548 S Flannery Rd Apt A · Baton Rouge, LA 70815

$100,000

3 bd · 2.0 ba · 1,295 sqft · SingleFamily public records · 30 Days on market

Built 1985 2,178 sqft lot $77/sqft · 13% below area Est $110k · 9% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.7/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Welcome to an incredible opportunity to own in the heart of Baton Rouge. This 3-bedroom, 2-bathroom townhome is the ideal canvas for a buyer ready to build immediate equity. Designed for low-maintenance living and maximum affordability, this property is the perfect starter home or a strategic addition to any real estate portfolio. To make the deal even sweeter, **the seller is offering $5,000 in concessions**, which can be applied toward closing costs, a rate buy-down, or your renovation budget. For the investor, this unit represents a high-demand rental opportunity with low overhead. Boasting a large yard, bright and airy living space, one story living and central heating and air this home is perfect. 3-bedroom units at this price are a rare find in the local market, ensuring a competitive edge for future leasing. Located minutes from major commuter routes, dining, and shopping, this property combines convenience with long-term investment security. Whether you are looking to stop paying rent and start owning, or you want to secure a reliable income-producing asset, this townhome is priced to move. Schedule your showing today to see how a small investment in style can lead to a significant return.

Key facts

• One story living
• Large yard
• 2 parking spots

Tags

• LARGE YARD
• BRIGHT AND AIRY LIVING SPACE
• ONE STORY LIVING
• CENTRAL HEATING AND AIR
• HIGH-DEMAND RENTAL OPPORTUNITY

Property features AI

Finance

• HOA & community: Located in Sherwood Forest Townhomes

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Attached townhouse (residential); Entry level attached property
• Construction: Vinyl siding and brick exterior; Shingle roof; Slab foundation; Built as a townhouse (attached single family)
• Exterior features: Patio; Full wood fencing

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher; Microwave; Electric water heater
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Eat-in kitchen; Screens and window treatments
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 40 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 $691 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% 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. 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?
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: 1.43% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.61%
• DSCR: 1.87
• GRM: 5.8

CMA / ARV

• ARV (median comp): $110,230
• List price: $100,000
• Delta: -9.28%
• 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
586 S Flannery Rd	0.14mi	2/2.0 (-1)	1,232 (-5%)	15mo	$169,900	$138	68
14220 Lilac St	0.60mi	3/1.5	1,294 (-0%)	4mo	$155,000	$120	66
14347 N Holly St	0.72mi	3/2.0	1,222 (-6%)	7mo	$149,000	$122	51
878 Ponderosa Dr	0.49mi	3/2.0	1,377 (+6%)	21mo	$209,900	$152	49
844 Fontainbleau Dr	0.73mi	3/1.5	1,344 (+4%)	14mo	$169,900	$126	46
744 W Versailles Ct	0.67mi	3/1.5	1,283 (-1%)	24mo	$159,000	$124	45
14288 N Holly St	0.67mi	3/2.0	1,200 (-7%)	13mo	$169,900	$142	45
212 Rushmore Dr	0.63mi	3/2.0	1,402 (+8%)	14mo	$189,900	$135	45
1184 Harco Dr	0.67mi	3/2.0	1,112 (-14%)	2mo	$175,000	$157	43
14443 Acacia St	0.63mi	3/2.0	1,378 (+6%)	21mo	$190,000	$138	42
13084 Jennifer Lynn Ave	0.63mi	2/2.0 (-1)	1,189 (-8%)	12mo	$164,084	$138	42
335 Lafitte Dr	0.44mi	3/2.0	1,109 (-14%)	21mo	$174,900	$158	38

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: 11.7%
• Equity multiple: 1.46×
• Total profit: $12,951
• Equity at exit: $14,910

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $48,852
• Equity at exit: $8,646

Cash invested: $28,000 (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 70815

• Active inventory: 165
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$524
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $458

