11550 Southfork Ave #417 · Baton Rouge, LA 70816

$79,900

2 bd · 2.0 ba · 1,124 sqft · Condo public records · 125 Days on market

Built 1984 $71/sqft · 28% below area Est $111k · 28% under $277/mo HOA · 23% of rent

---

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 +19.0/30.0
• ARV discount +15.0/15.0
• 1% rule +9.9/10.0
• DSCR +6.0/10.0
• 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

Schedule a showing today!

Key facts

• $277 HOA
• 2 parking spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $83 ($995/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 flat; 250 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 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 125 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $30k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 5.6

CMA / ARV

• ARV (median comp): $111,229
• List price: $79,900
• Delta: -28.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.0%
• Equity multiple: 0.52×
• Total profit: $-10,768
• Equity at exit: $11,913

10-year hold

• IRR: -13.9%
• Equity multiple: 0.35×
• Total profit: $-14,570
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$419
• Tax from tax record: −$129 /mo · $1,546/yr
• Insurance: −$33
• HOA: −$277
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $83

Break-even live

Break-even rent $1,086

Max offer price $79,900

Occupancy floor 88%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	23d	2	0.06mi
11555 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	825	$1,370	$1.66	14d	22	0.19mi
11888 Longridge Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	869	$797	$0.92	14d	5	0.26mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	43d	1	0.33mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,284	$1.53	14d	19	0.38mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	43d	1	0.39mi
11976 Baylor Dr Baton Rouge, LA	3.0	1.0	943	$1,350	$1.43	23d	1	0.65mi
10795 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,287	$1.54	14d	16	0.70mi
10642 Stanley Aubin Ln Unit C Baton Rouge, LA	2.0	1.5	1050	$900	$0.86	43d	1	0.74mi
2001 S Sherwood Forest Blvd Baton Rouge, LA	2.0	1.0	900	$925	$1.03	23d	1	0.83mi
3484 Cedarcrest Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	937	$1,122	$1.20	23d	1	0.85mi
12138 Coursey Blvd #1 Baton Rouge, LA	2.0	1.5	1150	$1,550	$1.35	23d	1	0.85mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	23d	1	0.89mi
10280 Janice St Unit 11 Baton Rouge, LA	1.0	1.0	800	$600	$0.75	43d	1	0.92mi
11654 W Sherwood Meadow Ave Baton Rouge, LA	2.0	1.5	900	$850	$0.94	23d	1	0.95mi
11111 N Harrells Ferry Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	949	$1,185	$1.25	23d	1	0.98mi
10245 Airline Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	898	$1,469	$1.63	14d	14	1.02mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	840	$1,450	$1.73	43d	1	1.03mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	23d	1	1.03mi
11528 Old Hammond Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	830	$1,160	$1.40	43d	66	1.03mi
12757 Coursey Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	870	$1,049	$1.21	14d	19	1.08mi
1860 Boulevard de Province Baton Rouge, LA	1.0–3.0	1.0–2.0	1095	$1,150	$1.05	43d	1	1.13mi
4138 Stumberg Ln Baton Rouge, LA	3.0	2.0	1477	$1,925	$1.30	43d	1	1.15mi
11888 Old Hammond Hwy Baton Rouge, LA	2.0–4.0	1.0–2.0	1028	$995	$0.97	43d	1	1.16mi
1919 Boulevard de Province Baton Rouge, LA	1.0–2.0	1.0–2.0	1082	$946	$0.87	14d	31	1.17mi
4126 Stumberg Ln Baton Rouge, LA	3.0	2.0	1480	$2,150	$1.45	14d	1	1.18mi
4360 Stumberg Ln Baton Rouge, LA	2.0	2.5	1100	$1,300	$1.18	43d	1	1.18mi
1855 Boulevard de Province Baton Rouge, LA	1.0–2.0	1.0–2.0	880	$975	$1.11	43d	1	1.22mi
10438 Jefferson Hwy Unit G Baton Rouge, LA	1.0	1.0	930	$1,195	$1.28	43d	1	1.23mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,213	$1.22	14d	16	1.24mi
10390 Jefferson Hwy Baton Rouge, LA	1.0–4.0	1.0–2.0	1050	$1,244	$1.18	14d	13	1.24mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$1,888	$1.71	14d	10	1.27mi
1781 Boulevard de Province Unit D Baton Rouge, LA	2.0	2.5	1260	$1,100	$0.87	43d	1	1.31mi
1795 Boulevard de Province Unit A Baton Rouge, LA	2.0	2.5	1109	$1,250	$1.13	43d	1	1.31mi
1783 Boulevard De Province Unit C Baton Rouge, LA	2.0	2.5	1100	$1,075	$0.98	43d	1	1.33mi
4188 Jefferson Woods Dr Baton Rouge, LA	2.0	1.5	1200	$1,800	$1.50	43d	1	1.34mi
1735 Boulevard de Province Baton Rouge, LA	2.0	2.5	1160	$1,100	$0.95	43d	1	1.35mi
1761 Boulevard De Province Unit D Baton Rouge, LA	2.0	2.5	1123	$1,100	$0.98	43d	1	1.36mi
10066 Jefferson Hwy Unit C Baton Rouge, LA	3.0	2.5	1437	$1,250	$0.87	23d	1	1.37mi
1755 Boulevard De Province Unit A Baton Rouge, LA	2.0	2.5	1100	$900	$0.82	23d	1	1.37mi

