10865 White Oak Dr · Baton Rouge, LA 70815

$139,900

4 bd · 2.0 ba · 1,798 sqft · SingleFamily public records · 2 Days on market

Built 1955 0.58 ac lot $78/sqft · 16% below area Est $166k · 16% 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 +28.2/30.0
• ARV discount +14.6/15.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +3.7/5.0
• 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

Discover this 4-bedroom, 2-bath home offering 1,737 square feet of living space, perfectly situated on a spacious 0.58-acre lot shaded by mature trees. The large yard provides plenty of room to relax or entertain, and the covered patio is ideal for enjoying outdoor gatherings. Step inside to a spacious living room with comfortable carpet flooring, creating a welcoming space for family and guests. The kitchen is well-equipped with granite countertops, a breakfast bar, electric cooktop, and wall oven, and it flows seamlessly into the adjoining dining area and convenient laundry room. The primary suite features carpet flooring, a walk-in closet, and a private en suite bath complete with tile flooring, a single vanity, and a bathtub. Three additional bedrooms are nicely sized with carpet flooring and share a full bathroom with a shower-only setup. With its great location offering easy access to major Baton Rouge thoroughfares, this home combines comfort, convenience, and value. Schedule your private showing today and see all this home has to offer. Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

Key facts

• 0.58 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.1% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% 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 $967 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.66%
• DSCR: 1.61
• GRM: 7.1

CMA / ARV

• ARV (median comp): $166,295
• List price: $139,900
• Delta: -15.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11008 Chalice Dr	0.17mi	3/2.0 (-1)	1,736 (-3%)	4mo	$190,000	$109	78
10575 White Oak Dr	0.20mi	3/1.0 (-1)	1,832 (+2%)	6mo	$99,900	$55	74
10940 Black Oak Dr	0.15mi	4/3.0	1,969 (+10%)	0mo	$202,500	$103	73
11055 Black Oak Dr	0.19mi	3/2.0 (-1)	1,774 (-1%)	14mo	$199,900	$113	72
10624 N Harvey Dr	0.48mi	4/1.5	1,804 (+0%)	4mo	$149,000	$83	72
10588 White Oak Dr	0.18mi	5/2.0 (+1)	1,955 (+9%)	7mo	$90,000	$46	66
10787 Red Oak Dr	0.22mi	4/2.0	2,066 (+15%)	13mo	$214,900	$104	54
10675 Gerald Dr	0.30mi	4/2.0	2,039 (+13%)	15mo	$219,995	$108	51
2121 Oak Knoll Dr	0.57mi	3/2.0 (-1)	1,979 (+10%)	4mo	$175,000	$88	48
10755 Darryl Dr	0.35mi	3/1.5 (-1)	1,596 (-11%)	14mo	$165,000	$103	46
11555 E Black Oak Dr	0.53mi	4/1.5	1,577 (-12%)	8mo	$89,900	$57	46
11543 Willow Oak Ave	0.56mi	3/2.0 (-1)	1,950 (+8%)	22mo	$1,400	$1	37

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $5,682
• Equity at exit: $20,860

10-year hold

• IRR: 13.2%
• Equity multiple: 2.06×
• Total profit: $41,329
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$734
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $446

Break-even live

Break-even rent $1,078

Max offer price $139,900

Occupancy floor 68%

Sensitivity live

Price	-10% $525	-5% $485	+0% $446	+5% $406	+10% $367
Rent	-10% $316	-5% $381	+0% $446	+5% $511	+10% $576
Rate	-1.0pp $516	-0.5pp $481	base $446	+0.5pp $410	+1.0pp $373

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10950 Darryl Dr Baton Rouge, LA	1.0–4.0	1.0–3.0	1090	$1,499	$1.37	15d	86	0.34mi
11440 Bard Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1037	$1,350	$1.30	15d	1	0.49mi
1666 Rosedale Dr Baton Rouge, LA	3.0	1.5	1266	$1,500	$1.18	24d	1	0.68mi
344 Burgess Pl Baton Rouge, LA	3.0	2.0	1295	$1,675	$1.29	24d	1	0.83mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	15d	1	0.86mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	22d	1	0.86mi
12254 La Margie Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1001	$979	$0.98	15d	29	1.10mi
814 Lonita St Baton Rouge, LA	3.0	2.0	1678	$1,900	$1.13	24d	1	1.46mi

