15035 Shenandoah Ave · Shenandoah, LA 70817

$249,900

4 bd · 2.0 ba · 2,448 sqft · SingleFamily public records · 24 Days on market

Built 1980 0.36 ac lot Est $394k · 37% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• 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

INVESTOR SPECIAL: Ready to add finishing touches. Exterior has been painted along with new fencing and yard cleared out. Half of house has new flooring and paint from previous owner and exact product details can be provided to finish out remaining home. Price includes already purchased liner and labor for install. Just a few doors down from Southern Oaks Club.

Key facts

• New fencing
• Yard cleared out
• New flooring

Tags

• NEW FENCING
• YARD CLEARED OUT
• NEW FLOORING
• NEW PAINT

Property features AI

Finance

• HOA & community: Community clubhouse; Playground; Tennis courts; Sidewalks; Additional community feature(s)

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence
• Construction: Wood siding and brick exterior; Slab foundation
• Exterior features: Fenced yard with full privacy fencing; In-ground private pool with liner

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Laminate flooring; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $53 ($633/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 $222k (11.0% below list).
• Recommended offer: $222k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% in Shenandoah — 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 76/100 on livability (#16 in LA, #3,778 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A; Watch: amenities F, commute F.
• 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: Shenandoah Elementary School (math 52% / reading 55%, grade C, #100 of 646 statewide, top 16%, 703 students, 58% FRL); Woodlawn Middle School (math 20% / reading 39%, grade F, #116 of 218 statewide, top 53%, 887 students, 69% FRL); Woodlawn High School (math 25% / reading 30%, grade F, #133 of 265 statewide, top 51%, 1,527 students, 62% FRL).
• Market conditions: Rents rising (+2.0%/yr); 361 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 24 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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.

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 $222,335 (11.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $394,128
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5801 N Snowden Dr	0.24mi	4/3.5	2,448 (0%)	1mo	$379,000	$155	82
5029 Herridge Dr	0.61mi	3/2.0 (-1)	2,476 (+1%)	2mo	$285,000	$115	63
15682 Malvern Hill Ave	0.54mi	4/2.5	2,347 (-4%)	4mo	$389,900	$166	63
15841 Chickamauga Ave	0.66mi	4/2.5	2,393 (-2%)	4mo	$275,000	$115	60
5542 N Snowden Dr	0.43mi	4/2.0	2,155 (-12%)	3mo	$345,900	$161	58
15429 Chickamauga Ave	0.42mi	4/2.0	2,130 (-13%)	3mo	$257,000	$121	57
13645 Ridgeview Dr	0.72mi	4/2.5	2,528 (+3%)	4mo	$300,000	$119	56
15926 Hogenville Ave	0.73mi	4/2.5	2,364 (-3%)	3mo	$258,000	$109	56
5942 Shakespeare Dr	0.49mi	4/2.0	2,147 (-12%)	1mo	$345,000	$161	56
15402 Green Trails Blvd	0.34mi	3/2.0 (-1)	2,104 (-14%)	3mo	$394,900	$188	53
16025 Parkside Ct	0.72mi	3/2.0 (-1)	2,550 (+4%)	3mo	$465,000	$182	52
15749 Parkside Ct	0.53mi	4/3.0	2,721 (+11%)	2mo	$549,900	$202	51

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-39,223
• Equity at exit: $37,261

10-year hold

• IRR: -9.2%
• Equity multiple: 0.45×
• Total profit: $-38,228
• Equity at exit: $21,607

Cash invested: $69,972 (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 70817

• Rents YoY: 2.0%
• Active inventory: 361
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$289 /mo · $3,469/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $53

Break-even live

Break-even rent $2,157

Max offer price $249,900

Occupancy floor 93%

Sensitivity live

Price	-10% $194	-5% $123	+0% $53	+5% $-18	+10% $-89
Rent	-10% $-123	-5% $-35	+0% $53	+5% $141	+10% $228
Rate	-1.0pp $179	-0.5pp $116	base $53	+0.5pp $-12	+1.0pp $-78