HOA detail condo

• Monthly dues: $277 · $3,324/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $79,900 Active 125 DOM
2. 2026-06-17
   days on market $79,900 Active 124 DOM
3. 2026-06-16
   days on market $79,900 Active 123 DOM
4. 2026-06-15
   days on market $79,900 Active 122 DOM
5. 2026-06-14
   days on market $79,900 Active 120 DOM
6. 2026-06-10
   days on market $79,900 Active 117 DOM
7. 2026-06-09
   days on market $79,900 Active 116 DOM
8. 2026-06-08
   days on market $79,900 Active 115 DOM
9. 2026-06-07
   pricedays on market $79,900 Active 114 DOM
10. 2026-06-05
    days on market $87,900 Active 111 DOM
11. 2026-06-03
    days on market $87,900 Active 110 DOM
12. 2026-06-02
    days on market $87,900 Active 109 DOM
13. 2026-06-01
    days on market $87,900 Active 108 DOM
14. 2026-05-01
    price $87,900 25-char remark

    Show marketing remark (25 chars)

    Schedule a showing today!

15. 2026-05-01
    price $87,900 25-char remark

    Show marketing remark (25 chars)

    Schedule a showing today!

16. 2026-04-08
    price $94,900 25-char remark

    Show marketing remark (25 chars)

    Schedule a showing today!

17. 2026-04-08
    price $94,900 25-char remark

    Show marketing remark (25 chars)

    Schedule a showing today!

18. 2026-02-12
    listed $109,900 Active 25-char remark

    Show marketing remark (25 chars)

    Schedule a showing today!

19. 2026-02-12
    listed $109,900 Active 25-char remark

    Show marketing remark (25 chars)

    Schedule a showing today!

20. 2000-10-19
    listed $83,500

ⓘ 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: $1,546 · $129/mo
• Projected year-2 tax: $1,546 · $129/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,295
• − Mortgage interest: −$4,476
• − Property taxes: −$1,546
• − Insurance: −$400
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − HOA: −$3,324
• − Depreciation: −$2,324
• Taxable loss: −$62
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $1,010/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

+5.3% since first listed

7 events — show timeline

• 2026-05-01 Price Changed $87,900 AcadianaMLS
• 2026-05-01 Price Changed $87,900 GBRMLS
• 2026-04-08 Price Changed $94,900 AcadianaMLS
• 2026-04-08 Price Changed $94,900 GBRMLS
• 2026-02-12 Listed $109,900 GBRMLS
• 2026-02-12 Listed $109,900 AcadianaMLS
• 2000-10-19 Listed $83,500 AcadianaMLS

Property tax history

+10.5%/yr

Latest (2025): $1,546 · -0.5% YoY. Source: county tax records.