1160 Braeburn Dr · Baton Rouge, LA 70815

$254,989

3 bd · 2.0 ba · 2,752 sqft · SingleFamily public records · 7 Days on market

Built 1965 0.29 ac lot $93/sqft · 22% below area Est $264k · at est. $4/mo HOA

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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).

• Cash flow +16.4/30.0
• ARV discount +9.1/15.0
• DSCR +5.1/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed/2 bath Sherwood Forest home with large WORKSHOP! NEW ROOF! Never flooded! This large home features a formal living and dining room with NEW carpeting, kitchen with slab granite counters, breakfast bar, wall oven, electric cooktop, and dishwasher. Large utility room off the kitchen has exit door to driveway. Kitchen looks out to large, paneled keeping room with feature fireplace with brick hearth, vinyl flooring throughout. French doors lead from the keeping room to a large den with warm, wood flooring, built-in bookcases & cabinets, and large storage closet. doors lead from the den to the driveway on one side and back yard/patio area on the other. All three bedrooms feature NEW carpeting. Primary bedroom with two closets and en suite bathroom with shower only. Guest bedrooms share large hall bath with tub/shower combo and glass door. LARGE WORKSHOP (495 sq ft) at the back plus two-car carport at the rear.

Key facts

• Feature fireplace
• Built-in bookcases
• Large storage closet

Tags

• NEW ROOF
• FEATURE FIREPLACE
• LARGE UTILITY ROOM
• FRENCH DOORS
• BUILT-IN BOOKCASES
• LARGE STORAGE CLOSET

Property features AI

Finance

• HOA & community: Homeowners association with $50 annual fee

Exterior

• Parking: 2 total parking spaces; 2-car carport; Concrete parking surface
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family residence; Detached; Single-story
• Construction: Frame and brick construction; Shingle roof; Slab foundation; Built as residential single family
• Exterior features: Patio; Porch; Fenced yard (full chain link); Level topography; Workshop; Generator

Interior

• Kitchen: Oven; Range; Cooktop; Electric cooktop; Range hood; Self-cleaning oven; Dishwasher; Refrigerator; Stainless steel appliances
• Flooring: Wood flooring; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Walk-in closets; Breakfast bar; Built-in features; Crown molding; Screens on windows; Window treatments; Wood-burning fireplace
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (16.1% below list).
• Recommended offer: $214k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.2% 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.
• Zoned schools: Audubon Elementary School (math 22% / reading 37%, grade F, #333 of 646 statewide, top 54%, 551 students, 75% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Zoned-school proficiency averages 46% at this address vs 28% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 167 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 43% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.
• 2 sale attempts 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,878 (16.1% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (median comp): $264,442
• List price: $254,989
• Delta: -3.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11146 Goodwood Blvd	0.15mi	4/2.5 (+1)	2,685 (-2%)	3mo	$270,000	$101	79
869 Heather Dr	0.37mi	4/2.5 (+1)	2,699 (-2%)	2mo	$295,000	$109	71
1165 S Tinley Dr	0.10mi	4/2.0 (+1)	2,395 (-13%)	3mo	$215,900	$90	66
945 Marlbrook Dr	0.20mi	4/3.0 (+1)	2,749 (-0%)	19mo	$380,000	$138	65
11575 Sherbrook Dr	0.52mi	3/2.0	2,725 (-1%)	12mo	$190,000	$70	64
10631 Allyson St	0.52mi	3/2.0	2,558 (-7%)	7mo	$150,000	$59	58
847 Heather Dr	0.38mi	4/2.5 (+1)	2,526 (-8%)	4mo	$329,900	$131	58
1328 Havenwood Dr	0.74mi	3/2.5	2,644 (-4%)	0mo	$230,000	$87	57
11125 Glenhaven Dr	0.53mi	3/2.0	2,475 (-10%)	14mo	$254,000	$103	48
622 N Allyson Dr	0.68mi	3/2.0	2,504 (-9%)	18mo	$215,000	$86	38
11193 Mollylea Dr	0.46mi	3/2.5	2,383 (-13%)	19mo	$210,000	$88	38
652 N Allyson Dr	0.67mi	4/2.5 (+1)	2,400 (-13%)	13mo	$285,000	$119	30

