7617 Pennhill Dr · Baton Rouge, LA 70817

$225,000

3 bd · 2.0 ba · 1,574 sqft · SingleFamily public records · 71 Days on market

Built 1984 6,534 sqft lot $143/sqft · 29% above area Est $228k · at est. $24/mo HOA · 1% 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 +18.4/30.0
• ARV discount +8.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• 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 Briar Place. This 3-bedroom, 2-bath home is located on a quiet cul-de-sac and offers a functional layout with a spacious front yard. The living area features a mirrored fireplace, adding character to the space. Recent updates include new windows (2018), a new AC system (2018), and a full rewire completed in 2023. A patio addition in 2023 provides additional outdoor living space, ideal for relaxing or entertaining. Appliances to remain with the home. Property is located in Flood Zone X. Seller is willing to contribute toward buyer's closing costs.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1984

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $213k (5.4% below list).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Rents rising (+2.0%/yr); 360 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $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

• It's been on market 71 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $115k; list at $225k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.95% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (median comp): $227,737
• List price: $225,000
• Delta: -1.20%
• 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
8116 President Dr	0.54mi	3/2.0	1,580 (+0%)	2mo	$213,300	$135	72
14072 Pinehurst Ave	0.11mi	3/2.0	1,736 (+10%)	8mo	$245,000	$141	71
8044 President Dr	0.57mi	3/2.0	1,573 (-0%)	8mo	$224,000	$142	67
7419 Oakmount Dr	0.17mi	3/2.0	1,731 (+10%)	10mo	$215,000	$124	67
7331 Board Dr	0.64mi	3/2.0	1,550 (-2%)	4mo	$205,000	$132	65
7872 Director Dr	0.50mi	3/2.0	1,475 (-6%)	2mo	$235,000	$159	64
7414 Proxie Dr	0.53mi	3/2.0	1,582 (+0%)	14mo	$230,000	$145	63
7464 Board Dr	0.57mi	3/2.0	1,561 (-1%)	12mo	$220,000	$141	62
7719 Director Dr	0.59mi	3/2.0	1,568 (-0%)	13mo	$225,000	$143	61
7835 Board Dr	0.72mi	3/2.0	1,541 (-2%)	3mo	$212,000	$138	60
14339 Meadow Ridge Way Dr	0.26mi	3/2.0	1,776 (+13%)	12mo	$305,000	$172	57
7331 Proxie Dr	0.58mi	3/2.0	1,736 (+10%)	11mo	$249,900	$144	47

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-25,187
• Equity at exit: $33,548

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-12,987
• 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 70817

• Rents YoY: 2.0%
• Active inventory: 360
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,128 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$175 /mo · $2,096/yr
• Insurance: −$94
• HOA: −$24
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $209

Break-even live

Break-even rent $1,864

Max offer price $225,000

Occupancy floor 85%

Sensitivity live

Price	-10% $336	-5% $273	+0% $209	+5% $145	+10% $82
Rent	-10% $41	-5% $125	+0% $209	+5% $293	+10% $377
Rate	-1.0pp $322	-0.5pp $266	base $209	+0.5pp $151	+1.0pp $91

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7671 Dearborne Dr Baton Rouge, LA	3.0	2.0	1886	$4,000	$2.12	24d	1	0.33mi
8028 Pine Valley Dr Baton Rouge, LA	3.0	2.0	1124	$2,100	$1.87	44d	1	0.36mi
14810 Jefferson Hwy Baton Rouge, LA	2.0	2.0	1101	$1,979	$1.80	44d	1	0.46mi
14020 Tiger Bend Rd Apt 11 Baton Rouge, LA	2.0	1.5	1176	$1,100	$0.94	24d	1	0.66mi
14020 Tiger Bend Rd Apt 4 Baton Rouge, LA	2.0	1.5	1176	$1,100	$0.94	44d	1	0.69mi
7004 Spring Gardens Dr Baton Rouge, LA	3.0	2.0	1630	$2,000	$1.23	44d	1	0.85mi
7441 Quorum Dr Baton Rouge, LA	4.0	2.0	1861	$2,000	$1.07	24d	1	0.98mi
8154 Jefferson Park Dr Unit 8154 Baton Rouge, LA	3.0	2.0	1200	$1,200	$1.00	44d	1	0.98mi
6212 Stumberg Ln Baton Rouge, LA	3.0	2.0	1424	$1,500	$1.05	44d	1	1.09mi
5908 Stumberg Ln #21 Baton Rouge, LA	2.0	2.0	1588	$1,600	$1.01	44d	1	1.14mi
15616 Council Ave Baton Rouge, LA	3.0	2.0	2163	$2,200	$1.02	15d	1	1.15mi
6714 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2082	$2,400	$1.15	15d	1	1.40mi
15959 Tiger Bend Rd Baton Rouge, LA	1.0–2.0	1.0–1.5	934	$1,265	$1.35	15d	3	1.46mi
16124 Batavia Ave Baton Rouge, LA	3.0	2.0	1417	$1,700	$1.20	44d	1	1.50mi