Listing history 7 events

1. 2026-05-17
   status Pending 1218-char remark

   Show marketing remark (1218 chars)

   Discover this 4-bedroom, 2-bath home offering 1,737 square feet of living space, perfectly situated on a spacious 0.58-acre lot shaded by mature trees. The large yard provides plenty of room to relax or entertain, and the covered patio is ideal for enjoying outdoor gatherings. Step inside to a spacious living room with comfortable carpet flooring, creating a welcoming space for family and guests. The kitchen is well-equipped with granite countertops, a breakfast bar, electric cooktop, and wall oven, and it flows seamlessly into the adjoining dining area and convenient laundry room. The primary suite features carpet flooring, a walk-in closet, and a private en suite bath complete with tile flooring, a single vanity, and a bathtub. Three additional bedrooms are nicely sized with carpet flooring and share a full bathroom with a shower-only setup. With its great location offering easy access to major Baton Rouge thoroughfares, this home combines comfort, convenience, and value. Schedule your private showing today and see all this home has to offer. Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

2. 2026-05-17
   status Pending 1218-char remark

   Show marketing remark (1218 chars)

   Discover this 4-bedroom, 2-bath home offering 1,737 square feet of living space, perfectly situated on a spacious 0.58-acre lot shaded by mature trees. The large yard provides plenty of room to relax or entertain, and the covered patio is ideal for enjoying outdoor gatherings. Step inside to a spacious living room with comfortable carpet flooring, creating a welcoming space for family and guests. The kitchen is well-equipped with granite countertops, a breakfast bar, electric cooktop, and wall oven, and it flows seamlessly into the adjoining dining area and convenient laundry room. The primary suite features carpet flooring, a walk-in closet, and a private en suite bath complete with tile flooring, a single vanity, and a bathtub. Three additional bedrooms are nicely sized with carpet flooring and share a full bathroom with a shower-only setup. With its great location offering easy access to major Baton Rouge thoroughfares, this home combines comfort, convenience, and value. Schedule your private showing today and see all this home has to offer. Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

3. 2026-05-15
   status Active 1218-char remark

   Show marketing remark (1218 chars)

   Discover this 4-bedroom, 2-bath home offering 1,737 square feet of living space, perfectly situated on a spacious 0.58-acre lot shaded by mature trees. The large yard provides plenty of room to relax or entertain, and the covered patio is ideal for enjoying outdoor gatherings. Step inside to a spacious living room with comfortable carpet flooring, creating a welcoming space for family and guests. The kitchen is well-equipped with granite countertops, a breakfast bar, electric cooktop, and wall oven, and it flows seamlessly into the adjoining dining area and convenient laundry room. The primary suite features carpet flooring, a walk-in closet, and a private en suite bath complete with tile flooring, a single vanity, and a bathtub. Three additional bedrooms are nicely sized with carpet flooring and share a full bathroom with a shower-only setup. With its great location offering easy access to major Baton Rouge thoroughfares, this home combines comfort, convenience, and value. Schedule your private showing today and see all this home has to offer. Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

4. 2026-05-15
   status Active 1218-char remark

   Show marketing remark (1218 chars)

   Discover this 4-bedroom, 2-bath home offering 1,737 square feet of living space, perfectly situated on a spacious 0.58-acre lot shaded by mature trees. The large yard provides plenty of room to relax or entertain, and the covered patio is ideal for enjoying outdoor gatherings. Step inside to a spacious living room with comfortable carpet flooring, creating a welcoming space for family and guests. The kitchen is well-equipped with granite countertops, a breakfast bar, electric cooktop, and wall oven, and it flows seamlessly into the adjoining dining area and convenient laundry room. The primary suite features carpet flooring, a walk-in closet, and a private en suite bath complete with tile flooring, a single vanity, and a bathtub. Three additional bedrooms are nicely sized with carpet flooring and share a full bathroom with a shower-only setup. With its great location offering easy access to major Baton Rouge thoroughfares, this home combines comfort, convenience, and value. Schedule your private showing today and see all this home has to offer. Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

