11550 Southfork Ave #609 · Baton Rouge, LA 70816

$102,000

2 bd · 1.5 ba · 957 sqft · Condo public records · 38 Days on market

Built 1984 $107/sqft · 5% below area Est $108k · 5% under $300/mo HOA · 26% 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).

• ARV discount +9.8/15.0
• Cash flow +9.3/30.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• DSCR +2.6/10.0
• 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

Discover this elevated living at famous Meridian Condominiums in Shenandoah area. Minutes away from I-10 and I-12, you can enjoy the perfect blend of luxury and convenience at this location. This gated, seven-story community offers modern comfort, featuring secure access, a stunning indoor atrium with a pool, BBQ grill, fitness center, tennis court, coin laundry room and glass elevator. Unit located at 6- floor with gorgeous views, facing south with enough nature light. Kitchen is recently renovated. Come to see before it is gone!

Key facts

• Gated community
• Fitness center
• Tennis court

Tags

• GATED COMMUNITY
• INDOOR ATRIUM
• FITNESS CENTER
• TENNIS COURT
• COIN LAUNDRY ROOM
• GLASS ELEVATOR

Property features AI

Finance

• HOA & community: Homeowners association; HOA includes maintenance, pool; HOA covers grounds maintenance, sewer, trash, and water; Association fee $3,600 annually (about $300/month)

Exterior

• Parking: Assigned covered detached parking
• Security: Security fencing
• Utilities: Public water
• Home design: Condominium (attached); 4-story building; Guest house on property
• Construction: Concrete construction; Slab foundation
• Exterior features: Tennis court(s); Patio; Fenced yard (full, split rail, security)

Interior

• Kitchen: Electric cooktop
• Bedrooms: Bedrooms information not provided
• Flooring: Tile; Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 partial bathroom
• Heating & cooling: Central heating; Central air; Attic fan
• Interior features: Walk-in closets; Elevator
• Laundry & utility: Laundry room with washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $102k.

Deal economics

• At list price, monthly cash flow is $-75 ($-899/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (13.0% below list).
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $89k (13.0% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 4.3% in Baton Rouge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 flat; 250 active listings in the ZIP; 33 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 $705 of loan paydown is wiped out by about $3k 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 38 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 26y ago; this cycle's ask is 9173% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $88,760 (13.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 5.41%
• Cash-on-cash: -3.15%
• DSCR: 0.86
• GRM: 7.4

CMA / ARV

• ARV (median comp): $107,613
• List price: $102,000
• Delta: -5.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.16% rent growth · sell at horizon

5-year hold

• IRR: -26.0%
• Equity multiple: 0.15×
• Total profit: $-24,320
• Equity at exit: $15,209

10-year hold

• IRR: -45.2%
• Equity multiple: -0.37×
• Total profit: $-38,988
• Equity at exit: $8,819

Cash invested: $28,560 (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 70816

• Rents YoY: 0.2%
• Active inventory: 250
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,155 high
• Mortgage (P&I): −$535
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$42
• HOA: −$300
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-75

Break-even live

Break-even rent $1,250

Max offer price $88,760

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-46	+0% $-75	+5% $-104	+10% $-133
Rent	-10% $-166	-5% $-121	+0% $-75	+5% $-29	+10% $16
Rate	-1.0pp $-24	-0.5pp $-49	base $-75	+0.5pp $-101	+1.0pp $-128