HOA detail

• Monthly dues: $24 · $288/yr

Listing history 30 events

1. 2026-06-18
   days on market $225,000 Active 71 DOM
2. 2026-06-17
   days on market $225,000 Active 70 DOM
3. 2026-06-16
   days on market $225,000 Active 69 DOM
4. 2026-06-15
   days on market $225,000 Active 68 DOM
5. 2026-06-14
   days on market $225,000 Active 66 DOM
6. 2026-06-10
   days on market $225,000 Active 63 DOM
7. 2026-06-09
   days on market $225,000 Active 62 DOM
8. 2026-06-08
   days on market $225,000 Active 61 DOM
9. 2026-06-07
   days on market $225,000 Active 60 DOM
10. 2026-06-05
    days on market $225,000 Active 57 DOM
11. 2026-06-03
    days on market $225,000 Active 56 DOM
12. 2026-06-02
    days on market $225,000 Active 55 DOM
13. 2026-06-01
    days on market $225,000 Active 54 DOM
14. 2026-05-31
    days on market $225,000 Active 53 DOM
15. 2026-05-31
    days on market $225,000 Active 52 DOM
16. 2026-04-17
    price $225,000 563-char remark

    Show marketing remark (570 chars)

    Welcome to Briar Place. This 3-bedroom, 2-bath home is located on a quiet cul-de-sac and offers a functional layout with a spacious front yard. The living area features a mirrored fireplace, adding character to the space. Recent updates include new windows (2018), a new AC system (2018), and a full rewire completed in 2023. A patio addition in 2023 provides additional outdoor living space, ideal for relaxing or entertaining. Appliances to remain with the home. Property is located in Flood Zone X. Seller is willing to contribute toward buyer’s closing costs.

17. 2026-04-17
    price $225,000 570-char remark

    Show marketing remark (570 chars)

    Welcome to Briar Place. This 3-bedroom, 2-bath home is located on a quiet cul-de-sac and offers a functional layout with a spacious front yard. The living area features a mirrored fireplace, adding character to the space. Recent updates include new windows (2018), a new AC system (2018), and a full rewire completed in 2023. A patio addition in 2023 provides additional outdoor living space, ideal for relaxing or entertaining. Appliances to remain with the home. Property is located in Flood Zone X. Seller is willing to contribute toward buyer’s closing costs.

18. 2026-04-08
    listed $235,000 Active 570-char remark

    Show marketing remark (563 chars)

    Welcome to Briar Place. This 3-bedroom, 2-bath home is located on a quiet cul-de-sac and offers a functional layout with a spacious front yard. The living area features a mirrored fireplace, adding character to the space. Recent updates include new windows (2018), a new AC system (2018), and a full rewire completed in 2023. A patio addition in 2023 provides additional outdoor living space, ideal for relaxing or entertaining. Appliances to remain with the home. Property is located in Flood Zone X. Seller is willing to contribute toward buyer's closing costs.

19. 2026-04-08
    listed $235,000 Active 563-char remark

    Show marketing remark (563 chars)

    Welcome to Briar Place. This 3-bedroom, 2-bath home is located on a quiet cul-de-sac and offers a functional layout with a spacious front yard. The living area features a mirrored fireplace, adding character to the space. Recent updates include new windows (2018), a new AC system (2018), and a full rewire completed in 2023. A patio addition in 2023 provides additional outdoor living space, ideal for relaxing or entertaining. Appliances to remain with the home. Property is located in Flood Zone X. Seller is willing to contribute toward buyer's closing costs.

20. 2021-04-14
    historical
21. 2021-03-30
    status Active
22. 2021-03-30
    status Pending
23. 2021-03-28
    listed $195,000 Active
24. 2021-03-28
    listed $195,000
25. 2006-01-23
    soldstatus $115,000
26. 2006-01-20
    soldstatus
27. 2005-09-14
    listed $119,900
28. 2005-09-14
    listed $119,900
29. 2005-01-13
    listed $105,000
30. 2005-01-13
    listed $105,000

ⓘ 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: $2,096 · $175/mo
• Projected year-2 tax: $2,096 · $175/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 · 21 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: $25,539
• − Mortgage interest: −$12,603
• − Property taxes: −$2,096
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − HOA: −$288
• − Depreciation: −$6,545
• Taxable loss: −$1,206
• Est. tax savings @ 24.0%: +$289
• After-tax cash flow: $2,796/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

• County: East Baton Rouge Parish · 399,686 people
• City population: 351,868
• 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

+114.3% since first listed

15 events — show timeline

• 2026-04-17 Price Changed $225,000 AcadianaMLS
• 2026-04-17 Price Changed $225,000 GBRMLS
• 2026-04-08 Listed $235,000 GBRMLS
• 2026-04-08 Listed $235,000 AcadianaMLS
• 2021-04-14 Delisted — GBRMLS
• 2021-03-30 Relisted — GBRMLS
• 2021-03-30 Pending — GBRMLS
• 2021-03-28 Listed $195,000 AcadianaMLS
• 2021-03-28 Listed $195,000 GBRMLS
• 2006-01-23 Sold (Public Records) $115,000 Public Records
• 2006-01-20 Sold (MLS) — GBRMLS
• 2005-09-14 Listed $119,900 AcadianaMLS
• 2005-09-14 Listed $119,900 GBRMLS
• 2005-01-13 Listed $105,000 AcadianaMLS
• 2005-01-13 Listed $105,000 GBRMLS

Property tax history

+11.1%/yr

Latest (2025): $2,096 · -0.5% YoY. Source: county tax records.