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5714 Ardmore Dr Baton Rouge, LA	3.0	2.0	1700	$1,700	$1.00	16d	1	0.31mi
7004 Spring Gardens Dr Baton Rouge, LA	3.0	2.0	1630	$2,000	$1.23	45d	1	0.56mi
6407 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2033	$2,450	$1.21	16d	1	0.62mi
6708 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2367	$2,500	$1.06	25d	1	0.68mi
6714 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2082	$2,400	$1.15	16d	1	0.69mi
6410 Roux Dr Baton Rouge, LA	3.0	2.5	1827	$2,125	$1.16	45d	1	0.74mi
5113 Sandy Ridge Dr Baton Rouge, LA	3.0	2.0	1812	$1,695	$0.94	23d	1	0.89mi
7441 Quorum Dr Baton Rouge, LA	4.0	2.0	1861	$2,000	$1.07	25d	1	1.02mi
14142 Watercrest Ln Baton Rouge, LA	3.0	3.0	1875	$2,300	$1.23	16d	1	1.03mi
5324 Antioch Blvd Baton Rouge, LA	4.0	2.0	2048	$2,000	$0.98	45d	1	1.04mi
4719 Mendocino Way Baton Rouge, LA	4.0	2.0	1704	$2,200	$1.29	16d	1	1.05mi
16545 Antioch Ct Baton Rouge, LA	3.0	2.0	2050	$2,200	$1.07	45d	1	1.10mi
16545 Antioch Ct Baton Rouge, LA	3.0	2.0	2050	$2,200	$1.07	25d	1	1.10mi
15616 Council Ave Baton Rouge, LA	3.0	2.0	2163	$2,200	$1.02	16d	1	1.15mi
4644 Grenache Dr Baton Rouge, LA	4.0	3.0	2159	$2,250	$1.04	25d	1	1.32mi
5050 Stumberg Ln Baton Rouge, LA	3.0	2.0	1591	$1,950	$1.23	25d	1	1.37mi
4941 Pinehill Dr Baton Rouge, LA	4.0	2.5	2028	$2,350	$1.16	21d	1	1.38mi
15513 Fields Creek Ave Baton Rouge, LA	3.0	2.0	1595	$2,295	$1.44	25d	1	1.43mi
16523 Batavia Ave Baton Rouge, LA	3.0	2.0	1600	$1,725	$1.08	45d	1	1.49mi

Listing history 26 events

1. 2026-06-22
   days on market $249,900 Active 24 DOM
2. 2026-06-18
   days on market $249,900 Active 21 DOM
3. 2026-06-17
   days on market $249,900 Active 20 DOM
4. 2026-06-16
   days on market $249,900 Active 19 DOM
5. 2026-06-15
   days on market $249,900 Active 18 DOM
6. 2026-06-14
   days on market $249,900 Active 16 DOM
7. 2026-06-10
   days on market $249,900 Active 13 DOM
8. 2026-06-09
   days on market $249,900 Active 12 DOM
9. 2026-06-08
   days on market $249,900 Active 11 DOM
10. 2026-06-07
    days on market $249,900 Active 10 DOM
11. 2026-06-05
    days on market $249,900 Active 7 DOM
12. 2026-06-03
    days on market $249,900 Active 6 DOM
13. 2026-06-02
    days on market $249,900 Active 5 DOM
14. 2026-06-01
    days on market $249,900 Active 4 DOM
15. 2026-05-31
    days on market $249,900 Active 3 DOM
16. 2026-05-31
    days on market $249,900 Active 2 DOM
17. 2026-05-28
    listed $249,900 Active 362-char remark

    Show marketing remark (362 chars)

    INVESTOR SPECIAL: Ready to add finishing touches. Exterior has been painted along with new fencing and yard cleared out. Half of house has new flooring and paint from previous owner and exact product details can be provided to finish out remaining home. Price includes already purchased liner and labor for install. Just a few doors down from Southern Oaks Club.

18. 2026-05-28
    listed $249,900 Active

    Show marketing remark (362 chars)

    INVESTOR SPECIAL: Ready to add finishing touches. Exterior has been painted along with new fencing and yard cleared out. Half of house has new flooring and paint from previous owner and exact product details can be provided to finish out remaining home. Price includes already purchased liner and labor for install. Just a few doors down from Southern Oaks Club.

19. 2007-06-18
    soldstatus $232,000
20. 2007-06-14
    soldstatus
21. 2007-05-23
    listed $242,000
22. 2007-05-23
    listed $242,000
23. 2007-03-27
    soldstatus
24. 2007-03-20
    soldstatus $157,000
25. 2006-08-25
    listed $164,900
26. 2006-08-25
    listed $164,900

ⓘ 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: $3,469 · $289/mo
• Projected year-2 tax: $3,469 · $289/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: $26,680
• − Mortgage interest: −$13,998
• − Property taxes: −$3,469
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$7,270
• Taxable loss: −$3,575
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $1,491/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 — Shenandoah

• Score: 76/100
• State rank: #16
• US rank: #3778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shenandoah, LA
• County: East Baton Rouge Parish · 399,686 people
• 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

+51.5% since first listed

10 events — show timeline

• 2026-05-28 Listed $249,900 GBRMLS
• 2026-05-28 Listed $249,900 AcadianaMLS
• 2007-06-18 Sold (Public Records) $232,000 Public Records
• 2007-06-14 Sold (MLS) — GBRMLS
• 2007-05-23 Listed $242,000 GBRMLS
• 2007-05-23 Listed $242,000 AcadianaMLS
• 2007-03-27 Sold (MLS) — GBRMLS
• 2007-03-20 Sold (Public Records) $157,000 Public Records
• 2006-08-25 Listed $164,900 GBRMLS
• 2006-08-25 Listed $164,900 AcadianaMLS

Property tax history

+6.2%/yr

Latest (2025): $3,469 · -0.5% YoY. Source: county tax records.