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11550 Southfork Ave Baton Rouge, LA	2.0	2.0	1020	$1,300	$1.27	24d	2	0.04mi
11555 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	825	$1,370	$1.66	15d	22	0.15mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	44d	1	0.27mi
11888 Longridge Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	869	$797	$0.92	15d	5	0.32mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,284	$1.53	15d	19	0.34mi
10795 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,287	$1.54	15d	16	0.66mi
11976 Baylor Dr Baton Rouge, LA	3.0	1.0	943	$1,350	$1.43	24d	1	0.67mi
10642 Stanley Aubin Ln Unit C Baton Rouge, LA	2.0	1.5	1050	$900	$0.86	44d	1	0.68mi
3484 Cedarcrest Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	937	$1,122	$1.20	24d	1	0.79mi
2001 S Sherwood Forest Blvd Baton Rouge, LA	2.0	1.0	900	$925	$1.03	24d	1	0.83mi
10280 Janice St Unit 11 Baton Rouge, LA	1.0	1.0	800	$600	$0.75	44d	1	0.86mi
11654 W Sherwood Meadow Ave Baton Rouge, LA	2.0	1.5	900	$850	$0.94	24d	1	0.96mi
11111 N Harrells Ferry Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	949	$1,185	$1.25	24d	1	0.96mi
10245 Airline Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	898	$1,469	$1.63	15d	14	0.96mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	24d	1	1.02mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	840	$1,450	$1.73	44d	1	1.02mi
11528 Old Hammond Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	830	$1,160	$1.40	44d	66	1.03mi
12757 Coursey Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	870	$1,049	$1.21	15d	19	1.13mi
1860 Boulevard de Province Baton Rouge, LA	1.0–3.0	1.0–2.0	1095	$1,150	$1.05	44d	1	1.15mi
11888 Old Hammond Hwy Baton Rouge, LA	2.0–4.0	1.0–2.0	1028	$995	$0.97	44d	1	1.17mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,213	$1.22	15d	16	1.18mi
10438 Jefferson Hwy Unit G Baton Rouge, LA	1.0	1.0	930	$1,195	$1.28	44d	1	1.19mi
10390 Jefferson Hwy Baton Rouge, LA	1.0–4.0	1.0–2.0	1050	$1,244	$1.18	15d	13	1.20mi
1919 Boulevard de Province Baton Rouge, LA	1.0–2.0	1.0–2.0	1082	$946	$0.87	15d	31	1.20mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$1,888	$1.71	15d	10	1.22mi
4360 Stumberg Ln Baton Rouge, LA	2.0	2.5	1100	$1,300	$1.18	44d	1	1.24mi
1855 Boulevard de Province Baton Rouge, LA	1.0–2.0	1.0–2.0	880	$975	$1.11	44d	1	1.25mi
10296 W Winston Ave #8 Baton Rouge, LA	1.0	1.0	750	$1,200	$1.60	15d	1	1.33mi
1795 Boulevard de Province Unit A Baton Rouge, LA	2.0	2.5	1109	$1,250	$1.13	44d	1	1.34mi
1783 Boulevard De Province Unit C Baton Rouge, LA	2.0	2.5	1100	$1,075	$0.98	44d	1	1.35mi
1761 Boulevard De Province Unit D Baton Rouge, LA	2.0	2.5	1123	$1,100	$0.98	44d	1	1.39mi
1755 Boulevard De Province Unit A Baton Rouge, LA	2.0	2.5	1100	$900	$0.82	24d	1	1.40mi
11850 Wentling Ave Baton Rouge, LA	1.0–2.0	1.0–1.5	870	$1,278	$1.47	15d	20	1.40mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: poolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $102,000 Active 38 DOM
2. 2026-06-17
   days on market $102,000 Active 37 DOM
3. 2026-06-16
   days on market $102,000 Active 36 DOM
4. 2026-06-15
   days on market $102,000 Active 35 DOM
5. 2026-06-14
   days on market $102,000 Active 33 DOM
6. 2026-06-10
   days on market $102,000 Active 30 DOM
7. 2026-06-09
   days on market $102,000 Active 29 DOM
8. 2026-06-08
   days on market $102,000 Active 28 DOM
9. 2026-06-07
   days on market $102,000 Active 27 DOM
10. 2026-06-05
    days on market $102,000 Active 24 DOM
11. 2026-06-03
    days on market $102,000 Active 23 DOM
12. 2026-06-02
    days on market $102,000 Active 22 DOM
13. 2026-06-01
    days on market $102,000 Active 21 DOM
14. 2026-05-31
    days on market $102,000 Active 20 DOM
15. 2026-05-31
    days on market $102,000 Active 19 DOM
16. 2026-05-08
    listed $102,000 Active 536-char remark

    Show marketing remark (536 chars)

    Discover this elevated living at famous Meridian Condominiums in Shenandoah area. Minutes away from I-10 and I-12, you can enjoy the perfect blend of luxury and convenience at this location. This gated, seven-story community offers modern comfort, featuring secure access, a stunning indoor atrium with a pool, BBQ grill, fitness center, tennis court, coin laundry room and glass elevator. Unit located at 6- floor with gorgeous views, facing south with enough nature light. Kitchen is recently renovated. Come to see before it is gone!

