11550 Southfork Ave #117 · Baton Rouge, LA 70816

$108,000

2 bd · 2.0 ba · 1,124 sqft · Condo public records · 184 Days on market

$96/sqft · 19% below area Est $134k · 19% under $303/mo HOA · 25% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• 1% rule +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
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 2BR/2BA Condo in a Gated Community! Enjoy comfort and convenience in this well-maintained condo with tile throughout home. Both bedrooms offer walk-in closets, with an additional hallway closet for extra storage. Home has a in unit washer and dryer, that stays with the property. The primary bedroom features window treatments. Community amenities include a pool, tennis court, and private parking. Water is included.

Key facts

• Gated community
• Tennis court
• Walk-in closets

Tags

• GATED COMMUNITY
• WALK-IN CLOSETS
• PRIVATE PARKING
• POOL
• TENNIS COURT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $90k (16.7% below list).
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $90k (16.7% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 4.2% in Baton Rouge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Cedarcrest-Southmoor Elementary School (math 16% / reading 25%, grade F, #439 of 646 statewide, top 68%, 735 students, 72% FRL); Southeast Middle School (math 7% / reading 18%, grade F, #191 of 218 statewide, top 88%, 994 students, 77% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Market conditions: Rents flat; 255 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $747 of loan paydown is wiped out by about $3k 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 184 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: 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 $89,960 (16.7% 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 184 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
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: 1.10% ✓
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 7.6

CMA / ARV

• ARV (median comp): $133,905
• List price: $108,000
• Delta: -19.35%
• 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: -27.6%
• Equity multiple: 0.10×
• Total profit: $-27,114
• Equity at exit: $16,103

10-year hold

• IRR: -51.6%
• Equity multiple: -0.46×
• Total profit: $-44,005
• Equity at exit: $9,338

Cash invested: $30,240 (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: 255
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$566
• Tax from tax record: −$129 /mo · $1,546/yr
• Insurance: −$45
• HOA: −$303
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-102

Break-even live

Break-even rent $1,321

Max offer price $89,960

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-72	+0% $-102	+5% $-133	+10% $-163
Rent	-10% $-196	-5% $-149	+0% $-102	+5% $-55	+10% $-8
Rate	-1.0pp $-48	-0.5pp $-75	base $-102	+0.5pp $-130	+1.0pp $-159

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: $27,000
• Closing costs: $3,240
• 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	25d	2	0.06mi
11555 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	825	$1,370	$1.66	16d	22	0.19mi
11888 Longridge Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	869	$797	$0.92	16d	5	0.26mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	45d	1	0.33mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,284	$1.53	16d	19	0.38mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	45d	1	0.39mi
11976 Baylor Dr Baton Rouge, LA	3.0	1.0	943	$1,350	$1.43	25d	1	0.65mi
10795 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,287	$1.54	16d	16	0.70mi
10642 Stanley Aubin Ln Unit C Baton Rouge, LA	2.0	1.5	1050	$900	$0.86	45d	1	0.74mi
2001 S Sherwood Forest Blvd Baton Rouge, LA	2.0	1.0	900	$925	$1.03	25d	1	0.83mi
3484 Cedarcrest Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	937	$1,122	$1.20	25d	1	0.85mi
12138 Coursey Blvd #1 Baton Rouge, LA	2.0	1.5	1150	$1,550	$1.35	25d	1	0.85mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	25d	1	0.89mi
10280 Janice St Unit 11 Baton Rouge, LA	1.0	1.0	800	$600	$0.75	45d	1	0.92mi
11654 W Sherwood Meadow Ave Baton Rouge, LA	2.0	1.5	900	$850	$0.94	25d	1	0.95mi
11111 N Harrells Ferry Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	949	$1,185	$1.25	25d	1	0.98mi
10245 Airline Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	898	$1,469	$1.63	16d	14	1.02mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	840	$1,450	$1.73	45d	1	1.03mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	25d	1	1.03mi
11528 Old Hammond Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	830	$1,160	$1.40	45d	66	1.03mi
12757 Coursey Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	870	$1,049	$1.21	16d	19	1.08mi
1860 Boulevard de Province Baton Rouge, LA	1.0–3.0	1.0–2.0	1095	$1,150	$1.05	45d	1	1.13mi
4138 Stumberg Ln Baton Rouge, LA	3.0	2.0	1477	$1,925	$1.30	45d	1	1.15mi
11888 Old Hammond Hwy Baton Rouge, LA	2.0–4.0	1.0–2.0	1028	$995	$0.97	45d	1	1.16mi
1919 Boulevard de Province Baton Rouge, LA	1.0–2.0	1.0–2.0	1082	$946	$0.87	16d	31	1.17mi
4126 Stumberg Ln Baton Rouge, LA	3.0	2.0	1480	$2,150	$1.45	16d	1	1.18mi
4360 Stumberg Ln Baton Rouge, LA	2.0	2.5	1100	$1,300	$1.18	45d	1	1.18mi
1855 Boulevard de Province Baton Rouge, LA	1.0–2.0	1.0–2.0	880	$975	$1.11	45d	1	1.22mi
10438 Jefferson Hwy Unit G Baton Rouge, LA	1.0	1.0	930	$1,195	$1.28	45d	1	1.23mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,213	$1.22	16d	16	1.24mi
10390 Jefferson Hwy Baton Rouge, LA	1.0–4.0	1.0–2.0	1050	$1,244	$1.18	16d	13	1.24mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$1,888	$1.71	16d	10	1.27mi
1781 Boulevard de Province Unit D Baton Rouge, LA	2.0	2.5	1260	$1,100	$0.87	45d	1	1.31mi
1795 Boulevard de Province Unit A Baton Rouge, LA	2.0	2.5	1109	$1,250	$1.13	45d	1	1.31mi
1783 Boulevard De Province Unit C Baton Rouge, LA	2.0	2.5	1100	$1,075	$0.98	45d	1	1.33mi
4188 Jefferson Woods Dr Baton Rouge, LA	2.0	1.5	1200	$1,800	$1.50	45d	1	1.34mi
1735 Boulevard de Province Baton Rouge, LA	2.0	2.5	1160	$1,100	$0.95	45d	1	1.35mi
1761 Boulevard De Province Unit D Baton Rouge, LA	2.0	2.5	1123	$1,100	$0.98	45d	1	1.36mi
10066 Jefferson Hwy Unit C Baton Rouge, LA	3.0	2.5	1437	$1,250	$0.87	25d	1	1.37mi
1755 Boulevard De Province Unit A Baton Rouge, LA	2.0	2.5	1100	$900	$0.82	25d	1	1.37mi

