3565 Beechwood Dr · Baton Rouge, LA 70805

$81,900

3 bd · 1.5 ba · 1,262 sqft · Land · 310 Days on market

Built 1945 6,098 sqft lot $65/sqft · 12% below area Est $93k · 12% under ↓ 5% since listing

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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 +12.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect Investment property DO NOT DISTURB TENANTS. Property rented effective 8/18/2025 for 1 year term at 975.00 per month.

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 1945

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath land listed at $82k.

Deal economics

• At list price, monthly cash flow is $-81 ($-975/yr) — negative.
• To cash-flow at today's rent, offer at most $70k (14.4% below list).
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $70k (14.4% below list) — sets the bar for cash-flow.
• Cap rate 11.4% 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: Rents soft (-1.2%/yr); 155 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,154/mo this rent would consume 55% of the median local household income ($25k/yr) (locally 1980% 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 $566 of loan paydown is wiped out by about $2k 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 310 days — a 12% lower offer ($72k) 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

• Watch-outs: flood insurance adds $427/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $70,140 (14.4% 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 310 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.41% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.07%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $93,133
• List price: $81,900
• Delta: -12.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.6%
• Equity multiple: 0.06×
• Total profit: $-21,548
• Equity at exit: $12,212

10-year hold

• IRR: -74.9%
• Equity multiple: -0.63×
• Total profit: $-37,357
• Equity at exit: $7,081

Cash invested: $22,932 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,154 high
• Mortgage (P&I): −$429
• Tax est. 1.5%: −$102 /mo · $1,228/yr
• Insurance: −$34
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-81

Break-even live

Break-even rent $1,256

Max offer price $70,140

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-53	+0% $-81	+5% $-110	+10% $-138
Rent	-10% $-172	-5% $-127	+0% $-81	+5% $-36	+10% $10
Rate	-1.0pp $-40	-0.5pp $-60	base $-81	+0.5pp $-102	+1.0pp $-124

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: $20,475
• Closing costs: $2,457
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	24d	1	0.15mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	0.17mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	45d	1	0.40mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	20d	1	0.47mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	24d	1	0.47mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	20d	1	0.57mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	45d	1	0.66mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	20d	1	0.67mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	24d	1	0.68mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	45d	1	0.80mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	20d	1	0.84mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	20d	1	0.87mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	45d	1	0.90mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	24d	1	1.04mi
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	24d	1	1.15mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	24d	1	1.17mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	24d	1	1.18mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	24d	1	1.21mi
2654 Sheldon Dr Baton Rouge, LA	3.0	1.0	1400	$1,200	$0.86	24d	1	1.23mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	45d	1	1.24mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	24d	1	1.26mi
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	24d	1	1.28mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	15d	1	1.31mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	24d	1	1.31mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,289	$1.21	15d	18	1.45mi
2121 Lobdell Blvd Unit H54 Baton Rouge, LA	3.0	2.0	950	$1,194	$1.26	15d	1	1.46mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	1.47mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	24d	1	1.48mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	45d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $81,900 Active 310 DOM
2. 2026-06-17
   days on market $81,900 Active 309 DOM
3. 2026-06-16
   days on market $81,900 Active 308 DOM
4. 2026-06-15
   days on market $81,900 Active 307 DOM
5. 2026-06-14
   days on market $81,900 Active 305 DOM
6. 2026-06-10
   days on market $81,900 Active 302 DOM
7. 2026-06-09
   days on market $81,900 Active 301 DOM
8. 2026-06-08
   days on market $81,900 Active 300 DOM
9. 2026-06-07
   days on market $81,900 Active 299 DOM
10. 2026-06-05
    days on market $81,900 Active 296 DOM
11. 2026-06-03
    days on market $81,900 Active 295 DOM
12. 2026-06-02
    days on market $81,900 Active 294 DOM
13. 2026-06-01
    days on market $81,900 Active 293 DOM
14. 2026-05-31
    days on market $81,900 Active 292 DOM
15. 2026-05-31
    days on market $81,900 Active 291 DOM
16. 2026-02-20
    price $81,900 124-char remark

    Show marketing remark (124 chars)

    Perfect Investment property DO NOT DISTURB TENANTS. Property rented effective 8/18/2025 for 1 year term at 975.00 per month.

17. 2026-02-20
    price $81,900 124-char remark

    Show marketing remark (124 chars)

    Perfect Investment property DO NOT DISTURB TENANTS. Property rented effective 8/18/2025 for 1 year term at 975.00 per month.

18. 2025-12-01
    price $82,900 124-char remark

    Show marketing remark (124 chars)

    Perfect Investment property DO NOT DISTURB TENANTS. Property rented effective 8/18/2025 for 1 year term at 975.00 per month.

19. 2025-12-01
    price $82,900 124-char remark

    Show marketing remark (124 chars)

    Perfect Investment property DO NOT DISTURB TENANTS. Property rented effective 8/18/2025 for 1 year term at 975.00 per month.

20. 2025-10-11
    price $83,900 124-char remark

    Show marketing remark (124 chars)

    Perfect Investment property DO NOT DISTURB TENANTS. Property rented effective 8/18/2025 for 1 year term at 975.00 per month.

21. 2025-10-11
    price $83,900 124-char remark

    Show marketing remark (124 chars)

    Perfect Investment property DO NOT DISTURB TENANTS. Property rented effective 8/18/2025 for 1 year term at 975.00 per month.

22. 2025-08-12
    listed $85,900 Active 124-char remark

    Show marketing remark (124 chars)

    Perfect Investment property DO NOT DISTURB TENANTS. Property rented effective 8/18/2025 for 1 year term at 975.00 per month.

23. 2025-08-12
    listed $85,900 Active 124-char remark

    Show marketing remark (124 chars)

    Perfect Investment property DO NOT DISTURB TENANTS. Property rented effective 8/18/2025 for 1 year term at 975.00 per month.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AE · 20% 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,842
• − Mortgage interest: −$4,588
• − Property taxes: −$1,228
• − Insurance: −$5,528
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,383
• Taxable loss: −$2,099
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $-471/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): 23,288
• Household income: $25,397
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 1980.0

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: Predominantly Black (95%)
• Race & ethnicity: Black 95% Hispanic / Latino 2% White 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -110.79%
• Current HPI: 75.7121
• Rent YoY: ▼ -1.21%
• 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

-4.7% since first listed

8 events — show timeline

• 2026-02-20 Price Changed $81,900 AcadianaMLS
• 2026-02-20 Price Changed $81,900 GBRMLS
• 2025-12-01 Price Changed $82,900 AcadianaMLS
• 2025-12-01 Price Changed $82,900 GBRMLS
• 2025-10-11 Price Changed $83,900 AcadianaMLS
• 2025-10-11 Price Changed $83,900 GBRMLS
• 2025-08-12 Listed $85,900 GBRMLS
• 2025-08-12 Listed $85,900 AcadianaMLS

Property tax history

+1.3%/yr

Latest (2025): $27 · +4.7% YoY. Source: county tax records.