10423 Red Oak Dr · Baton Rouge, LA 70815

$117,000

3 bd · 1.0 ba · 914 sqft · SingleFamily public records · 55 Days on market

Built 1963 0.57 ac lot $128/sqft · 12% below area Est $135k · 13% under

---

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 +16.2/30.0
• ARV discount +13.5/15.0
• DSCR +5.0/10.0
• 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

3 bed 1 bath home on half acre lot with mature trees for shade. Plenty of natural light and painted hardwood floors. New A/C installed March 2025. The back yard is large and fenced in. Schedule your showing today!

Key facts

• Large fenced yard
• Natural light
• Half acre lot

Tags

• HALF ACRE LOT
• MATURE TREES
• NATURAL LIGHT
• PAINTED HARDWOOD FLOORS
• LARGE FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $61 ($734/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 $105k (10.7% below list).
• Recommended offer: $105k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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; 27 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $809 of loan paydown is wiped out by about $4k 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 55 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 28y 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 $98k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,508 (10.7% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (median comp): $135,051
• List price: $117,000
• Delta: -13.37%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11162 Black Oak Dr	0.57mi	3/1.0	886 (-3%)	15mo	$139,000	$157	56
10945 Red Oak Dr	0.39mi	3/2.0	964 (+6%)	16mo	$125,000	$130	55
10466 Red Oak Dr	0.05mi	2/1.0 (-1)	1,050 (+15%)	18mo	$120,000	$114	53
11385 Catalpa St	0.74mi	3/1.5	976 (+7%)	5mo	$147,900	$152	48
11014 Chalice Dr	0.54mi	3/1.0	1,045 (+14%)	18mo	$115,000	$110	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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-15,076
• Equity at exit: $17,445

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-8,159
• Equity at exit: $10,116

Cash invested: $32,760 (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: $1,045 high
• Mortgage (P&I): −$614
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $61

Break-even live

Break-even rent $968

Max offer price $117,000

Occupancy floor 89%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
655 Sharp Ln Apt 383 Baton Rouge, LA	2.0	1.0	800	$829	$1.04	44d	1	0.37mi
655 Sharp Ln Apt 252 Baton Rouge, LA	2.0	1.0	800	$829	$1.04	14d	1	0.37mi
655 Sharp Ln Apt 245 Baton Rouge, LA	2.0	1.0	800	$869	$1.09	14d	1	0.37mi
655 Sharp Ln Unit 368 Baton Rouge, LA	2.0	1.0	800	$815	$1.02	14d	1	0.37mi
655 Sharp Ln Unit 393 Baton Rouge, LA	2.0	1.0	800	$970	$1.21	14d	1	0.37mi
655 Sharp Ln Unit 003 Baton Rouge, LA	2.0	1.5	800	$985	$1.23	44d	1	0.37mi
655 Sharp Ln Unit 246 Baton Rouge, LA	2.0	1.0	800	$849	$1.06	14d	1	0.37mi
655 Sharp Ln Unit 102 Baton Rouge, LA	2.0	1.0	800	$924	$1.16	44d	1	0.37mi
655 Sharp Ln Unit 250 Baton Rouge, LA	2.0	1.0	800	$889	$1.11	44d	1	0.37mi
567 Sharp Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	914	$1,174	$1.28	14d	18	0.45mi
260 Sharp Rd Baton Rouge, LA	2.0	1.0	617	$1,019	$1.65	14d	8	0.59mi
11271 Florida Blvd Unit 208 Baton Rouge, LA	2.0	1.0	925	$950	$1.03	44d	1	0.60mi
10950 Darryl Dr Baton Rouge, LA	1.0–4.0	1.0–3.0	1090	$1,269	$1.16	14d	86	0.68mi
10241 Cashel Ave Baton Rouge, LA	2.0	2.0	1000	$1,200	$1.20	21d	1	0.70mi
10241 Cashel Ave Baton Rouge, LA	2.0	2.0	1000	$1,200	$1.20	23d	1	0.70mi
11440 Bard Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1037	$1,350	$1.30	14d	1	0.84mi
9262 Florida Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	950	$775	$0.82	44d	1	1.19mi
9228 Florida Blvd Unit 8 Baton Rouge, LA	2.0	1.5	972	$750	$0.77	23d	1	1.24mi
9228 Florida Blvd Apt 16 Baton Rouge, LA	2.0	2.0	1000	$800	$0.80	44d	1	1.24mi
9228 Florida Blvd Unit 38 Baton Rouge, LA	2.0	2.0	1000	$800	$0.80	14d	1	1.24mi
9228 Florida Blvd Unit 18 Baton Rouge, LA	2.0	2.0	1000	$800	$0.80	23d	1	1.25mi
1511 Cristy Dr Apt E Baton Rouge, LA	2.0	1.5	1000	$825	$0.82	44d	1	1.38mi
1511 Cristy Dr Unit G Baton Rouge, LA	2.0	1.5	900	$800	$0.89	23d	1	1.38mi
9135 Great Smokey Ave Unit A Baton Rouge, LA	2.0	1.0	1083	$850	$0.78	14d	1	1.40mi
9135 Great Smokey Ave Unit C Baton Rouge, LA	2.0	1.0	1000	$800	$0.80	23d	1	1.40mi
9135 Great Smokey Ave Unit A Baton Rouge, LA	2.0	1.0	1083	$850	$0.78	44d	1	1.40mi
12254 La Margie Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1001	$979	$0.98	14d	29	1.44mi

