5205 Heatherstone Dr #0 · Baton Rouge, LA 70820

$165,000

3 bd · 2.5 ba · 1,980 sqft · Townhouse public records · 88 Days on market

Built 1989 2,178 sqft lot $83/sqft · 16% below area Est $177k · 7% under $187/mo HOA · 10% of rent

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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 +22.0/30.0
• ARV discount +10.6/15.0
• DSCR +7.0/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

.NEW ROOF..NEW A/C ... Where can you find a 3 bedroom 2.5 bath with a GARAGE..Pull in the garage and walk into you home. POOL AND TENNIS

Key facts

• New a/c
• Pool and tennis
• New roof

Tags

• NEW ROOF
• NEW A/C
• POOL AND TENNIS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Zoned schools: Highland Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 322 students, 62% FRL); Glasgow Middle School (math 29% / reading 40%, grade F, #93 of 218 statewide, top 43%, 550 students, 60% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools average 60% FRL vs 77% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 28% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.8%/yr); 315 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,954/mo this rent would consume 49% of the median local household income ($47k/yr) (locally 1879% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• 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 88 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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 $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.18% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.83%
• DSCR: 1.30
• GRM: 7.0

CMA / ARV

• ARV (median comp): $177,000
• List price: $165,000
• Delta: -6.78%
• 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
2261 Stonehenge Ave	0.11mi	3/2.0	1,926 (-3%)	1mo	$175,000	$91	88
5527 Riverstone Dr	0.11mi	4/2.0 (+1)	1,992 (+1%)	1mo	$186,000	$93	86
5626 Moorstone Dr	0.18mi	3/2.5	1,973 (-0%)	12mo	$130,000	$66	81
5510 Moorstone Dr	0.15mi	3/2.5	2,032 (+3%)	14mo	$180,000	$89	77
5624 Moorstone Dr	0.18mi	3/2.5	1,865 (-6%)	6mo	$128,999	$69	77
5503 Moorstone Dr	0.13mi	2/2.5 (-1)	1,850 (-7%)	11mo	$159,900	$86	69
2403 Brightside Dr #67	0.19mi	3/3.0	1,740 (-12%)	2mo	$207,400	$119	67
5012 Alvin Dark Ave	0.14mi	3/2.0	1,806 (-9%)	14mo	$189,000	$105	65
2405 Brightside Dr #36	0.16mi	3/3.5	1,700 (-14%)	2mo	$195,000	$115	63
1542 Sharlo Ave	0.15mi	3/2.5	1,735 (-12%)	11mo	$178,500	$103	63
1741 Brightside Dr Unit j1	0.38mi	3/2.0	1,746 (-12%)	0mo	$185,000	$106	60
5385 Arlington Ct	0.17mi	3/3.0	1,749 (-12%)	13mo	$215,555	$123	60

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 · 2.79% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-10,296
• Equity at exit: $24,602

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $11,373
• Equity at exit: $14,266

Cash invested: $46,200 (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 70820

• Home prices YoY: -29.9%
• Rents YoY: 2.8%
• Active inventory: 315
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,954 high
• Mortgage (P&I): −$865
• Tax from tax record: −$160 /mo · $1,916/yr
• Insurance: −$69
• HOA: −$187
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $263

Break-even live

Break-even rent $1,621

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $356	-5% $309	+0% $263	+5% $216	+10% $169
Rent	-10% $108	-5% $186	+0% $263	+5% $340	+10% $417
Rate	-1.0pp $346	-0.5pp $305	base $263	+0.5pp $220	+1.0pp $177

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5112 Arlington Ct Baton Rouge, LA	3.0	3.0	1601	$1,850	$1.16	45d	1	0.05mi
2122 Stonehenge Ave Baton Rouge, LA	2.0	1.5	1540	$1,550	$1.01	45d	1	0.06mi
5416 Heatherstone Dr Baton Rouge, LA	4.0	3.0	1990	$2,000	$1.01	45d	1	0.08mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	15d	1	0.10mi
1274 Sharlo Ave Unit 1519871P Baton Rouge, LA	3.0	2.0	1786	$3,298	$1.85	15d	1	0.15mi
5648 Riverstone Dr Unit 94A Baton Rouge, LA	2.0	2.0	1603	$1,250	$0.78	22d	1	0.16mi
5628 Moorstone Dr Baton Rouge, LA	3.0	2.5	1900	$1,650	$0.87	45d	1	0.17mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	22d	1	0.17mi
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	45d	1	0.20mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	45d	1	0.22mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	22d	1	0.23mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	45d	1	0.27mi
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	25d	1	0.29mi
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,850	$1.29	15d	3	0.36mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	15d	1	0.47mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	25d	1	0.75mi
5111 Nicholson Dr Unit A44 Baton Rouge, LA	3.0	2.0	1567	$1,650	$1.05	25d	1	0.77mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	25d	3	0.79mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	45d	3	0.79mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	45d	1	0.91mi
5618 Cottage Lake Dr Baton Rouge, LA	3.0	2.5	2002	$3,000	$1.50	45d	1	0.96mi
5618 Cottage Lake Dr Baton Rouge, LA	3.0	2.0	2002	$3,000	$1.50	20d	1	0.96mi
582 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1370	$1,500	$1.09	45d	1	0.96mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	25d	1	1.04mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	45d	2	1.08mi
5030 Myrtle Trail Dr Baton Rouge, LA	2.0	2.5	1601	$2,350	$1.47	15d	1	1.12mi
5578 Arialo Dr Baton Rouge, LA	3.0	2.0	1484	$2,100	$1.42	45d	1	1.24mi

