946 Havenwood Dr · Baton Rouge, LA 70815

$199,900

4 bd · 2.0 ba · 1,918 sqft · SingleFamily public records · 18 Days on market

Built 1965 0.31 ac lot $104/sqft · 25% below area Est $266k · 25% under ↓ 23% since listing

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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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MAJOR MAJOR PRICE DROP - NO, THIS IS NOT A TYPO. SELLER IS MOTIVATED AND READY TO SEAL THE DEAL. Welcome to 946 Havenwood Drive. This 4-bedroom, 2-bath home offers 1,918 sq ft with a functional layout and clear upside potential. Enjoy a private in-ground pool, fully fenced backyard, and flexible bonus space from the enclosed carport, ideal for a second living area or pool lounge. Solar panels and an updated roof add efficiency and long-term value. Yes, the home needs some repairs, but overall it's solid and priced accordingly. This is a rare opportunity to purchase a pool home in this area well below market value and build immediate equity. Not crazy, just priced to move! Schedule your showing today.

Key facts

• 0.31 acre lot
• Pool
• Built 1965

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $179k (10.7% below list).
• Recommended offer: $179k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 165 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 36% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 18 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $59k (23%) 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 $178,593 (10.7% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (median comp): $265,930
• List price: $199,900
• Delta: -24.83%
• 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
946 Havenwood Dr	0.00mi	4/2.0	1,918 (0%)	0mo	$199,900	$104	100
12538 Sherbrook	0.33mi	4/2.0	2,092 (+9%)	4mo	$275,000	$131	66
12435 Parnell Dr	0.40mi	3/2.0 (-1)	1,850 (-4%)	7mo	$255,000	$138	64
846 Westbrook Dr	0.09mi	4/2.5	2,200 (+15%)	6mo	$375,000	$170	64
12265 Parkwood Dr	0.20mi	4/3.0	2,157 (+12%)	3mo	$310,000	$144	63
12651 Parnell Ave	0.50mi	4/2.0	2,073 (+8%)	1mo	$210,000	$101	62
347 Nassau Dr	0.52mi	4/2.0	1,700 (-11%)	4mo	$219,000	$129	53
11755 Archery Dr	0.61mi	3/2.0 (-1)	1,787 (-7%)	6mo	$135,000	$76	50
1706 Foxton Ct	0.64mi	3/2.5 (-1)	2,001 (+4%)	8mo	$315,000	$157	50
375 Sherwood Forest Blvd	0.66mi	3/2.0 (-1)	1,697 (-12%)	1mo	$255,000	$150	44
689 S Burgess Dr	0.65mi	3/2.0 (-1)	1,702 (-11%)	4mo	$260,000	$153	43
305 Woodcliff Dr	0.74mi	3/2.5 (-1)	2,080 (+8%)	6mo	$269,900	$130	39

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-26,866
• Equity at exit: $29,806

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-16,302
• Equity at exit: $17,284

Cash invested: $55,972 (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 70815

• Active inventory: 165
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$192 /mo · $2,309/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $87

Break-even live

Break-even rent $1,676

Max offer price $199,900

Occupancy floor 90%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	14d	1	0.66mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	21d	1	0.66mi
344 Burgess Pl Baton Rouge, LA	3.0	2.0	1295	$1,675	$1.29	23d	1	0.74mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	14d	1	0.84mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	21d	1	0.84mi
1860 Boulevard de Province Baton Rouge, LA	1.0–3.0	1.0–2.0	1095	$1,475	$1.35	44d	1	0.90mi
806 Brinwood Ave Baton Rouge, LA	4.0	2.0	1650	$1,475	$0.89	44d	1	0.92mi
583 Fall River Dr Baton Rouge, LA	4.0	2.0	2050	$2,100	$1.02	14d	1	1.00mi
583 Fall River Dr Baton Rouge, LA	4.0	2.0	2050	$2,100	$1.02	23d	1	1.00mi
1666 Rosedale Dr Baton Rouge, LA	3.0	1.5	1266	$1,500	$1.18	23d	1	1.03mi
282 Allan Dr Baton Rouge, LA	3.0	2.0	1810	$2,000	$1.10	23d	1	1.06mi
1346 Hickory Creek Dr Baton Rouge, LA	3.0	2.0	1650	$1,900	$1.15	19d	1	1.15mi
1346 Hickory Creek Dr Baton Rouge, LA	3.0	2.0	1650	$1,900	$1.15	23d	1	1.15mi
532 Glenway Dr Baton Rouge, LA	3.0	2.0	1780	$1,950	$1.10	23d	1	1.21mi
11440 Bard Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1037	$1,350	$1.30	14d	1	1.34mi
12254 La Margie Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1001	$979	$0.98	14d	29	1.39mi
12119 Mallory Ave Baton Rouge, LA	4.0	2.5	2345	$2,300	$0.98	14d	1	1.41mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	23d	1	1.44mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	44d	1	1.44mi
814 Lonita St Baton Rouge, LA	3.0	2.0	1678	$1,900	$1.13	23d	1	1.49mi

