4106 Jefferson Woods Dr · Baton Rouge, LA 70809

$154,500

2 bd · 1.5 ba · 1,148 sqft · Townhouse public records · 3 Days on market

Built 1998 640 sqft lot Est $130k · 19% over $184/mo HOA · 13% of rent

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Why this score? — see what drove the F 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 +11.8/30.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * NEW WOOD FLOORS INSTALLED IN LIVING AREA SINCE PHOTOS * * Freshly updated kitchen with granite counters, new tile backsplash, new appliances, refinished cabinets, new fixtures, new hardware, updated bathroom, new paint throughout, and more. .. This updated, two bedroom townhome could not be in a better location, and it is priced to sell fast! You will have easy access to almost anywhere in Baton Rouge while living near the corner of Jefferson Hwy. and Bluebonnet Blvd. No matter which direction you go, you will have an extraordinary number of shopping and dining options nearby. The two spacious bedrooms are located on the second floor, and they both have ample closet space. The master bathroom has a large, double vanity, a separate shower, and a jetted tub. There is even a back patio that's enclosed by a brand new wooden privacy fence and is great for relaxing or grilling with friends. And don't forget about the community pool! Please call today to schedule a showing.

Key facts

• Updated kitchen
• Granite countertops
• Wood cabinetry

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• WOOD CABINETRY
• MODERN FIXTURES

Property features AI

Finance

• Other: Subdivision: Old San Francisco Townhou
• HOA & community: Homeowners association with maintenance and pool; Association fee approximately $2,208 annually (about $184/month)

Exterior

• Parking: 2 parking spaces total; Carport (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Attached townhouse (residential); Property is attached
• Construction: Frame construction; Shingle roof; Slab foundation; Built as townhouse/attached single family
• Exterior features: Patio; Fenced yard (full); In-ground private pool; Spa / hot tub (bath)

Interior

• Kitchen: Range; Oven; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (1); Therapeutic whirlpool
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $154k.

Deal economics

• At list price, monthly cash flow is $-41 ($-496/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (5.4% below list).
• Recommended offer: $146k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 rising (+2.2%/yr); 254 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 29y 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,112 (5.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $129,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9855 Jefferson Hwy Unit W9	0.09mi	2/2.5	1,147 (-0%)	1mo	$147,000	$128	91
9855 Jefferson Hwy Unit W6	0.09mi	2/2.5	1,147 (-0%)	6mo	$129,500	$113	86
10298 W Winston Ave #10	0.28mi	2/2.5	1,136 (-1%)	6mo	$87,500	$77	77
10288 W Winston Ave #6	0.34mi	2/1.5	1,106 (-4%)	6mo	$87,500	$79	73
9855 Jefferson Hwy Unit W21	0.09mi	2/2.0	1,014 (-12%)	3mo	$115,000	$113	72
10062 Jefferson Hwy Unit B	0.27mi	2/2.5	1,068 (-7%)	2mo	$124,900	$117	70
10066 Jefferson Hwy Unit A	0.29mi	2/2.5	1,060 (-8%)	2mo	$119,900	$113	68
9851 Jefferson Hwy Unit H-26	0.14mi	2/2.0	1,001 (-13%)	4mo	$108,000	$108	67
9853 Jefferson Hwy Unit F27	0.12mi	2/2.0	995 (-13%)	6mo	$103,000	$104	66
9506 Jefferson Hwy Hwy #11	0.38mi	2/1.5	1,030 (-10%)	2mo	$125,000	$121	64
10442 Jefferson Hwy Unit H	0.54mi	2/2.0	1,240 (+8%)	3mo	$105,000	$85	57
9336 Jefferson Hwy	0.51mi	2/1.0	1,027 (-10%)	4mo	$144,900	$141	54

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.33×
• Total profit: $-28,794
• Equity at exit: $23,036

10-year hold

• IRR: -13.7%
• Equity multiple: 0.24×
• Total profit: $-32,997
• Equity at exit: $13,358

Cash invested: $43,260 (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 70809

• Rents YoY: 2.2%
• Active inventory: 254
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,461 high
• Mortgage (P&I): −$810
• Tax from tax record: −$137 /mo · $1,645/yr
• Insurance: −$64
• HOA: −$184
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-41

Break-even live

Break-even rent $1,513

Max offer price $147,194

Occupancy floor 98%

Sensitivity live

Price	-10% $46	-5% $2	+0% $-41	+5% $-85	+10% $-129
Rent	-10% $-157	-5% $-99	+0% $-41	+5% $16	+10% $74
Rate	-1.0pp $36	-0.5pp $-2	base $-41	+0.5pp $-81	+1.0pp $-122