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-32,152
• Equity at exit: $38,020

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-16,475
• Equity at exit: $22,047

Cash invested: $71,397 (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: 167
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,139 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$106
• HOA: −$4
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $146

Break-even live

Break-even rent $1,955

Max offer price $254,989

Occupancy floor 88%

Sensitivity live

Price	-10% $290	-5% $218	+0% $146	+5% $73	+10% $1
Rent	-10% $-23	-5% $61	+0% $146	+5% $230	+10% $315
Rate	-1.0pp $274	-0.5pp $210	base $146	+0.5pp $79	+1.0pp $12

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: $63,747
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10965 Goodwood Blvd Baton Rouge, LA	4.0	3.0	2934	$2,500	$0.85	16d	1	0.09mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.0	2071	$1,900	$0.92	21d	1	1.20mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.5	2071	$1,900	$0.92	45d	1	1.20mi

HOA detail

• Monthly dues: $4 · $48/yr
• Likely covers: electric

Listing history 2 events

1. 2026-05-13
   listed $254,989 Active 930-char remark

   Show marketing remark (928 chars)

   3 bed/2 bath Sherwood Forest home with large WORKSHOP! NEW ROOF! Never flooded! This large home features a formal living and dining room with NEW carpeting, kitchen with slab granite counters, breakfast bar, wall oven, electric cooktop, and dishwasher. Large utility room off the kitchen has exit door to driveway. Kitchen looks out to large, paneled keeping room with feature fireplace with brick hearth, vinyl flooring throughout. French doors lead from the keeping room to a large den with warm, wood flooring, built-in bookcases & cabinets, and large storage closet. doors lead from the den to the driveway on one side and back yard/patio area on the other. All three bedrooms feature NEW carpeting. Primary bedroom with two closets and en suite bathroom with shower only. Guest bedrooms share large hall bath with tub/shower combo and glass door. LARGE WORKSHOP (495 sq ft) at the back plus two-car carport at the rear.

2. 2026-05-13
   listed $254,989 Active 928-char remark

   Show marketing remark (928 chars)

   3 bed/2 bath Sherwood Forest home with large WORKSHOP! NEW ROOF! Never flooded! This large home features a formal living and dining room with NEW carpeting, kitchen with slab granite counters, breakfast bar, wall oven, electric cooktop, and dishwasher. Large utility room off the kitchen has exit door to driveway. Kitchen looks out to large, paneled keeping room with feature fireplace with brick hearth, vinyl flooring throughout. French doors lead from the keeping room to a large den with warm, wood flooring, built-in bookcases & cabinets, and large storage closet. doors lead from the den to the driveway on one side and back yard/patio area on the other. All three bedrooms feature NEW carpeting. Primary bedroom with two closets and en suite bathroom with shower only. Guest bedrooms share large hall bath with tub/shower combo and glass door. LARGE WORKSHOP (495 sq ft) at the back plus two-car carport at the rear.

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $1,402 · $117/mo
• Expected delta: +$242/yr (+$20/mo · 20.9%)

ⓘ 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: $25,665
• − Mortgage interest: −$14,283
• − Property taxes: −$1,160
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$48
• − Depreciation: −$7,418
• Taxable loss: −$2,625
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $2,376/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

• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-20 Pending — AcadianaMLS
• 2026-05-20 Pending — GBRMLS
• 2026-05-13 Listed $254,989 GBRMLS
• 2026-05-13 Listed $254,989 AcadianaMLS

Property tax history

+13.4%/yr

Latest (2025): $1,160 · +4.4% YoY. Source: county tax records.