Listing history 42 events

1. 2026-06-07
   statusdays on market $117,000 Pending 55 DOM
2. 2026-06-05
   days on market $117,000 Active 54 DOM
3. 2026-06-03
   days on market $117,000 Active 53 DOM
4. 2026-06-02
   days on market $117,000 Active 52 DOM
5. 2026-06-01
   days on market $117,000 Active 51 DOM
6. 2026-05-31
   days on market $117,000 Active 50 DOM
7. 2026-05-31
   days on market $117,000 Active 49 DOM
8. 2026-05-15
   price $117,000 213-char remark

   Show marketing remark (213 chars)

   3 bed 1 bath home on half acre lot with mature trees for shade. Plenty of natural light and painted hardwood floors. New A/C installed March 2025. The back yard is large and fenced in. Schedule your showing today!

9. 2026-05-15
   price $117,000 213-char remark

   Show marketing remark (213 chars)

   3 bed 1 bath home on half acre lot with mature trees for shade. Plenty of natural light and painted hardwood floors. New A/C installed March 2025. The back yard is large and fenced in. Schedule your showing today!

10. 2026-04-29
    status Active 213-char remark

    Show marketing remark (213 chars)

    3 bed 1 bath home on half acre lot with mature trees for shade. Plenty of natural light and painted hardwood floors. New A/C installed March 2025. The back yard is large and fenced in. Schedule your showing today!

11. 2026-04-29
    status Active 213-char remark

    Show marketing remark (213 chars)

    3 bed 1 bath home on half acre lot with mature trees for shade. Plenty of natural light and painted hardwood floors. New A/C installed March 2025. The back yard is large and fenced in. Schedule your showing today!

12. 2026-04-08
    status Pending 213-char remark

    Show marketing remark (213 chars)

    3 bed 1 bath home on half acre lot with mature trees for shade. Plenty of natural light and painted hardwood floors. New A/C installed March 2025. The back yard is large and fenced in. Schedule your showing today!

13. 2026-04-08
    status Pending 213-char remark

    Show marketing remark (213 chars)

    3 bed 1 bath home on half acre lot with mature trees for shade. Plenty of natural light and painted hardwood floors. New A/C installed March 2025. The back yard is large and fenced in. Schedule your showing today!

14. 2026-03-27
    status Active 213-char remark

    Show marketing remark (213 chars)

    3 bed 1 bath home on half acre lot with mature trees for shade. Plenty of natural light and painted hardwood floors. New A/C installed March 2025. The back yard is large and fenced in. Schedule your showing today!

15. 2026-03-27
    status Active 213-char remark

    Show marketing remark (213 chars)

    3 bed 1 bath home on half acre lot with mature trees for shade. Plenty of natural light and painted hardwood floors. New A/C installed March 2025. The back yard is large and fenced in. Schedule your showing today!

16. 2026-03-18
    status Pending 213-char remark

    Show marketing remark (213 chars)

    3 bed 1 bath home on half acre lot with mature trees for shade. Plenty of natural light and painted hardwood floors. New A/C installed March 2025. The back yard is large and fenced in. Schedule your showing today!

