285 E Kirkley Pl · Baton Rouge, LA 70815

$240,000

4 bd · 2.0 ba · 1,913 sqft · SingleFamily public records · 3 Days on market

Built 1968 0.25 ac lot $125/sqft · at area comps Est $250k · at est.

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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 +13.8/30.0
• ARV discount +9.3/15.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• 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

Spacious, well-maintained home in desirable Sherwood Place offering comfort, convenience, and incredible value! This charming property features generously sized bedrooms, oversized closets, and abundant storage throughout--perfect for keeping everything organized with ease. Situated on a large lot, the fully fenced backyard provides privacy and plenty of space for outdoor enjoyment, pets, or entertaining. The rear carport adds convenience and functionality, while the home's move-in ready condition makes for a seamless transition. Located just minutes from Florida Boulevard and with easy access to the interstate, commuting, shopping, and dining are all within reach. Plus, the property is in Flood Zone X, offering added peace of mind. A fantastic opportunity for space, location, and livability--schedule your showing today!

Key facts

• Rear carport
• Large lot
• Flood zone x

Tags

• FULLY FENCED BACKYARD
• REAR CARPORT
• LARGE LOT
• EASY ACCESS TO INTERSTATE
• FLOOD ZONE X

Property features AI

Exterior

• Parking: Has carport
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story
• Construction: Frame and brick construction; Shingle roof; Slab foundation; Built as residential single family
• Exterior features: Chain link fencing; Frontage approximately 80 ft; Lot dimensions approximately 80 x 132 x 80 x 137; Lot area about 0.25 acre

Interior

• Kitchen: Oven; Electric cooktop; Dishwasher; Disposal; Stainless steel appliances
• Flooring: Tile; Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $24 ($283/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 $187k (22.2% below list).
• Recommended offer: $187k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 38% 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 $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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• 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 $186,611 (22.2% below list)

Questions for the listing agent

1. Built in 1968 — 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. 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?
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: 0.78% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (median comp): $249,996
• List price: $240,000
• Delta: -4.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13243 Avants Ave	0.21mi	4/2.5	2,087 (+9%)	7mo	$255,000	$122	67
583 Fall River Dr	0.48mi	4/2.0	2,041 (+7%)	2mo	$190,000	$93	65
13218 Wenham Ave	0.30mi	4/2.5	2,111 (+10%)	2mo	$280,000	$133	65
12651 Parnell Ave	0.44mi	4/2.0	2,073 (+8%)	1mo	$210,000	$101	65
305 Woodcliff Dr	0.20mi	3/2.5 (-1)	2,080 (+9%)	6mo	$269,900	$130	64
12435 Parnell Dr	0.57mi	3/2.0 (-1)	1,850 (-3%)	8mo	$255,000	$138	57
1634 Windsor Dr	0.66mi	3/1.5 (-1)	1,818 (-5%)	0mo	$149,900	$82	54
552 Glenway Dr	0.66mi	3/2.5 (-1)	1,989 (+4%)	5mo	$265,000	$133	52
12538 Sherbrook	0.69mi	4/2.0	2,092 (+9%)	4mo	$275,000	$131	49
388 Wingate Dr	0.63mi	3/2.0 (-1)	2,090 (+9%)	8mo	$238,900	$114	44
12265 Parkwood Dr	0.74mi	4/3.0	2,157 (+13%)	3mo	$310,000	$144	37
14761 Brightview Ct	0.71mi	3/2.0 (-1)	1,688 (-12%)	7mo	$208,000	$123	36

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-37,488
• Equity at exit: $35,785

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-31,116
• Equity at exit: $20,751

Cash invested: $67,200 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $24

Break-even live

Break-even rent $1,836

Max offer price $240,000

Occupancy floor 94%

Sensitivity live

Price	-10% $159	-5% $92	+0% $24	+5% $-44	+10% $-112
Rent	-10% $-124	-5% $-50	+0% $24	+5% $97	+10% $171
Rate	-1.0pp $144	-0.5pp $85	base $24	+0.5pp $-39	+1.0pp $-102