Listing history 9 events

1. 2026-05-02
   status Pending 709-char remark

   Show marketing remark (721 chars)

   MAJOR MAJOR PRICE DROP – NO, THIS IS NOT A TYPO. SELLER IS MOTIVATED AND READY TO SEAL THE DEAL. Welcome to 946 Havenwood Drive. This 4-bedroom, 2-bath home offers 1,918 sq ft with a functional layout and clear upside potential. Enjoy a private in-ground pool, fully fenced backyard, and flexible bonus space from the enclosed carport, ideal for a second living area or pool lounge. Solar panels and an updated roof add efficiency and long-term value. Yes, the home needs some repairs, but overall it’s solid and priced accordingly. This is a rare opportunity to purchase a pool home in this area well below market value and build immediate equity. Not crazy, just priced to move! Schedule your showing today.

2. 2026-05-02
   status Pending 721-char remark

   Show marketing remark (721 chars)

   MAJOR MAJOR PRICE DROP – NO, THIS IS NOT A TYPO. SELLER IS MOTIVATED AND READY TO SEAL THE DEAL. Welcome to 946 Havenwood Drive. This 4-bedroom, 2-bath home offers 1,918 sq ft with a functional layout and clear upside potential. Enjoy a private in-ground pool, fully fenced backyard, and flexible bonus space from the enclosed carport, ideal for a second living area or pool lounge. Solar panels and an updated roof add efficiency and long-term value. Yes, the home needs some repairs, but overall it’s solid and priced accordingly. This is a rare opportunity to purchase a pool home in this area well below market value and build immediate equity. Not crazy, just priced to move! Schedule your showing today.

3. 2026-04-23
   price $199,900 709-char remark

   Show marketing remark (721 chars)

   MAJOR MAJOR PRICE DROP – NO, THIS IS NOT A TYPO. SELLER IS MOTIVATED AND READY TO SEAL THE DEAL. Welcome to 946 Havenwood Drive. This 4-bedroom, 2-bath home offers 1,918 sq ft with a functional layout and clear upside potential. Enjoy a private in-ground pool, fully fenced backyard, and flexible bonus space from the enclosed carport, ideal for a second living area or pool lounge. Solar panels and an updated roof add efficiency and long-term value. Yes, the home needs some repairs, but overall it’s solid and priced accordingly. This is a rare opportunity to purchase a pool home in this area well below market value and build immediate equity. Not crazy, just priced to move! Schedule your showing today.

4. 2026-04-23
   price $199,900 721-char remark

   Show marketing remark (721 chars)

   MAJOR MAJOR PRICE DROP – NO, THIS IS NOT A TYPO. SELLER IS MOTIVATED AND READY TO SEAL THE DEAL. Welcome to 946 Havenwood Drive. This 4-bedroom, 2-bath home offers 1,918 sq ft with a functional layout and clear upside potential. Enjoy a private in-ground pool, fully fenced backyard, and flexible bonus space from the enclosed carport, ideal for a second living area or pool lounge. Solar panels and an updated roof add efficiency and long-term value. Yes, the home needs some repairs, but overall it’s solid and priced accordingly. This is a rare opportunity to purchase a pool home in this area well below market value and build immediate equity. Not crazy, just priced to move! Schedule your showing today.

