5235 Cumberland Cove Dr · Shenandoah, LA 70817

$110,000

2 bd · 1.0 ba · 879 sqft · SingleFamily public records · 7 Days on market

Built 1983 1,742 sqft lot $21/mo HOA · 2% of rent

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.8/5.0
• 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

Great location in the new City of St. George, Cute 2 Bedroom/1 Bath home with nice-sized bedrooms that share the adjoining bath, each with its own vanity. Home also features a cozy living room with a wood-burning fireplace and built-ins, a dining room, a functional kitchen, and a storage room off the two-car rear carport, with one of the most convenient locations for rear parking in the neighborhood. Tucked away almost at the end of the one-street subdivision. The home is currently rented to a long-term tenant. Needs a little TLC but has great bones.

Key facts

• Functional kitchen
• Storage room
• Rear parking

Tags

• WOOD-BURNING FIREPLACE
• BUILT-INS
• FUNCTIONAL KITCHEN
• STORAGE ROOM
• REAR PARKING
• ONE-STREET SUBDIVISION

Property features AI

Finance

• Other: Subdivision: Cumberland Cove
• HOA & community: Homeowners association with annual fee of $254 (approx. $21.17/mo) that includes grounds maintenance

Exterior

• Parking: 2 parking spaces total; Carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Attached single-family (half duplex); Residential single-family residence
• Construction: Vinyl siding and frame construction; Composition roof; Slab foundation; Built as attached half-duplex
• Exterior features: Porch; Exterior lighting; Corner lot; Rectangular lot

Interior

• Kitchen: Range; Oven; Dishwasher
• Flooring: Tile; Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Tray ceiling(s); Window treatments; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.4% vs local median 4.0% in Shenandoah — 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 76/100 on livability (#16 in LA, #3,778 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent is only 15% of the median local income ($103k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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.
• Current owner paid $78k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $110,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,129
• Equity at exit: $16,401

10-year hold

• IRR: 7.7%
• Equity multiple: 1.56×
• Total profit: $17,174
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,301 high
• Mortgage (P&I): −$577
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$46
• HOA: −$21
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $281

Break-even live

Break-even rent $945

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $344	-5% $312	+0% $281	+5% $250	+10% $219
Rent	-10% $179	-5% $230	+0% $281	+5% $333	+10% $384
Rate	-1.0pp $337	-0.5pp $309	base $281	+0.5pp $253	+1.0pp $224

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15580 George Oneal Rd Baton Rouge, LA	1.0–3.0	1.0–2.0	1063	$1,245	$1.17	15d	8	0.22mi
16534 George Oneal Rd Apt C Baton Rouge, LA	2.0	1.5	900	$950	$1.06	24d	1	0.51mi
15959 Tiger Bend Rd Baton Rouge, LA	1.0–2.0	1.0–1.5	934	$1,265	$1.35	15d	3	0.90mi
13675 Coursey Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	951	$1,130	$1.19	44d	23	1.10mi
3482 King Bradford Dr Baton Rouge, LA	2.0	2.0	980	$1,100	$1.12	24d	1	1.15mi
3412 Yorkfield Dr Unit D Baton Rouge, LA	2.0	1.5	1010	$900	$0.89	24d	1	1.25mi
3412 Yorkfield Dr Unit D Baton Rouge, LA	2.0	1.5	1010	$1,000	$0.99	44d	1	1.25mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 6 events

1. 2026-06-18
   days on market $110,000 Active 7 DOM
2. 2026-06-17
   days on market $110,000 Active 6 DOM
3. 2026-06-16
   days on market $110,000 Active 5 DOM
4. 2026-06-15
   days on market $110,000 Active 4 DOM
5. 2026-06-14
   remarks 556-char remark
6. 2026-06-14
   listed $110,000 Active 2 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: $1,235 · $103/mo
• Projected year-2 tax: $1,235 · $103/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 · 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: $15,614
• − Mortgage interest: −$6,162
• − Property taxes: −$1,235
• − Insurance: −$550
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − HOA: −$252
• − Depreciation: −$3,200
• Taxable income: $1,717
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,964/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 — Shenandoah

• Score: 76/100
• State rank: #16
• US rank: #3778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shenandoah, 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

+29.4% since first listed

9 events — show timeline

• 2026-06-10 Listed $110,000 AcadianaMLS
• 2026-06-10 Listed $110,000 GBRMLS
• 2016-10-04 Sold (Public Records) $77,500 Public Records
• 2016-10-03 Sold (MLS) — GBRMLS
• 2016-09-07 Pending — GBRMLS
• 2016-09-02 Relisted — GBRMLS
• 2016-07-01 Pending — GBRMLS
• 2016-06-23 Listed $85,000 GBRMLS
• 2016-06-22 Listed $85,000 AcadianaMLS

Property tax history

+3.6%/yr

Latest (2025): $1,235 · -0.5% YoY. Source: county tax records.