA: −$357
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-73

Break-even live

Break-even rent $2,273

Max offer price $212,026

Occupancy floor 98%

Sensitivity live

Price	-10% $54	-5% $-10	+0% $-73	+5% $-137	+10% $-201
Rent	-10% $-246	-5% $-160	+0% $-73	+5% $13	+10% $99
Rate	-1.0pp $40	-0.5pp $-16	base $-73	+0.5pp $-132	+1.0pp $-191

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5578 Arialo Dr Baton Rouge, LA	3.0	2.0	1484	$2,100	$1.42	45d	1	0.39mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	45d	1	1.39mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	15d	1	1.41mi

HOA detail

• Monthly dues: $357 · $4,284/yr
• Likely covers: trashpoolgymsecurity

Listing history 13 events

1. 2026-04-29
   status Pending 990-char remark

   Show marketing remark (990 chars)

   TURN-KEY. MOVE-IN READY. This 3-bed, 3-bath end unit in the gated community of Lake Beau Pre is a smart investment in one of Baton Rouge's most sought-after communities near LSU. Each bedroom has its own full bath, with two primary suites, one on each floor. The upstairs suite is oversized with room for a sitting area or study. Everything stays: furniture, washer, dryer, and refrigerator. Truly turnkey! Directly across from the clubhouse, one mile from LSU, and in excellent condition throughout. Two covered parking spots, a private brick patio, and an HOA covering lawn, trash, and pool upkeep make ownership effortless. Resort-style amenities include a pool, fitness center, movie theater, tennis courts, lighted walking trail, and on-site management, all behind a secure gate off River Road. Flood Zone X means no flood insurance required. Perfect for students, grad students, professors, or investors. Great property. Great location. Even better price. Schedule your showing today.

2. 2026-04-29
   status Pending

   Show marketing remark (990 chars)

   TURN-KEY. MOVE-IN READY. This 3-bed, 3-bath end unit in the gated community of Lake Beau Pre is a smart investment in one of Baton Rouge's most sought-after communities near LSU. Each bedroom has its own full bath, with two primary suites, one on each floor. The upstairs suite is oversized with room for a sitting area or study. Everything stays: furniture, washer, dryer, and refrigerator. Truly turnkey! Directly across from the clubhouse, one mile from LSU, and in excellent condition throughout. Two covered parking spots, a private brick patio, and an HOA covering lawn, trash, and pool upkeep make ownership effortless. Resort-style amenities include a pool, fitness center, movie theater, tennis courts, lighted walking trail, and on-site management, all behind a secure gate off River Road. Flood Zone X means no flood insurance required. Perfect for students, grad students, professors, or investors. Great property. Great location. Even better price. Schedule your showing today.

3. 2026-04-24
   listed $225,000 Active 990-char remark

   Show marketing remark (990 chars)

   TURN-KEY. MOVE-IN READY. This 3-bed, 3-bath end unit in the gated community of Lake Beau Pre is a smart investment in one of Baton Rouge's most sought-after communities near LSU. Each bedroom has its own full bath, with two primary suites, one on each floor. The upstairs suite is oversized with room for a sitting area or study. Everything stays: furniture, washer, dryer, and refrigerator. Truly turnkey! Directly across from the clubhouse, one mile from LSU, and in excellent condition throughout. Two covered parking spots, a private brick patio, and an HOA covering lawn, trash, and pool upkeep make ownership effortless. Resort-style amenities include a pool, fitness center, movie theater, tennis courts, lighted walking trail, and on-site management, all behind a secure gate off River Road. Flood Zone X means no flood insurance required. Perfect for students, grad students, professors, or investors. Great property. Great location. Even better price. Schedule your showing today.