17. 2026-05-08
    listed $102,000 Active 536-char remark

    Show marketing remark (536 chars)

    Discover this elevated living at famous Meridian Condominiums in Shenandoah area. Minutes away from I-10 and I-12, you can enjoy the perfect blend of luxury and convenience at this location. This gated, seven-story community offers modern comfort, featuring secure access, a stunning indoor atrium with a pool, BBQ grill, fitness center, tennis court, coin laundry room and glass elevator. Unit located at 6- floor with gorgeous views, facing south with enough nature light. Kitchen is recently renovated. Come to see before it is gone!

18. 2020-08-16
    historical
19. 2020-07-01
    price $80,800
20. 2020-06-28
    listed $81,800 Active
21. 2020-06-28
    listed $80,800
22. 2018-05-03
    soldstatus $70,000
23. 2018-04-25
    soldstatus Sold
24. 2018-03-17
    status Pending
25. 2018-02-19
    listed $90,000 Active
26. 2018-02-19
    listed $90,000
27. 2016-08-18
    historical
28. 2016-04-27
    status Pending
29. 2016-03-09
    price $85,000
30. 2016-02-04
    listed $87,000 Active
31. 2016-02-03
    listed $85,000
32. 2009-12-16
    listed $110,000
33. 2009-12-16
    listed $110,000
34. 2000-03-31
    listed $78,000

ⓘ 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: $1,318 · $110/mo
• Projected year-2 tax: $1,318 · $110/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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,857
• − Mortgage interest: −$5,714
• − Property taxes: −$1,318
• − Insurance: −$510
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − HOA: −$3,600
• − Depreciation: −$2,967
• Taxable loss: −$2,469
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $-307/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): 45,718
• Household income: $67,353
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 2162.0

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 0.67)
• Race & ethnicity: Black 41% White 38% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 1% Hispanic 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 9% Chinese 1% Other Indo-European 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: ▼ -161.21%
• Current HPI: 157.3823
• Rent YoY: ▲ 0.16%
• 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

-98.6% since first listed

23 events — show timeline

• 2026-06-17 Listed for Rent $1,100 RAAMLS
• 2026-06-17 Rental Removed $1,100 GBRMLS
• 2026-06-15 Listed for Rent $1,100 RENTSPREE
• 2026-06-15 Listed for Rent $1,100 GBRMLS
• 2026-05-08 Listed $102,000 GBRMLS
• 2026-05-08 Listed $102,000 AcadianaMLS
• 2020-08-16 Delisted — GBRMLS
• 2020-07-01 Price Changed $80,800 GBRMLS
• 2020-06-28 Listed $80,800 AcadianaMLS
• 2020-06-28 Listed $81,800 GBRMLS
• 2018-05-03 Sold (Public Records) $70,000 Public Records
• 2018-04-25 Sold (MLS) — GBRMLS
• 2018-03-17 Pending — GBRMLS
• 2018-02-19 Listed $90,000 AcadianaMLS
• 2018-02-19 Listed $90,000 GBRMLS
• 2016-08-18 Delisted — GBRMLS
• 2016-04-27 Pending — GBRMLS
• 2016-03-09 Price Changed $85,000 GBRMLS
• 2016-02-04 Listed $87,000 GBRMLS
• 2016-02-03 Listed $85,000 AcadianaMLS
• 2009-12-16 Listed $110,000 AcadianaMLS
• 2009-12-16 Listed $110,000 GBRMLS
• 2000-03-31 Listed $78,000 AcadianaMLS

Property tax history

+13.8%/yr

Latest (2025): $1,318 · -0.5% YoY. Source: county tax records.