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
282 Allan Dr Baton Rouge, LA	3.0	2.0	1810	$2,000	$1.10	24d	1	0.08mi
583 Fall River Dr Baton Rouge, LA	4.0	2.0	2050	$2,100	$1.02	24d	1	0.48mi
583 Fall River Dr Baton Rouge, LA	4.0	2.0	2050	$2,100	$1.02	15d	1	0.48mi
806 Brinwood Ave Baton Rouge, LA	4.0	2.0	1650	$1,475	$0.89	45d	1	0.59mi
532 Glenway Dr Baton Rouge, LA	3.0	2.0	1780	$1,950	$1.10	24d	1	0.65mi
14358 N Holly St Baton Rouge, LA	5.0	2.5	2067	$2,250	$1.09	24d	1	0.72mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	15d	1	0.73mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	22d	1	0.73mi
12254 La Margie Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1001	$979	$0.98	15d	29	0.87mi
1346 Hickory Creek Dr Baton Rouge, LA	3.0	2.0	1650	$1,900	$1.15	20d	1	0.97mi
1346 Hickory Creek Dr Baton Rouge, LA	3.0	2.0	1650	$1,900	$1.15	24d	1	0.97mi
1666 Rosedale Dr Baton Rouge, LA	3.0	1.5	1266	$1,500	$1.18	24d	1	1.00mi
14443 Bywood Ave Baton Rouge, LA	3.0	2.0	1785	$1,900	$1.06	15d	1	1.06mi
11440 Bard Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1037	$1,350	$1.30	15d	1	1.27mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	15d	1	1.28mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	22d	1	1.28mi
14823 Stoneberg Ave Baton Rouge, LA	3.0	2.0	1769	$1,850	$1.05	45d	1	1.29mi
344 Burgess Pl Baton Rouge, LA	3.0	2.0	1295	$1,675	$1.29	24d	1	1.39mi
431 Gloria Dr Baton Rouge, LA	4.0	2.0	1866	$2,250	$1.21	22d	1	1.40mi
431 Gloria Dr Baton Rouge, LA	4.0	2.0	1866	$2,250	$1.21	15d	1	1.40mi
15661 Marjorie Dr Baton Rouge, LA	3.0	1.5	1308	$1,700	$1.30	20d	1	1.47mi

Listing history 4 events

1. 2026-05-07
   status Pending 832-char remark

   Show marketing remark (832 chars)

   Spacious, well-maintained home in desirable Sherwood Place offering comfort, convenience, and incredible value! This charming property features generously sized bedrooms, oversized closets, and abundant storage throughout--perfect for keeping everything organized with ease. Situated on a large lot, the fully fenced backyard provides privacy and plenty of space for outdoor enjoyment, pets, or entertaining. The rear carport adds convenience and functionality, while the home's move-in ready condition makes for a seamless transition. Located just minutes from Florida Boulevard and with easy access to the interstate, commuting, shopping, and dining are all within reach. Plus, the property is in Flood Zone X, offering added peace of mind. A fantastic opportunity for space, location, and livability--schedule your showing today!

2. 2026-05-07
   status Pending 848-char remark

   Show marketing remark (832 chars)

   Spacious, well-maintained home in desirable Sherwood Place offering comfort, convenience, and incredible value! This charming property features generously sized bedrooms, oversized closets, and abundant storage throughout--perfect for keeping everything organized with ease. Situated on a large lot, the fully fenced backyard provides privacy and plenty of space for outdoor enjoyment, pets, or entertaining. The rear carport adds convenience and functionality, while the home's move-in ready condition makes for a seamless transition. Located just minutes from Florida Boulevard and with easy access to the interstate, commuting, shopping, and dining are all within reach. Plus, the property is in Flood Zone X, offering added peace of mind. A fantastic opportunity for space, location, and livability--schedule your showing today!

3. 2026-05-04
   listed $240,000 Active 832-char remark

   Show marketing remark (832 chars)

   Spacious, well-maintained home in desirable Sherwood Place offering comfort, convenience, and incredible value! This charming property features generously sized bedrooms, oversized closets, and abundant storage throughout--perfect for keeping everything organized with ease. Situated on a large lot, the fully fenced backyard provides privacy and plenty of space for outdoor enjoyment, pets, or entertaining. The rear carport adds convenience and functionality, while the home's move-in ready condition makes for a seamless transition. Located just minutes from Florida Boulevard and with easy access to the interstate, commuting, shopping, and dining are all within reach. Plus, the property is in Flood Zone X, offering added peace of mind. A fantastic opportunity for space, location, and livability--schedule your showing today!

4. 2026-05-04
   listed $240,000 Active 848-char remark

   Show marketing remark (832 chars)

   Spacious, well-maintained home in desirable Sherwood Place offering comfort, convenience, and incredible value! This charming property features generously sized bedrooms, oversized closets, and abundant storage throughout--perfect for keeping everything organized with ease. Situated on a large lot, the fully fenced backyard provides privacy and plenty of space for outdoor enjoyment, pets, or entertaining. The rear carport adds convenience and functionality, while the home's move-in ready condition makes for a seamless transition. Located just minutes from Florida Boulevard and with easy access to the interstate, commuting, shopping, and dining are all within reach. Plus, the property is in Flood Zone X, offering added peace of mind. A fantastic opportunity for space, location, and livability--schedule your showing today!

ⓘ 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: $1,105 · $92/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$215/yr (+$18/mo · 19.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,393
• − Mortgage interest: −$13,444
• − Property taxes: −$1,105
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$6,982
• Taxable loss: −$3,920
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $1,224/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

+0.0% since first listed

4 events — show timeline

• 2026-05-07 Pending — AcadianaMLS
• 2026-05-07 Pending — GBRMLS
• 2026-05-04 Listed $240,000 GBRMLS
• 2026-05-04 Listed $240,000 AcadianaMLS

Property tax history

+15.1%/yr

Latest (2025): $1,105 · +4.3% YoY. Source: county tax records.