13842-13844 Goodwood Dr · Baton Rouge, LA 70815

$150,000

None bd · None ba · 2,502 sqft · MultiFamily · 86 Days on market

Fair condition 7,405 sqft lot $60/sqft · 9% below area Est $165k · 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 +11.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great investment property. Duplex-Each unit has 2 bedrooms.

Key facts

• 7,405 sq ft lot
• 4 parking spots
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive. Per door: $314/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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; 6 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).
• At $2,646/mo this rent would consume 54% of the median local household income ($59k/yr) (locally 1461% 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 $4k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.76% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.11%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $164,745
• List price: $150,000
• Delta: -8.95%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13726/13728 Goodwood Blvd	0.09mi	—/—	2,625 (+5%)	19mo	$160,000	$61	72

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $15,941
• Equity at exit: $22,365

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $66,545
• Equity at exit: $12,969

Cash invested: $42,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,646 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $627

Break-even live

Break-even rent $1,852

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $731	-5% $679	+0% $627	+5% $575	+10% $524
Rent	-10% $418	-5% $523	+0% $627	+5% $732	+10% $836
Rate	-1.0pp $703	-0.5pp $665	base $627	+0.5pp $588	+1.0pp $549

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,646
Total (2 units)			$2,646

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Glenway Dr Baton Rouge, LA	3.0	2.0	1780	$1,950	$1.10	24d	1	0.15mi
282 Allan Dr Baton Rouge, LA	3.0	2.0	1810	$2,000	$1.10	24d	1	0.62mi
14823 Stoneberg Ave Baton Rouge, LA	3.0	2.0	1769	$1,850	$1.05	44d	1	0.71mi
15814 Woodwick Ave Baton Rouge, LA	3.0	2.5	2152	$2,200	$1.02	44d	1	1.19mi
15814 Woodwick Ave Baton Rouge, LA	3.0	2.0	2152	$2,200	$1.02	24d	1	1.19mi
14443 Bywood Ave Baton Rouge, LA	3.0	2.0	1785	$1,900	$1.06	15d	1	1.43mi

Listing history 24 events

1. 2026-06-18
   days on market $150,000 Active 86 DOM
2. 2026-06-17
   days on market $150,000 Active 85 DOM
3. 2026-06-16
   days on market $150,000 Active 84 DOM
4. 2026-06-15
   days on market $150,000 Active 83 DOM
5. 2026-06-14
   days on market $150,000 Active 81 DOM
6. 2026-06-10
   days on market $150,000 Active 78 DOM
7. 2026-06-09
   days on market $150,000 Active 77 DOM
8. 2026-06-08
   days on market $150,000 Active 76 DOM
9. 2026-06-07
   days on market $150,000 Active 75 DOM
10. 2026-06-05
    days on market $150,000 Active 72 DOM
11. 2026-06-03
    days on market $150,000 Active 71 DOM
12. 2026-06-02
    days on market $150,000 Active 70 DOM
13. 2026-06-01
    days on market $150,000 Active 69 DOM
14. 2026-05-31
    days on market $150,000 Active 68 DOM
15. 2026-05-31
    days on market $150,000 Active 67 DOM
16. 2026-04-29
    price $150,000 59-char remark

    Show marketing remark (59 chars)

    Great investment property. Duplex-Each unit has 2 bedrooms.

17. 2026-04-29
    price $150,000 59-char remark

    Show marketing remark (59 chars)

    Great investment property. Duplex-Each unit has 2 bedrooms.

18. 2026-03-17
    listed $160,000 Active 59-char remark

    Show marketing remark (59 chars)

    Great investment property. Duplex-Each unit has 2 bedrooms.

19. 2026-03-17
    listed $160,000 Active 59-char remark

    Show marketing remark (59 chars)

    Great investment property. Duplex-Each unit has 2 bedrooms.

20. 2022-03-04
    listed $171,000
21. 2018-02-07
    historical
22. 2018-01-24
    listed $150,000 Active
23. 2018-01-24
    listed $150,000
24. 2003-07-18
    listed $69,900

ⓘ 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 6/10 Major FEMA zone AE · 73% 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: $31,752
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$5,868
• − Repairs & maintenance: −$2,540
• − Management: −$2,540
• − Depreciation: −$4,364
• Taxable income: $5,787
• Est. tax owed @ 24.0%: −$1,389
• After-tax cash flow: $6,137/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab

This two-unit property requires moderate rehabilitation, focusing on exterior repairs and landscaping to significantly enhance its value.

Repairs flagged

• Major exterior siding — The siding is visibly weathered and stained, indicating significant deterioration.
• Major landscaping — The yard is overgrown with weeds and debris, requiring significant maintenance.
• Major fencing — The fencing is in poor condition, with visible damage and missing sections.

Value-add opportunities

• Both exterior painting and siding repair — Refreshing the exterior appearance will improve both the resale and rental value of the property.
• Both landscaping and fence repair — A well-maintained exterior will attract more potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding is visibly weathered and stained, indicating significant deterioration.	Major	$15,000–50,000
landscaping · The yard is overgrown with weeds and debris, requiring significant maintenance.	Major	$15,000–50,000
fencing · The fencing is in poor condition, with visible damage and missing sections.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior painting and siding repair — Refreshing the exterior appearance will improve both the resale and rental value of the property. ↑
• Both landscaping and fence repair — A well-maintained exterior will attract more potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+114.6% since first listed

9 events — show timeline

• 2026-04-29 Price Changed $150,000 AcadianaMLS
• 2026-04-29 Price Changed $150,000 GBRMLS
• 2026-03-17 Listed $160,000 GBRMLS
• 2026-03-17 Listed $160,000 AcadianaMLS
• 2022-03-04 Listed $171,000 AcadianaMLS
• 2018-02-07 Delisted — GBRMLS
• 2018-01-24 Listed $150,000 AcadianaMLS
• 2018-01-24 Listed $150,000 GBRMLS
• 2003-07-18 Listed $69,900 AcadianaMLS