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: $38,625
• Closing costs: $4,635
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$1,888	$1.71	15d	10	0.09mi
4188 Jefferson Woods Dr Baton Rouge, LA	2.0	1.5	1200	$1,800	$1.50	45d	1	0.11mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,213	$1.22	15d	16	0.18mi
9925 Jefferson Hwy Baton Rouge, LA	2.0	2.5	1458	$1,900	$1.30	15d	1	0.19mi
10066 Jefferson Hwy Unit C Baton Rouge, LA	3.0	2.5	1437	$1,250	$0.87	24d	1	0.29mi
10296 W Winston Ave #8 Baton Rouge, LA	1.0	1.0	750	$1,200	$1.60	15d	1	0.29mi
10286 W Winston Ave Baton Rouge, LA	2.0	1.5	1150	$1,195	$1.04	45d	1	0.36mi
10245 Airline Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	898	$1,469	$1.63	15d	14	0.45mi
10390 Jefferson Hwy Baton Rouge, LA	1.0–4.0	1.0–2.0	1050	$1,244	$1.18	15d	13	0.45mi
10438 Jefferson Hwy Unit G Baton Rouge, LA	1.0	1.0	930	$1,195	$1.28	45d	1	0.56mi
10642 Stanley Aubin Ln Unit C Baton Rouge, LA	2.0	1.5	1050	$900	$0.86	45d	1	0.57mi
3484 Cedarcrest Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	937	$1,122	$1.20	24d	1	0.58mi
10280 Janice St Unit 11 Baton Rouge, LA	1.0	1.0	800	$600	$0.75	45d	1	0.60mi
4085 Fleet Dr Baton Rouge, LA	3.0	1.5	1000	$1,400	$1.40	20d	1	0.78mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	24d	1	0.87mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	45d	1	0.89mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	24d	1	0.93mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	840	$1,450	$1.73	45d	1	0.93mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	45d	1	0.99mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,284	$1.53	15d	19	1.17mi
10795 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,287	$1.54	15d	16	1.18mi
11555 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	825	$1,370	$1.66	15d	22	1.21mi
11550 Southfork Ave Baton Rouge, LA	2.0	2.0	1020	$1,300	$1.27	24d	2	1.21mi
8732 Jefferson Hwy #7 Baton Rouge, LA	2.0	2.5	1200	$1,700	$1.42	24d	1	1.23mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,096	$1.06	15d	13	1.34mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	45d	1	1.42mi
5960 Siegen Ln Baton Rouge, LA	1.0–2.0	1.0–2.0	1006	$1,386	$1.38	15d	8	1.43mi
10707 Industriplex Blvd Baton Rouge, LA	1.0–4.0	1.0–2.0	1127	$1,349	$1.20	15d	9	1.48mi

HOA detail

• Monthly dues: $184 · $2,208/yr
• Likely covers: pool

Listing history 4 events

1. 2026-06-18
   days on market $154,500 Active 3 DOM
2. 2026-06-17
   days on market $154,500 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $154,500 Active 1 DOM

ⓘ 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: $1,645 · $137/mo
• Projected year-2 tax: $1,645 · $137/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 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: $17,533
• − Mortgage interest: −$8,654
• − Property taxes: −$1,645
• − Insurance: −$772
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − HOA: −$2,208
• − Depreciation: −$4,495
• Taxable loss: −$3,046
• Est. tax savings @ 24.0%: +$731
• After-tax cash flow: $235/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): 25,732
• Household income: $79,967
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 830.0

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 0.56)
• Race & ethnicity: White 62% Black 23% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -205.49%
• Current HPI: 154.7018
• Rent YoY: ▲ 2.16%
• 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

+79.9% since first listed

10 events — show timeline

• 2026-06-15 Listed $154,500 GBRMLS
• 2015-05-04 Sold (Public Records) $136,000 Public Records
• 2015-04-30 Sold (MLS) — GBRMLS
• 2015-03-23 Listed $136,900 AcadianaMLS
• 2015-03-23 Listed $136,900 GBRMLS
• 2015-02-11 Sold (MLS) — GBRMLS
• 2015-01-14 Listed $115,000 AcadianaMLS
• 2015-01-14 Listed $115,000 GBRMLS
• 1998-05-04 Sold (Public Records) — Public Records
• 1997-08-15 Listed $85,900 AcadianaMLS

Property tax history

+13.2%/yr

Latest (2025): $1,645 · -0.5% YoY. Source: county tax records.