Break-even live

Break-even rent $855

Max offer price $100,000

Occupancy floor 63%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
566 S Flannery Rd Unit B Baton Rouge, LA	2.0	1.5	1500	$1,300	$0.87	23d	1	0.10mi
282 Allan Dr Baton Rouge, LA	3.0	2.0	1810	$2,000	$1.10	23d	1	0.24mi
806 Brinwood Ave Baton Rouge, LA	4.0	2.0	1650	$1,475	$0.89	44d	1	0.35mi
532 Glenway Dr Baton Rouge, LA	3.0	2.0	1780	$1,950	$1.10	23d	1	0.38mi
13706 Goodwood Dr Unit 13706 Baton Rouge, LA	4.0	2.0	1000	$1,450	$1.45	44d	1	0.45mi
13629 Goodwood Dr Unit 13627 Baton Rouge, LA	3.0	2.0	1100	$1,250	$1.14	23d	1	0.45mi
1045 Manson Dr Unit D Baton Rouge, LA	2.0	2.0	875	$875	$1.00	44d	1	0.50mi
14140 Azalea Park Ave Unit C Baton Rouge, LA	2.0	2.0	875	$925	$1.06	44d	1	0.50mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	14d	1	0.52mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	21d	1	0.52mi
13047 Florida Blvd Baton Rouge, LA	1.0–2.0	1.0–1.5	754	$1,037	$1.38	14d	4	0.59mi
1346 Hickory Creek Dr Baton Rouge, LA	3.0	2.0	1650	$1,900	$1.15	19d	1	0.71mi
1346 Hickory Creek Dr Baton Rouge, LA	3.0	2.0	1650	$1,900	$1.15	23d	1	0.71mi
1547 La Annie Dr Baton Rouge, LA	2.0	1.0	1100	$895	$0.81	14d	1	0.98mi
1018 Boreas Dr Baton Rouge, LA	2.0	1.0	1021	$1,300	$1.27	14d	1	0.99mi
1018 Boreas Dr Baton Rouge, LA	2.0	1.5	1021	$1,300	$1.27	44d	1	0.99mi
1511 Cristy Dr Apt E Baton Rouge, LA	2.0	1.5	1000	$825	$0.82	44d	1	1.00mi
1511 Cristy Dr Unit G Baton Rouge, LA	2.0	1.5	900	$800	$0.89	23d	1	1.00mi
14823 Stoneberg Ave Baton Rouge, LA	3.0	2.0	1769	$1,850	$1.05	44d	1	1.02mi
1136 Boreas Dr Baton Rouge, LA	3.0	1.5	1008	$1,325	$1.31	14d	1	1.03mi
1218 Boreas Dr Baton Rouge, LA	3.0	1.5	1100	$1,500	$1.36	44d	1	1.06mi
13676 Greenview Ave Baton Rouge, LA	3.0	2.0	1200	$1,800	$1.50	23d	1	1.08mi
12254 La Margie Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1001	$979	$0.98	14d	29	1.14mi
14443 Bywood Ave Baton Rouge, LA	3.0	2.0	1785	$1,900	$1.06	14d	1	1.15mi
1666 Rosedale Dr Baton Rouge, LA	3.0	1.5	1266	$1,500	$1.18	23d	1	1.24mi
431 Gloria Dr Baton Rouge, LA	4.0	2.0	1866	$2,250	$1.21	21d	1	1.27mi
431 Gloria Dr Baton Rouge, LA	4.0	2.0	1866	$2,250	$1.21	14d	1	1.27mi
1755 Boulevard De Province Unit A Baton Rouge, LA	2.0	2.5	1100	$900	$0.82	23d	1	1.32mi
1761 Boulevard De Province Unit D Baton Rouge, LA	2.0	2.5	1123	$1,100	$0.98	44d	1	1.33mi
1735 Boulevard de Province Baton Rouge, LA	2.0	2.5	1160	$1,100	$0.95	44d	1	1.34mi
15661 Marjorie Dr Baton Rouge, LA	3.0	1.5	1308	$1,700	$1.30	19d	1	1.36mi
1783 Boulevard De Province Unit C Baton Rouge, LA	2.0	2.5	1100	$1,075	$0.98	44d	1	1.36mi
1781 Boulevard de Province Unit D Baton Rouge, LA	2.0	2.5	1260	$1,100	$0.87	44d	1	1.38mi
1795 Boulevard de Province Unit A Baton Rouge, LA	2.0	2.5	1109	$1,250	$1.13	44d	1	1.38mi
914 Hammond Manor Dr Unit C Baton Rouge, LA	2.0	2.0	1002	$1,050	$1.05	14d	1	1.39mi
824 Hammond Manor Dr Apt A D Baton Rouge, LA	2.0	2.0	1000	$925	$0.93	14d	1	1.39mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	14d	1	1.42mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	21d	1	1.42mi
1046 Sedona Pines Dr Baton Rouge, LA	3.0	2.0	1376	$1,950	$1.42	44d	1	1.45mi
2750 Millerville Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	975	$1,459	$1.50	44d	1	1.46mi

