10481 Birchwood Dr · Baton Rouge, LA 70807

$180,000

5 bd · 3.5 ba · 1,786 sqft · SingleFamily public records · 41 Days on market

Built 1970 7,405 sqft lot $101/sqft · 19% above area Est $237k · 24% 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Appreciation +4.6/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Discover the potential in this spacious 4-bedroom, 3.5-bath two-story home offering approximately 2,500 square feet of opportunity and versatility. Conveniently located just minutes from the interstate and Southern University and A&M College, this property offers easy access for commuting while presenting an exceptional value-add opportunity for buyers or investors ready to make strategic improvements. Inside, the functional floor plan features generous living spaces along with a dedicated office/flex space that can easily adapt to your needs, whether as a home office, playroom, media room, or additional guest space. With strong fundamentals and substantial square footage, this home is full of possibilities for customization and future value creation. Recent upgrades include a brand new roof, already providing a major capital improvement and added peace of mind. Located in Flood Zone X, this property may also offer potential insurance advantages. The fenced backyard creates added privacy and plenty of space for outdoor living, entertaining, or future enhancements. With impressive size, solid features, and undeniable upside, this property presents a rare opportunity to build equity and maximize potential. Whether expanding your investment portfolio or creating a home tailored to your vision, this is a smart opportunity worth exploring.

Key facts

• Brand new roof
• Fenced backyard
• 7,405 sq ft lot

Tags

• DEDICATED OFFICE FLEX SPACE
• BRAND NEW ROOF
• FENCED BACKYARD
• EASY ACCESS FOR COMMUTING

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick and other construction materials; Slab foundation
• Exterior features: Composition roof

Interior

• Kitchen: Range; Oven; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms; One partial bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Range, Oven, Dishwasher; Carpet and vinyl flooring; Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $157k (12.6% below list).
• Recommended offer: $157k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 101 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,573/mo this rent would consume 69% of the median local household income ($28k/yr) (locally 1092% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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 41 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $128k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $157,289 (12.6% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (median comp): $237,484
• List price: $180,000
• Delta: -24.21%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.86×
• Total profit: $-7,008
• Equity at exit: $44,564

10-year hold

• IRR: 3.4%
• Equity multiple: 1.33×
• Total profit: $16,640
• Equity at exit: $47,751

Cash invested: $50,400 (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 70807

• Home prices YoY: -1.1%
• Active inventory: 101
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,573 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$137 /mo · $1,642/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $87

Break-even live

Break-even rent $1,463

Max offer price $180,000

Occupancy floor 89%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9331 Scenic Hwy Baton Rouge, LA	6.0	2.0	2300	$780	$0.34	43d	1	0.79mi

Listing history 22 events

1. 2026-06-18
   days on market $180,000 Active 41 DOM
2. 2026-06-17
   days on market $180,000 Active 40 DOM
3. 2026-06-16
   days on market $180,000 Active 39 DOM
4. 2026-06-15
   days on market $180,000 Active 38 DOM
5. 2026-06-14
   days on market $180,000 Active 36 DOM
6. 2026-06-10
   days on market $180,000 Active 33 DOM
7. 2026-06-09
   days on market $180,000 Active 32 DOM
8. 2026-06-08
   days on market $180,000 Active 31 DOM
9. 2026-06-07
   days on market $180,000 Active 30 DOM
10. 2026-06-05
    days on market $180,000 Active 27 DOM
11. 2026-06-03
    days on market $180,000 Active 26 DOM
12. 2026-06-02
    days on market $180,000 Active 25 DOM
13. 2026-06-01
    days on market $180,000 Active 24 DOM
14. 2026-05-31
    days on market $180,000 Active 23 DOM
15. 2026-05-31
    days on market $180,000 Active 22 DOM
16. 2026-05-08
    listed $180,000 Active 1362-char remark

    Show marketing remark (1360 chars)

    Discover the potential in this spacious 4-bedroom, 3.5-bath two-story home offering approximately 2,500 square feet of opportunity and versatility. Conveniently located just minutes from the interstate and Southern University and A&M College, this property offers easy access for commuting while presenting an exceptional value-add opportunity for buyers or investors ready to make strategic improvements. Inside, the functional floor plan features generous living spaces along with a dedicated office/flex space that can easily adapt to your needs, whether as a home office, playroom, media room, or additional guest space. With strong fundamentals and substantial square footage, this home is full of possibilities for customization and future value creation. Recent upgrades include a brand new roof, already providing a major capital improvement and added peace of mind. Located in Flood Zone X, this property may also offer potential insurance advantages. The fenced backyard creates added privacy and plenty of space for outdoor living, entertaining, or future enhancements. With impressive size, solid features, and undeniable upside, this property presents a rare opportunity to build equity and maximize potential. Whether expanding your investment portfolio or creating a home tailored to your vision, this is a smart opportunity worth exploring.

17. 2026-05-08
    listed $180,000 Active 1360-char remark

    Show marketing remark (1360 chars)

    Discover the potential in this spacious 4-bedroom, 3.5-bath two-story home offering approximately 2,500 square feet of opportunity and versatility. Conveniently located just minutes from the interstate and Southern University and A&M College, this property offers easy access for commuting while presenting an exceptional value-add opportunity for buyers or investors ready to make strategic improvements. Inside, the functional floor plan features generous living spaces along with a dedicated office/flex space that can easily adapt to your needs, whether as a home office, playroom, media room, or additional guest space. With strong fundamentals and substantial square footage, this home is full of possibilities for customization and future value creation. Recent upgrades include a brand new roof, already providing a major capital improvement and added peace of mind. Located in Flood Zone X, this property may also offer potential insurance advantages. The fenced backyard creates added privacy and plenty of space for outdoor living, entertaining, or future enhancements. With impressive size, solid features, and undeniable upside, this property presents a rare opportunity to build equity and maximize potential. Whether expanding your investment portfolio or creating a home tailored to your vision, this is a smart opportunity worth exploring.

18. 2012-04-04
    soldstatus
19. 2012-02-09
    soldstatus $128,380
20. 2012-01-06
    listed $95,000
21. 2012-01-06
    listed $95,000
22. 2011-02-21
    listed $127,900

ⓘ 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: $1,642 · $137/mo
• Projected year-2 tax: $1,642 · $137/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 6/10 Major FEMA zone X (unshaded) · 73% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,875
• − Mortgage interest: −$10,083
• − Property taxes: −$1,642
• − Insurance: −$900
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$5,236
• Taxable loss: −$2,007
• Est. tax savings @ 24.0%: +$482
• After-tax cash flow: $1,523/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): 15,300
• Household income: $27,534
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1092.0

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: Predominantly Black (91%)
• Race & ethnicity: Black 91% Two or more races 6% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▼ -0.87%
• Current HPI: 78.3629
• 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

+40.7% since first listed

7 events — show timeline

• 2026-05-08 Listed $180,000 AcadianaMLS
• 2026-05-08 Listed $180,000 GBRMLS
• 2012-04-04 Sold (MLS) — GBRMLS
• 2012-02-09 Sold (Public Records) $128,380 Public Records
• 2012-01-06 Listed $95,000 AcadianaMLS
• 2012-01-06 Listed $95,000 GBRMLS
• 2011-02-21 Listed $127,900 GBRMLS

Property tax history

+4.7%/yr

Latest (2025): $1,642 · +4.7% YoY. Source: county tax records.