14222 Cedar Pointe Ave · Baton Rouge, LA 70809

$325,000

4 bd · 3.0 ba · 2,731 sqft · SingleFamily public records · 30 Days on market

Built 2005 8,276 sqft lot Est $412k · 21% under $17/mo HOA

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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 +28.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 14222 Cedar Pointe Ave — Elegant Living in Baton Rouge! This stunning two-story home offers 2,775 sq ft of beautifully appointed living space with 4 bedrooms, 3 full bathrooms, and a thoughtfully designed open floor plan perfect for both everyday living and entertaining. The classic brick-and-siding exterior, covered front porch, manicured landscaping, and two-car garage create outstanding curb appeal. Inside, a soaring two-story foyer with decorative stained glass sidelights welcomes you home. Adjacent to the foyer is a formal living room — ideal as a sitting room or private home office — featuring crown molding, wainscoting, and an elegant chandelier. The open

Key facts

• Wainscoting
• Open floor plan
• Formal living room

Tags

• TWO STORY HOME
• OPEN FLOOR PLAN
• SOARING TWO STORY FOYER
• FORMAL LIVING ROOM
• CROWN MOLDING
• WAINSCOTING

Property features AI

Finance

• Other: Subdivision: Cloverhill
• HOA & community: Homeowners association with an annual fee of $200 (about $16.67/month)

Exterior

• Parking: 2 parking spaces; Attached garage with garage door opener
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Detached single-family residence; 2 stories
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built on a 0.19-acre lot (approximate)
• Exterior features: Front porch; Privacy fencing (full fenced); Level lot

Interior

• Kitchen: Gas cooktop; Range; Oven; Dishwasher; Disposal
• Flooring: Tile; Wood; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets; Built-in features; Beamed ceilings; Crown molding; High ceilings; Gas-log fireplace
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $320k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Rents rising (+2.2%/yr); 254 active listings in the ZIP; 3 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).
• At $4,027/mo this rent would consume 60% of the median local household income ($80k/yr) (locally 830% 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 (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 30 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y 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 $225k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $320,125 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.24% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.79%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $412,381
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10043 High Pines Dr	0.14mi	5/3.0 (+1)	2,821 (+3%)	19mo	$339,000	$120	67
9044 Thistle Ridge Dr	0.69mi	3/2.5 (-1)	2,480 (-9%)	15mo	$375,000	$151	33

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-16,346
• Equity at exit: $48,459

10-year hold

• IRR: 3.8%
• Equity multiple: 1.26×
• Total profit: $23,967
• Equity at exit: $28,100

Cash invested: $91,000 (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 70809

• Rents YoY: 2.2%
• Active inventory: 254
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $4,027 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$279 /mo · $3,349/yr
• Insurance: −$135
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$17
• Vacancy / Maint / Mgmt: −$846
• Net cashflow: $619

Break-even live

Break-even rent $3,243

Max offer price $325,000

Occupancy floor 80%

Sensitivity live

Price	-10% $803	-5% $711	+0% $619	+5% $527	+10% $435
Rent	-10% $301	-5% $460	+0% $619	+5% $778	+10% $937
Rate	-1.0pp $783	-0.5pp $702	base $619	+0.5pp $535	+1.0pp $449

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16756 Amberwood Dr Baton Rouge, LA	3.0	3.5	3522	$5,500	$1.56	24d	1	1.14mi
7671 Dearborne Dr Baton Rouge, LA	3.0	2.0	1886	$4,000	$2.12	24d	1	1.20mi
17951 Grand Cypress Creek Ave Baton Rouge, LA	3.0	2.0	2880	$5,000	$1.74	19d	1	1.47mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: landscaping

Listing history 34 events

1. 2026-06-18
   days on market $325,000 Active 30 DOM
2. 2026-06-17
   days on market $325,000 Active 29 DOM
3. 2026-06-16
   days on market $325,000 Active 28 DOM
4. 2026-06-15
   days on market $325,000 Active 27 DOM
5. 2026-06-14
   days on market $325,000 Active 25 DOM
6. 2026-06-10
   days on market $325,000 Active 22 DOM
7. 2026-06-09
   days on market $325,000 Active 21 DOM
8. 2026-06-08
   days on market $325,000 Active 20 DOM
9. 2026-06-07
   days on market $325,000 Active 19 DOM
10. 2026-06-05
    days on market $325,000 Active 16 DOM
11. 2026-06-03
    days on market $325,000 Active 15 DOM
12. 2026-06-02
    days on market $325,000 Active 14 DOM
13. 2026-06-01
    days on market $325,000 Active 13 DOM
14. 2026-05-31
    days on market $325,000 Active 12 DOM
15. 2026-05-31
    days on market $325,000 Active 11 DOM
16. 2026-05-19
    listed $325,000 Active
17. 2026-05-19
    listed $325,000 Active
18. 2026-05-15
    price $325,000
19. 2026-05-15
    price $325,000
20. 2026-04-13
    price $339,000
21. 2026-04-13
    price $339,000
22. 2026-03-30
    listed $349,000 Active
23. 2026-03-30
    listed $349,000 Active
24. 2014-03-24
    soldstatus $225,000
25. 2014-03-21
    soldstatus
26. 2014-01-30
    listed $233,900
27. 2014-01-30
    listed $233,900
28. 2013-07-29
    listed $233,900
29. 2013-07-29
    listed $233,900
30. 2013-06-02
    listed $247,000
31. 2013-06-02
    listed $247,000
32. 2005-09-09
    soldstatus
33. 2005-03-13
    listed $195,670
34. 2005-03-13
    listed $195,670

ⓘ 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: $3,349 · $279/mo
• Projected year-2 tax: $3,349 · $279/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 AE · 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: $48,328
• − Mortgage interest: −$18,205
• − Property taxes: −$3,349
• − Insurance: −$6,744
• − Repairs & maintenance: −$3,866
• − Management: −$3,866
• − HOA: −$204
• − Depreciation: −$9,455
• Taxable income: $2,639
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $6,797/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): 25,732
• Household income: $79,967
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 830.0

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 0.56)
• Race & ethnicity: White 62% Black 23% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -205.49%
• Current HPI: 154.7018
• Rent YoY: ▲ 2.16%
• 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

+66.1% since first listed

19 events — show timeline

• 2026-05-19 Listed $325,000 GBRMLS
• 2026-05-19 Listed $325,000 AcadianaMLS
• 2026-05-15 Price Changed $325,000 AcadianaMLS
• 2026-05-15 Price Changed $325,000 GBRMLS
• 2026-04-13 Price Changed $339,000 AcadianaMLS
• 2026-04-13 Price Changed $339,000 GBRMLS
• 2026-03-30 Listed $349,000 GBRMLS
• 2026-03-30 Listed $349,000 AcadianaMLS
• 2014-03-24 Sold (Public Records) $225,000 Public Records
• 2014-03-21 Sold (MLS) — GBRMLS
• 2014-01-30 Listed $233,900 GBRMLS
• 2014-01-30 Listed $233,900 AcadianaMLS
• 2013-07-29 Listed $233,900 AcadianaMLS
• 2013-07-29 Listed $233,900 GBRMLS
• 2013-06-02 Listed $247,000 AcadianaMLS
• 2013-06-02 Listed $247,000 GBRMLS
• 2005-09-09 Sold (MLS) — GBRMLS
• 2005-03-13 Listed $195,670 GBRMLS
• 2005-03-13 Listed $195,670 AcadianaMLS

Property tax history

+7.5%/yr

Latest (2025): $3,349 · -0.5% YoY. Source: county tax records.