5. 2026-04-20
   price $239,000 709-char remark

   Show marketing remark (721 chars)

   MAJOR MAJOR PRICE DROP – NO, THIS IS NOT A TYPO. SELLER IS MOTIVATED AND READY TO SEAL THE DEAL. Welcome to 946 Havenwood Drive. This 4-bedroom, 2-bath home offers 1,918 sq ft with a functional layout and clear upside potential. Enjoy a private in-ground pool, fully fenced backyard, and flexible bonus space from the enclosed carport, ideal for a second living area or pool lounge. Solar panels and an updated roof add efficiency and long-term value. Yes, the home needs some repairs, but overall it’s solid and priced accordingly. This is a rare opportunity to purchase a pool home in this area well below market value and build immediate equity. Not crazy, just priced to move! Schedule your showing today.

6. 2026-04-20
   price $239,000 721-char remark

   Show marketing remark (721 chars)

   MAJOR MAJOR PRICE DROP – NO, THIS IS NOT A TYPO. SELLER IS MOTIVATED AND READY TO SEAL THE DEAL. Welcome to 946 Havenwood Drive. This 4-bedroom, 2-bath home offers 1,918 sq ft with a functional layout and clear upside potential. Enjoy a private in-ground pool, fully fenced backyard, and flexible bonus space from the enclosed carport, ideal for a second living area or pool lounge. Solar panels and an updated roof add efficiency and long-term value. Yes, the home needs some repairs, but overall it’s solid and priced accordingly. This is a rare opportunity to purchase a pool home in this area well below market value and build immediate equity. Not crazy, just priced to move! Schedule your showing today.

7. 2026-04-14
   listed $259,000 Active 709-char remark

   Show marketing remark (721 chars)

   MAJOR MAJOR PRICE DROP – NO, THIS IS NOT A TYPO. SELLER IS MOTIVATED AND READY TO SEAL THE DEAL. Welcome to 946 Havenwood Drive. This 4-bedroom, 2-bath home offers 1,918 sq ft with a functional layout and clear upside potential. Enjoy a private in-ground pool, fully fenced backyard, and flexible bonus space from the enclosed carport, ideal for a second living area or pool lounge. Solar panels and an updated roof add efficiency and long-term value. Yes, the home needs some repairs, but overall it’s solid and priced accordingly. This is a rare opportunity to purchase a pool home in this area well below market value and build immediate equity. Not crazy, just priced to move! Schedule your showing today.

8. 2026-04-14
   listed $259,000 Active 721-char remark

   Show marketing remark (721 chars)

   MAJOR MAJOR PRICE DROP – NO, THIS IS NOT A TYPO. SELLER IS MOTIVATED AND READY TO SEAL THE DEAL. Welcome to 946 Havenwood Drive. This 4-bedroom, 2-bath home offers 1,918 sq ft with a functional layout and clear upside potential. Enjoy a private in-ground pool, fully fenced backyard, and flexible bonus space from the enclosed carport, ideal for a second living area or pool lounge. Solar panels and an updated roof add efficiency and long-term value. Yes, the home needs some repairs, but overall it’s solid and priced accordingly. This is a rare opportunity to purchase a pool home in this area well below market value and build immediate equity. Not crazy, just priced to move! Schedule your showing today.

9. 1992-10-23
   soldstatus

ⓘ 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: $2,309 · $192/mo
• Projected year-2 tax: $2,309 · $192/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,431
• − Mortgage interest: −$11,198
• − Property taxes: −$2,309
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − Depreciation: −$5,815
• Taxable loss: −$2,319
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $1,599/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): 31,024
• Household income: $59,254
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1461.0

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 0.68)
• Race & ethnicity: Black 48% White 25% Hispanic / Latino 16% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Estonian 1% Iranian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 14% Vietnamese 5% Arabic 2%

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: ▼ -145.28%
• Current HPI: 181.3654
• 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

-22.8% since first listed

9 events — show timeline

• 2026-05-02 Pending — AcadianaMLS
• 2026-05-02 Pending — GBRMLS
• 2026-04-23 Price Changed $199,900 AcadianaMLS
• 2026-04-23 Price Changed $199,900 GBRMLS
• 2026-04-20 Price Changed $239,000 AcadianaMLS
• 2026-04-20 Price Changed $239,000 GBRMLS
• 2026-04-14 Listed $259,000 AcadianaMLS
• 2026-04-14 Listed $259,000 GBRMLS
• 1992-10-23 Sold (Public Records) — Public Records

Property tax history

+10.6%/yr

Latest (2025): $2,309 · +4.5% YoY. Source: county tax records.