HOA detail condo

• Monthly dues: $303 · $3,636/yr
• Likely covers: waterpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-02-27
   price $108,000 426-char remark

   Show marketing remark (426 chars)

   Spacious 2BR/2BA Condo in a Gated Community! Enjoy comfort and convenience in this well-maintained condo with tile throughout home. Both bedrooms offer walk-in closets, with an additional hallway closet for extra storage. Home has a in unit washer and dryer, that stays with the property. The primary bedroom features window treatments. Community amenities include a pool, tennis court, and private parking. Water is included.

2. 2025-12-16
   price $110,000 426-char remark

   Show marketing remark (426 chars)

   Spacious 2BR/2BA Condo in a Gated Community! Enjoy comfort and convenience in this well-maintained condo with tile throughout home. Both bedrooms offer walk-in closets, with an additional hallway closet for extra storage. Home has a in unit washer and dryer, that stays with the property. The primary bedroom features window treatments. Community amenities include a pool, tennis court, and private parking. Water is included.

3. 2025-11-24
   listed $119,000 Active 426-char remark

   Show marketing remark (426 chars)

   Spacious 2BR/2BA Condo in a Gated Community! Enjoy comfort and convenience in this well-maintained condo with tile throughout home. Both bedrooms offer walk-in closets, with an additional hallway closet for extra storage. Home has a in unit washer and dryer, that stays with the property. The primary bedroom features window treatments. Community amenities include a pool, tennis court, and private parking. Water is included.

4. 2001-02-19
   listed $87,000
5. 2000-05-23
   soldstatus
6. 2000-03-07
   listed $83,500
7. 2000-03-07
   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.

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 · 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: $14,295
• − Mortgage interest: −$6,050
• − Property taxes: −$1,546
• − Insurance: −$540
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − HOA: −$3,636
• − Depreciation: −$3,142
• Taxable loss: −$2,906
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $-528/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

+29.3% since first listed

7 events — show timeline

• 2026-02-27 Price Changed $108,000 AcadianaMLS
• 2025-12-16 Price Changed $110,000 AcadianaMLS
• 2025-11-24 Listed $119,000 AcadianaMLS
• 2001-02-19 Listed $87,000 AcadianaMLS
• 2000-05-23 Sold (MLS) — GBRMLS
• 2000-03-07 Listed $83,500 GBRMLS
• 2000-03-07 Listed $83,500 AcadianaMLS

Property tax history

+1.7%/yr

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