HOA detail

• Monthly dues: $187 · $2,244/yr
• Likely covers: pool

Listing history 31 events

1. 2026-06-18
   days on market $165,000 Active 88 DOM
2. 2026-06-17
   days on market $165,000 Active 87 DOM
3. 2026-06-16
   days on market $165,000 Active 86 DOM
4. 2026-06-15
   days on market $165,000 Active 85 DOM
5. 2026-06-14
   days on market $165,000 Active 83 DOM
6. 2026-06-10
   days on market $165,000 Active 80 DOM
7. 2026-06-09
   days on market $165,000 Active 79 DOM
8. 2026-06-08
   days on market $165,000 Active 78 DOM
9. 2026-06-07
   days on market $165,000 Active 77 DOM
10. 2026-06-05
    days on market $165,000 Active 74 DOM
11. 2026-06-03
    days on market $165,000 Active 73 DOM
12. 2026-06-02
    days on market $165,000 Active 72 DOM
13. 2026-06-01
    days on market $165,000 Active 71 DOM
14. 2026-05-31
    days on market $165,000 Active 70 DOM
15. 2026-05-31
    days on market $165,000 Active 69 DOM
16. 2026-04-14
    status Active 136-char remark

    Show marketing remark (139 chars)

    .NEW ROOF. .NEW A/C . .. Where can you find a 3 bedroom 2.5 bath with a GARAGE. .Pull in the garage and walk into you home. POOL AND TENNIS

17. 2026-04-14
    status Active 139-char remark

    Show marketing remark (139 chars)

    .NEW ROOF. .NEW A/C . .. Where can you find a 3 bedroom 2.5 bath with a GARAGE. .Pull in the garage and walk into you home. POOL AND TENNIS

18. 2026-04-01
    status Pending 136-char remark

    Show marketing remark (139 chars)

    .NEW ROOF. .NEW A/C . .. Where can you find a 3 bedroom 2.5 bath with a GARAGE. .Pull in the garage and walk into you home. POOL AND TENNIS

19. 2026-04-01
    status Pending 139-char remark

    Show marketing remark (139 chars)

    .NEW ROOF. .NEW A/C . .. Where can you find a 3 bedroom 2.5 bath with a GARAGE. .Pull in the garage and walk into you home. POOL AND TENNIS

20. 2026-03-09
    listed $165,000 Active 139-char remark

    Show marketing remark (136 chars)

    .NEW ROOF..NEW A/C ... Where can you find a 3 bedroom 2.5 bath with a GARAGE..Pull in the garage and walk into you home. POOL AND TENNIS

21. 2026-03-09
    listed $165,000 Active 136-char remark

    Show marketing remark (136 chars)

    .NEW ROOF..NEW A/C ... Where can you find a 3 bedroom 2.5 bath with a GARAGE..Pull in the garage and walk into you home. POOL AND TENNIS

22. 2024-12-11
    listed $174,000 Active
23. 2024-12-11
    historical
24. 2024-06-21
    listed $174,000 Active
25. 2024-06-21
    listed $174,000 Active
26. 2023-05-31
    soldstatus $159,900
27. 2023-05-26
    soldstatus Sold
28. 2023-04-24
    status Pending
29. 2023-04-06
    listed $159,500 Active
30. 2023-04-06
    listed $159,500
31. 1998-09-08
    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: $1,916 · $160/mo
• Projected year-2 tax: $1,916 · $160/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,445
• − Mortgage interest: −$9,243
• − Property taxes: −$1,916
• − Insurance: −$825
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − HOA: −$2,244
• − Depreciation: −$4,800
• Taxable income: $666
• Est. tax owed @ 24.0%: −$160
• After-tax cash flow: $2,993/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): 23,377
• Household income: $47,429
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 1879.0

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 0.63)
• Race & ethnicity: White 56% Black 21% Hispanic / Latino 13% Asian 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 2% Scotch-Irish 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Chinese 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: ▼ -56.10%
• Current HPI: 131.5382
• Rent YoY: ▲ 2.79%
• 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

+3.4% since first listed

16 events — show timeline

• 2026-04-14 Relisted — AcadianaMLS
• 2026-04-14 Relisted — GBRMLS
• 2026-04-01 Pending — AcadianaMLS
• 2026-04-01 Pending — GBRMLS
• 2026-03-09 Listed $165,000 GBRMLS
• 2026-03-09 Listed $165,000 AcadianaMLS
• 2024-12-11 Listed $174,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-06-21 Listed $174,000 GBRMLS
• 2024-06-21 Listed $174,000 AcadianaMLS
• 2023-05-31 Sold (Public Records) $159,900 Public Records
• 2023-05-26 Sold (MLS) — GBRMLS
• 2023-04-24 Pending — GBRMLS
• 2023-04-06 Listed $159,500 AcadianaMLS
• 2023-04-06 Listed $159,500 GBRMLS
• 1998-09-08 Sold (Public Records) — Public Records

Property tax history

+14.3%/yr

Latest (2025): $1,916 · +4.5% YoY. Source: county tax records.