Listing history 8 events

1. 2026-06-05
   status $100,000 Pending 30 DOM
2. 2026-06-03
   days on market $100,000 Active 30 DOM
3. 2026-06-02
   days on market $100,000 Active 29 DOM
4. 2026-06-01
   days on market $100,000 Active 28 DOM
5. 2026-05-31
   days on market $100,000 Active 27 DOM
6. 2026-05-31
   days on market $100,000 Active 26 DOM
7. 2026-05-04
   listed $100,000 Active 1223-char remark

   Show marketing remark (1216 chars)

   Welcome to an incredible opportunity to own in the heart of Baton Rouge. This 3-bedroom, 2-bathroom townhome is the ideal canvas for a buyer ready to build immediate equity. Designed for low-maintenance living and maximum affordability, this property is the perfect starter home or a strategic addition to any real estate portfolio. To make the deal even sweeter, **the seller is offering $5,000 in concessions**, which can be applied toward closing costs, a rate buy-down, or your renovation budget. For the investor, this unit represents a high-demand rental opportunity with low overhead. Boasting a large yard, bright and airy living space, one story living and central heating and air this home is perfect. 3-bedroom units at this price are a rare find in the local market, ensuring a competitive edge for future leasing. Located minutes from major commuter routes, dining, and shopping, this property combines convenience with long-term investment security. Whether you are looking to stop paying rent and start owning, or you want to secure a reliable income-producing asset, this townhome is priced to move. Schedule your showing today to see how a small investment in style can lead to a significant return.

8. 2026-05-04
   listed $100,000 Active 1216-char remark

   Show marketing remark (1216 chars)

   Welcome to an incredible opportunity to own in the heart of Baton Rouge. This 3-bedroom, 2-bathroom townhome is the ideal canvas for a buyer ready to build immediate equity. Designed for low-maintenance living and maximum affordability, this property is the perfect starter home or a strategic addition to any real estate portfolio. To make the deal even sweeter, **the seller is offering $5,000 in concessions**, which can be applied toward closing costs, a rate buy-down, or your renovation budget. For the investor, this unit represents a high-demand rental opportunity with low overhead. Boasting a large yard, bright and airy living space, one story living and central heating and air this home is perfect. 3-bedroom units at this price are a rare find in the local market, ensuring a competitive edge for future leasing. Located minutes from major commuter routes, dining, and shopping, this property combines convenience with long-term investment security. Whether you are looking to stop paying rent and start owning, or you want to secure a reliable income-producing asset, this townhome is priced to move. Schedule your showing today to see how a small investment in style can lead to a significant return.

ⓘ 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: $1,313 · $109/mo
• Projected year-2 tax: $1,313 · $109/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: $17,212
• − Mortgage interest: −$5,602
• − Property taxes: −$1,313
• − Insurance: −$500
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$2,909
• Taxable income: $4,134
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $4,499/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

+0.0% since first listed

4 events — show timeline

• 2026-06-04 Pending — AcadianaMLS
• 2026-06-03 Pending — GBRMLS
• 2026-05-04 Listed $100,000 GBRMLS
• 2026-05-04 Listed $100,000 AcadianaMLS

Property tax history

+19.4%/yr

Latest (2025): $1,313 · +4.4% YoY. Source: county tax records.