5. 2026-04-17
   status Pending 1218-char remark

   Show marketing remark (1218 chars)

   Discover this 4-bedroom, 2-bath home offering 1,737 square feet of living space, perfectly situated on a spacious 0.58-acre lot shaded by mature trees. The large yard provides plenty of room to relax or entertain, and the covered patio is ideal for enjoying outdoor gatherings. Step inside to a spacious living room with comfortable carpet flooring, creating a welcoming space for family and guests. The kitchen is well-equipped with granite countertops, a breakfast bar, electric cooktop, and wall oven, and it flows seamlessly into the adjoining dining area and convenient laundry room. The primary suite features carpet flooring, a walk-in closet, and a private en suite bath complete with tile flooring, a single vanity, and a bathtub. Three additional bedrooms are nicely sized with carpet flooring and share a full bathroom with a shower-only setup. With its great location offering easy access to major Baton Rouge thoroughfares, this home combines comfort, convenience, and value. Schedule your private showing today and see all this home has to offer. Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

6. 2026-04-17
   listed $139,900 1218-char remark

   Show marketing remark (1218 chars)

   Discover this 4-bedroom, 2-bath home offering 1,737 square feet of living space, perfectly situated on a spacious 0.58-acre lot shaded by mature trees. The large yard provides plenty of room to relax or entertain, and the covered patio is ideal for enjoying outdoor gatherings. Step inside to a spacious living room with comfortable carpet flooring, creating a welcoming space for family and guests. The kitchen is well-equipped with granite countertops, a breakfast bar, electric cooktop, and wall oven, and it flows seamlessly into the adjoining dining area and convenient laundry room. The primary suite features carpet flooring, a walk-in closet, and a private en suite bath complete with tile flooring, a single vanity, and a bathtub. Three additional bedrooms are nicely sized with carpet flooring and share a full bathroom with a shower-only setup. With its great location offering easy access to major Baton Rouge thoroughfares, this home combines comfort, convenience, and value. Schedule your private showing today and see all this home has to offer. Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

7. 2026-04-17
   listed $139,900 Active 1218-char remark

   Show marketing remark (1218 chars)

   Discover this 4-bedroom, 2-bath home offering 1,737 square feet of living space, perfectly situated on a spacious 0.58-acre lot shaded by mature trees. The large yard provides plenty of room to relax or entertain, and the covered patio is ideal for enjoying outdoor gatherings. Step inside to a spacious living room with comfortable carpet flooring, creating a welcoming space for family and guests. The kitchen is well-equipped with granite countertops, a breakfast bar, electric cooktop, and wall oven, and it flows seamlessly into the adjoining dining area and convenient laundry room. The primary suite features carpet flooring, a walk-in closet, and a private en suite bath complete with tile flooring, a single vanity, and a bathtub. Three additional bedrooms are nicely sized with carpet flooring and share a full bathroom with a shower-only setup. With its great location offering easy access to major Baton Rouge thoroughfares, this home combines comfort, convenience, and value. Schedule your private showing today and see all this home has to offer. Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $769 · $64/mo
• Expected delta: +$52/yr (+$4/mo · 7.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,710
• − Mortgage interest: −$7,837
• − Property taxes: −$717
• − Insurance: −$700
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$4,070
• Taxable income: $3,233
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $4,575/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

7 events — show timeline

• 2026-05-17 Pending — AcadianaMLS
• 2026-05-17 Pending — GBRMLS
• 2026-05-15 Relisted — AcadianaMLS
• 2026-05-15 Relisted — GBRMLS
• 2026-04-17 Pending — GBRMLS
• 2026-04-17 Listed $139,900 GBRMLS
• 2026-04-17 Listed $139,900 AcadianaMLS

Property tax history

+20.5%/yr

Latest (2025): $717 · +4.7% YoY. Source: county tax records.