17. 2026-03-18
    status Pending 213-char remark

    Show marketing remark (213 chars)

    3 bed 1 bath home on half acre lot with mature trees for shade. Plenty of natural light and painted hardwood floors. New A/C installed March 2025. The back yard is large and fenced in. Schedule your showing today!

18. 2026-03-10
    listed $120,000 Active 213-char remark

    Show marketing remark (213 chars)

    3 bed 1 bath home on half acre lot with mature trees for shade. Plenty of natural light and painted hardwood floors. New A/C installed March 2025. The back yard is large and fenced in. Schedule your showing today!

19. 2026-03-10
    listed $120,000 Active 213-char remark

    Show marketing remark (213 chars)

    3 bed 1 bath home on half acre lot with mature trees for shade. Plenty of natural light and painted hardwood floors. New A/C installed March 2025. The back yard is large and fenced in. Schedule your showing today!

20. 2020-08-10
    soldstatus $97,500
21. 2020-08-07
    soldstatus Sold
22. 2020-05-31
    status Pending
23. 2020-05-21
    price $99,900
24. 2019-11-20
    price $104,500
25. 2019-10-03
    status Active
26. 2019-10-02
    historical
27. 2019-08-28
    price $105,000
28. 2019-07-30
    price $112,000
29. 2019-06-16
    listed $115,000 Active
30. 2019-06-16
    listed $99,900
31. 2010-03-27
    listed $110,000
32. 2010-03-27
    listed $110,000
33. 2008-08-13
    soldstatus $100,000
34. 2008-07-31
    soldstatus
35. 2008-06-04
    listed $100,000
36. 2008-06-04
    listed $100,000
37. 2005-10-06
    soldstatus
38. 2005-06-09
    listed $52,000
39. 2005-06-09
    listed $52,000
40. 1998-05-27
    soldstatus
41. 1998-02-17
    listed $49,850
42. 1998-02-17
    listed $49,850

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $1,226 · $102/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 17 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,541
• − Mortgage interest: −$6,554
• − Property taxes: −$1,226
• − Insurance: −$585
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$3,404
• Taxable loss: −$1,234
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $1,030/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

+134.7% since first listed

35 events — show timeline

• 2026-05-15 Price Changed $117,000 AcadianaMLS
• 2026-05-15 Price Changed $117,000 GBRMLS
• 2026-04-29 Relisted — AcadianaMLS
• 2026-04-29 Relisted — GBRMLS
• 2026-04-08 Pending — AcadianaMLS
• 2026-04-08 Pending — GBRMLS
• 2026-03-27 Relisted — AcadianaMLS
• 2026-03-27 Relisted — GBRMLS
• 2026-03-18 Pending — AcadianaMLS
• 2026-03-18 Pending — GBRMLS
• 2026-03-10 Listed $120,000 GBRMLS
• 2026-03-10 Listed $120,000 AcadianaMLS
• 2020-08-10 Sold (Public Records) $97,500 Public Records
• 2020-08-07 Sold (MLS) — GBRMLS
• 2020-05-31 Pending — GBRMLS
• 2020-05-21 Price Changed $99,900 GBRMLS
• 2019-11-20 Price Changed $104,500 GBRMLS
• 2019-10-03 Relisted — GBRMLS
• 2019-10-02 Delisted — GBRMLS
• 2019-08-28 Price Changed $105,000 GBRMLS
• 2019-07-30 Price Changed $112,000 GBRMLS
• 2019-06-16 Listed $99,900 AcadianaMLS
• 2019-06-16 Listed $115,000 GBRMLS
• 2010-03-27 Listed $110,000 AcadianaMLS
• 2010-03-27 Listed $110,000 GBRMLS
• 2008-08-13 Sold (Public Records) $100,000 Public Records
• 2008-07-31 Sold (MLS) — GBRMLS
• 2008-06-04 Listed $100,000 GBRMLS
• 2008-06-04 Listed $100,000 AcadianaMLS
• 2005-10-06 Sold (MLS) — GBRMLS
• 2005-06-09 Listed $52,000 GBRMLS
• 2005-06-09 Listed $52,000 AcadianaMLS
• 1998-05-27 Sold (MLS) — GBRMLS
• 1998-02-17 Listed $49,850 AcadianaMLS
• 1998-02-17 Listed $49,850 GBRMLS

Property tax history

+11.0%/yr

Latest (2025): $1,226 · +4.7% YoY. Source: county tax records.