11713 Landry Ln · Erwinville, LA 70767

$179,900

4 bd · 2.0 ba · 2,150 sqft · Manufactured · 110 Days on market

Built 2004 $84/sqft · 24% below area Est $237k · 24% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

Key facts

• Ample cabinetry
• Spacious living area
• Breakfast area

Tags

• SPACIOUS LIVING AREA
• DESIGNATED DINING SPACE
• BREAKFAST AREA
• STAINLESS STEEL APPLIANCES
• AMPLE CABINETRY
• CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $239 ($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 $171k (4.8% below list).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#361 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B+; Watch: housing C-, employment D+, schools F.
• West Baton Rouge Parish (suburban): math 27% / reading 40% proficiency, ranked #35 of 98 in LA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 130 active listings in the ZIP; 144 units permitted in West Baton Rouge Parish in 2024 (0 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 $5k of value loss. Plan a longer hold.
• West Baton Rouge County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $60k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $180k implies a 56% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.95% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (median comp): $237,458
• List price: $179,900
• Delta: -17.88%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-14,010
• Equity at exit: $26,824

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $7,150
• Equity at exit: $15,554

Cash invested: $50,372 (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 70767

• Home prices YoY: -32.3%
• Active inventory: 130
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $239

Break-even live

Break-even rent $1,411

Max offer price $179,900

Occupancy floor 81%

Sensitivity live

Price	-10% $340	-5% $289	+0% $239	+5% $188	+10% $137
Rent	-10% $103	-5% $171	+0% $239	+5% $306	+10% $374
Rate	-1.0pp $329	-0.5pp $284	base $239	+0.5pp $192	+1.0pp $145

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   pricedays on market $179,900 Active 110 DOM
2. 2026-06-18
   days on market $195,000 Active 107 DOM
3. 2026-06-17
   days on market $195,000 Active 106 DOM
4. 2026-06-16
   days on market $195,000 Active 105 DOM
5. 2026-06-15
   days on market $195,000 Active 104 DOM
6. 2026-06-14
   days on market $195,000 Active 102 DOM
7. 2026-06-13
   days on market $195,000 Active 101 DOM
8. 2026-06-10
   days on market $195,000 Active 99 DOM
9. 2026-06-09
   days on market $195,000 Active 98 DOM
10. 2026-06-08
    days on market $195,000 Active 97 DOM
11. 2026-06-07
    days on market $195,000 Active 96 DOM
12. 2026-06-03
    days on market $195,000 Active 92 DOM
13. 2026-06-02
    days on market $195,000 Active 91 DOM
14. 2026-06-01
    days on market $195,000 Active 90 DOM
15. 2026-05-31
    days on market $195,000 Active 89 DOM
16. 2026-05-31
    days on market $195,000 Active 88 DOM
17. 2026-05-02
    status Active 1157-char remark

    Show marketing remark (1157 chars)

    Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

18. 2026-05-02
    status Active 1157-char remark

    Show marketing remark (1157 chars)

    Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

19. 2026-05-01
    price $195,000 1157-char remark

    Show marketing remark (1157 chars)

    Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

20. 2026-04-30
    price $195,000 1157-char remark

    Show marketing remark (1157 chars)

    Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

21. 2026-04-29
    status Pending 1157-char remark

    Show marketing remark (1157 chars)

    Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

22. 2026-04-29
    historical Active Under Contract 1157-char remark

    Show marketing remark (1157 chars)

    Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

23. 2026-04-17
    price $204,900 1157-char remark

    Show marketing remark (1157 chars)

    Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

24. 2026-04-17
    price $204,900 1157-char remark

    Show marketing remark (1157 chars)

    Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

25. 2026-03-30
    price $219,900 1157-char remark

    Show marketing remark (1157 chars)

    Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

26. 2026-03-30
    price $219,900 1157-char remark

    Show marketing remark (1157 chars)

    Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

27. 2026-03-17
    price $229,900 1157-char remark

    Show marketing remark (1157 chars)

    Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

28. 2026-03-17
    price $229,900 1157-char remark

    Show marketing remark (1157 chars)

    Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

29. 2026-03-03
    listed $239,900 Active 1157-char remark

    Show marketing remark (1157 chars)

    Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

30. 2026-03-01
    listed $239,900 Active 1157-char remark

    Show marketing remark (1157 chars)

    Spacious 4-bedroom, 2-bath modular home offering approximately 2,150 square feet of living area, situated on an approximately 0.97-acre lot in West Baton Rouge. This property features an open-concept layout with a generous living area, designated dining space, and a breakfast area adjacent to the kitchen. The kitchen includes stainless steel appliances, ample cabinetry, and a center island suitable for meal prep and entertaining. Interior features include neutral paint tones, 9-foot ceilings, and ceiling fans throughout. The primary bedroom offers a bathroom with dual vanities, a soaking tub, and a separate shower. Three additional bedrooms provide flexibility for a variety of uses. Additional highlights include washer and dryer hookups, pull-down attic access, central heating and air conditioning, and (per seller) roof-mounted solar panels. The exterior offers a metal roof, covered patio, and an attached carport with space for multiple vehicles. Situated on a sizable lot, the property provides outdoor space for a variety of potential uses. Information deemed reliable but not guaranteed. Buyer to verify all measurements, features, acreage.

31. 2014-06-18
    soldstatus
32. 2014-06-18
    soldstatus $115,000
33. 2014-02-10
    listed $115,000
34. 2014-02-10
    listed $115,000
35. 2013-07-07
    listed $130,000
36. 2013-07-07
    listed $130,000
37. 2006-08-09
    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: $1,152 · $96/mo
• Projected year-2 tax: $1,152 · $96/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,552
• − Mortgage interest: −$10,077
• − Property taxes: −$1,152
• − Insurance: −$900
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$5,233
• Taxable loss: −$99
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $2,887/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: West Baton Rouge Parish
• NCES district ID: 2201920
• Math proficiency: 27% ▼ -39.00%
• Reading proficiency: 40% ▼ -36.00%
• Median HH income: $52,141
• Composite: 29.26/100
• National rank: #6562
• State rank: #35 of 98 in LA

Livability — Erwinville

• Score: 55/100
• State rank: #361
• US rank: #23256

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D+ Housing C- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Erwinville, LA
• Population (ZIP): 15,116

Population outlook (West Baton Rouge County) Hauer SSP2

• Today (2025): 28,932 people
• By 2030: 30,562 · +5.6%
• By 2040: 33,604 · +16.1%
• By 2050: 36,324 · +25.5%
• By 2075: 42,619 · +47.3%
• By 2100: 45,321 · +56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 51% Black 43% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 16% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · West Baton Rouge

• 2024 margin: R (+11.7) · D 43.4% · R 55.1% · Other 1.4%
• 2008→2024 swing: +1.9pp toward D · 2008: -13.6pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+10.5 2016: R+12.2 2012: R+9.6 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.36%
• Current HPI: 149.5874
• Rent YoY: —
• Metro: —
• 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

+50.0% since first listed

21 events — show timeline

• 2026-05-02 Relisted — AcadianaMLS
• 2026-05-02 Relisted — GSREIN
• 2026-05-01 Price Changed $195,000 AcadianaMLS
• 2026-04-30 Price Changed $195,000 GSREIN
• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Contingent — GSREIN
• 2026-04-17 Price Changed $204,900 AcadianaMLS
• 2026-04-17 Price Changed $204,900 GSREIN
• 2026-03-30 Price Changed $219,900 AcadianaMLS
• 2026-03-30 Price Changed $219,900 GSREIN
• 2026-03-17 Price Changed $229,900 AcadianaMLS
• 2026-03-17 Price Changed $229,900 GSREIN
• 2026-03-03 Listed $239,900 AcadianaMLS
• 2026-03-01 Listed $239,900 GSREIN
• 2014-06-18 Sold (Public Records) $115,000 Public Records
• 2014-06-18 Sold (MLS) — GBRMLS
• 2014-02-10 Listed $115,000 GBRMLS
• 2014-02-10 Listed $115,000 AcadianaMLS
• 2013-07-07 Listed $130,000 AcadianaMLS
• 2013-07-07 Listed $130,000 GBRMLS
• 2006-08-09 Sold (Public Records) — Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,152 · +2.0% YoY. Source: county tax records.