18215 Hoo Shoo Too Rd · Old Jefferson, LA 70817

$219,000

3 bd · 3.0 ba · 2,471 sqft · Other · 169 Days on market

Built 1965 1.22 ac lot $89/sqft · 30% below area Est $314k · 30% under

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious property located on beautiful lot and it is in flood zone X.

Key facts

• 1.22 acre lot
• Parking
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $219k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.4% in Old Jefferson — 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 73/100 on livability (#36 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, employment A; Watch: amenities F, commute F.
• 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 (+2.0%/yr); 360 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $2k of loan paydown is wiped out by about $7k 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 169 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $80k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.06% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (median comp): $313,821
• List price: $219,000
• Delta: -30.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-16,922
• Equity at exit: $32,654

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $3,232
• Equity at exit: $18,935

Cash invested: $61,320 (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 70817

• Rents YoY: 2.0%
• Active inventory: 360
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,328 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $326

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 81%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18585 Lakefield Ave Baton Rouge, LA	3.0	2.0	1616	$2,100	$1.30	19d	1	0.27mi
18482 Lake Iris Ave Baton Rouge, LA	3.0	2.0	1580	$2,895	$1.83	19d	1	0.34mi
16632 Highland Club Ave Baton Rouge, LA	3.0	2.5	2076	$2,400	$1.16	43d	1	0.82mi
10028 Savannah Jane Ln Baton Rouge, LA	4.0	2.0	1870	$2,250	$1.20	43d	1	1.27mi
10028 Savannah Jane Ln Baton Rouge, LA	4.0	2.0	1870	$2,250	$1.20	19d	1	1.27mi
17653 Carlisle Ave Baton Rouge, LA	4.0	2.0	1601	$2,125	$1.33	14d	1	1.46mi

Listing history 21 events

1. 2026-05-13
   status Pending 69-char remark

   Show marketing remark (69 chars)

   Spacious property located on beautiful lot and it is in flood zone X.

2. 2026-05-13
   status Pending 69-char remark

   Show marketing remark (69 chars)

   Spacious property located on beautiful lot and it is in flood zone X.

3. 2026-04-14
   price $219,000 69-char remark

   Show marketing remark (69 chars)

   Spacious property located on beautiful lot and it is in flood zone X.

4. 2026-04-14
   price $219,000 69-char remark

   Show marketing remark (69 chars)

   Spacious property located on beautiful lot and it is in flood zone X.

5. 2026-03-30
   price $229,000 69-char remark

   Show marketing remark (69 chars)

   Spacious property located on beautiful lot and it is in flood zone X.

6. 2026-03-30
   price $229,000 69-char remark

   Show marketing remark (69 chars)

   Spacious property located on beautiful lot and it is in flood zone X.

7. 2026-02-25
   price $249,000 69-char remark

   Show marketing remark (69 chars)

   Spacious property located on beautiful lot and it is in flood zone X.

8. 2026-02-25
   price $249,000 69-char remark

   Show marketing remark (69 chars)

   Spacious property located on beautiful lot and it is in flood zone X.

9. 2026-01-30
   price $269,000 69-char remark

   Show marketing remark (69 chars)

   Spacious property located on beautiful lot and it is in flood zone X.

10. 2026-01-28
    price $269,000 69-char remark

    Show marketing remark (69 chars)

    Spacious property located on beautiful lot and it is in flood zone X.

11. 2025-12-30
    price $285,000 69-char remark

    Show marketing remark (69 chars)

    Spacious property located on beautiful lot and it is in flood zone X.

12. 2025-12-30
    price $285,000 69-char remark

    Show marketing remark (69 chars)

    Spacious property located on beautiful lot and it is in flood zone X.

13. 2025-11-24
    listed $299,000 Active 69-char remark

    Show marketing remark (69 chars)

    Spacious property located on beautiful lot and it is in flood zone X.

14. 2025-11-24
    listed $299,000 Active 69-char remark

    Show marketing remark (69 chars)

    Spacious property located on beautiful lot and it is in flood zone X.

15. 2017-08-18
    soldstatus Sold
16. 2017-06-13
    historical
17. 2017-06-12
    status Pending
18. 2017-06-08
    listed $379,000 Active
19. 2017-05-02
    listed $379,000 Active
20. 2017-04-28
    listed $379,000
21. 1999-01-12
    listed $189,900

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,934
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,235
• − Management: −$2,235
• − Depreciation: −$6,371
• Taxable income: $447
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $3,799/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 — Old Jefferson

• Score: 73/100
• State rank: #36
• US rank: #5501

Category grades

Amenities F Commute F Cost of living A Crime B Employment A Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Jefferson, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 33,482
• Household income: $102,639
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 755.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 21% Two or more races 9% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 91% English-only · Spanish 3% Arabic 1% Vietnamese 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: ▼ -149.27%
• Current HPI: 170.6826
• Rent YoY: ▲ 2.05%
• 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

+15.3% since first listed

21 events — show timeline

• 2026-05-13 Pending — AcadianaMLS
• 2026-05-13 Pending — GSREIN
• 2026-04-14 Price Changed $219,000 AcadianaMLS
• 2026-04-14 Price Changed $219,000 GSREIN
• 2026-03-30 Price Changed $229,000 AcadianaMLS
• 2026-03-30 Price Changed $229,000 GSREIN
• 2026-02-25 Price Changed $249,000 AcadianaMLS
• 2026-02-25 Price Changed $249,000 GSREIN
• 2026-01-30 Price Changed $269,000 AcadianaMLS
• 2026-01-28 Price Changed $269,000 GSREIN
• 2025-12-30 Price Changed $285,000 AcadianaMLS
• 2025-12-30 Price Changed $285,000 GSREIN
• 2025-11-24 Listed $299,000 GSREIN
• 2025-11-24 Listed $299,000 AcadianaMLS
• 2017-08-18 Sold (MLS) — GBRMLS
• 2017-06-13 Delisted — GBRMLS
• 2017-06-12 Pending — GBRMLS
• 2017-06-08 Listed $379,000 GBRMLS
• 2017-05-02 Listed $379,000 GBRMLS
• 2017-04-28 Listed $379,000 AcadianaMLS
• 1999-01-12 Listed $189,900 AcadianaMLS

Property tax history

-28.3%/yr

Latest (2017): $92 · -70.3% YoY. Source: county tax records.