4. 2026-04-24
   listed $225,000 Active

   Show marketing remark (990 chars)

   TURN-KEY. MOVE-IN READY. This 3-bed, 3-bath end unit in the gated community of Lake Beau Pre is a smart investment in one of Baton Rouge's most sought-after communities near LSU. Each bedroom has its own full bath, with two primary suites, one on each floor. The upstairs suite is oversized with room for a sitting area or study. Everything stays: furniture, washer, dryer, and refrigerator. Truly turnkey! Directly across from the clubhouse, one mile from LSU, and in excellent condition throughout. Two covered parking spots, a private brick patio, and an HOA covering lawn, trash, and pool upkeep make ownership effortless. Resort-style amenities include a pool, fitness center, movie theater, tennis courts, lighted walking trail, and on-site management, all behind a secure gate off River Road. Flood Zone X means no flood insurance required. Perfect for students, grad students, professors, or investors. Great property. Great location. Even better price. Schedule your showing today.

5. 2018-08-06
   soldstatus $170,000
6. 2018-08-03
   soldstatus Sold 319-char remark

   Show marketing remark (319 chars)

   3 bedroom 2 bath Townhome located minutes from LSU and downtown Baton Rouge. Recently updated with new paint through out, flooring and blinds. New Range/oven and washing machine. Enjoy the brick paito with storage. Covered parking. Across from the Pool and rec center. Grounds include beautiful oak trees and sidewalks.

7. 2018-07-25
   status Pending 319-char remark

   Show marketing remark (319 chars)

   3 bedroom 2 bath Townhome located minutes from LSU and downtown Baton Rouge. Recently updated with new paint through out, flooring and blinds. New Range/oven and washing machine. Enjoy the brick paito with storage. Covered parking. Across from the Pool and rec center. Grounds include beautiful oak trees and sidewalks.

8. 2018-07-24
   listed $185,000 Active 319-char remark

   Show marketing remark (319 chars)

   3 bedroom 2 bath Townhome located minutes from LSU and downtown Baton Rouge. Recently updated with new paint through out, flooring and blinds. New Range/oven and washing machine. Enjoy the brick paito with storage. Covered parking. Across from the Pool and rec center. Grounds include beautiful oak trees and sidewalks.

9. 2018-07-24
   listed $185,000

   Show marketing remark (319 chars)

   3 bedroom 2 bath Townhome located minutes from LSU and downtown Baton Rouge. Recently updated with new paint through out, flooring and blinds. New Range/oven and washing machine. Enjoy the brick paito with storage. Covered parking. Across from the Pool and rec center. Grounds include beautiful oak trees and sidewalks.

10. 2010-07-02
    soldstatus
11. 2010-07-01
    soldstatus $195,000
12. 2010-04-21
    listed $211,000
13. 2010-04-21
    listed $211,000

ⓘ 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: $1,980 · $165/mo
• Projected year-2 tax: $1,980 · $165/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 · 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: $26,160
• − Mortgage interest: −$12,603
• − Property taxes: −$1,980
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − HOA: −$4,284
• − Depreciation: −$6,545
• Taxable loss: −$4,563
• Est. tax savings @ 24.0%: +$1,095
• After-tax cash flow: $214/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): 23,377
• Household income: $47,429
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 1879.0

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 0.63)
• Race & ethnicity: White 56% Black 21% Hispanic / Latino 13% Asian 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 2% Scotch-Irish 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Chinese 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: ▼ -56.10%
• Current HPI: 131.5382
• Rent YoY: ▲ 2.79%
• 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

+6.6% since first listed

13 events — show timeline

• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Pending — GBRMLS
• 2026-04-24 Listed $225,000 GBRMLS
• 2026-04-24 Listed $225,000 AcadianaMLS
• 2018-08-06 Sold (Public Records) $170,000 Public Records
• 2018-08-03 Sold (MLS) — GBRMLS
• 2018-07-25 Pending — GBRMLS
• 2018-07-24 Listed $185,000 AcadianaMLS
• 2018-07-24 Listed $185,000 GBRMLS
• 2010-07-02 Sold (MLS) — GBRMLS
• 2010-07-01 Sold (Public Records) $195,000 Public Records
• 2010-04-21 Listed $211,000 GBRMLS
• 2010-04-21 Listed $211,000 AcadianaMLS

Property tax history

-1.2%/yr

Latest (2025): $1,980 · +4.7% YoY. Source: county tax records.