18529 Lake Camellia Ave · Old Jefferson, LA 70817

$285,000

3 bd · 2.0 ba · 1,574 sqft · SingleFamily public records · 6 Days on market

Built 1996 8,712 sqft lot $181/sqft · at area comps Est $295k · at est. $10/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 +12.5/30.0
• ARV discount +9.0/15.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• 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

5.25% interest rate to qualified buyer for the month of May. Seller buydown to 5.25%. Precious 3BR/2BA split floor plan with an incredibly open and airy layout! Natural light flows through this home which features a walk-through laundry room for added convenience. No carpet throughout--easy maintenance with granite countertops and stainless steel appliances in the kitchen, plus tons of cabinet storage. Major updates include a new roof and newer A/C for peace of mind. The rear carport opens to the backyard and doubles perfectly as an entertaining space. You'll also love the separate storage shed for all your extras. Subdivision offers access to a beautiful lake and private boat launch--enjoy the lifestyle as much as the home! Does not require flood insurance and has never flooded as well.

Key facts

• Split floor plan
• Newer a/c
• Granite countertops

Tags

• SPLIT FLOOR PLAN
• WALK-THROUGH LAUNDRY ROOM
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NEW ROOF
• NEWER A/C

Property features AI

Finance

• Other: Lot approximately 70 x 120 (0.2 acres); Subdivision: Azalea Lakes
• HOA & community: Homeowners association with annual maintenance fee of $125 (about $10.42/month)

Exterior

• Parking: 2 total parking spaces; Carport with 2 spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Detached single-family residence; Residential property; Single-story (entry level not specified)
• Construction: Frame and brick construction; Slab foundation; Built with shingle roof
• Exterior features: Exterior lighting; Covered patio; Partial privacy fencing; Shingle roof; Workshop; Spa/Hot tub (bath features)

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Crown molding; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-42 ($-509/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (19.4% below list).
• Recommended offer: $230k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.4% in Old Jefferson — 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 73/100 on livability (#36 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, employment 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 19y 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 $238k; 20% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,805 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.81% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (median comp): $294,838
• List price: $285,000
• Delta: -3.34%
• 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
18345 Lake Myrtle Dr	0.17mi	3/2.0	1,590 (+1%)	2mo	$275,000	$173	89
18421 Doc Olena Dr	0.28mi	3/2.0	1,578 (+0%)	1mo	$269,500	$171	86
18553 Lake Iris Ave	0.18mi	3/2.0	1,635 (+4%)	2mo	$294,000	$180	84
18440 Three Bars Dr	0.26mi	3/2.0	1,623 (+3%)	1mo	$285,000	$176	82
17715 Doc Bar Ave	0.33mi	3/2.0	1,653 (+5%)	1mo	$300,000	$181	75
17741 Willow Trail Dr	0.54mi	3/2.0	1,569 (-0%)	1mo	$289,000	$184	74
17647 Lake Azalea Dr	0.16mi	3/2.0	1,787 (+14%)	3mo	$312,000	$175	68
17480 Kaitlyn Dr	0.66mi	3/2.0	1,562 (-1%)	2mo	$200,000	$128	66
17656 Chasefield Ave	0.69mi	3/2.0	1,582 (+0%)	1mo	$250,000	$158	66
17535 Lake Willow Ave	0.57mi	3/2.0	1,637 (+4%)	3mo	$289,900	$177	65
17460 Kaitlyn Dr	0.68mi	3/2.0	1,535 (-2%)	4mo	$250,000	$163	61
17614 Christophers Crossing Dr	0.66mi	3/2.0	1,499 (-5%)	1mo	$250,000	$167	60

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.36×
• Total profit: $-51,093
• Equity at exit: $42,494

10-year hold

• IRR: -12.6%
• Equity multiple: 0.29×
• Total profit: $-56,867
• Equity at exit: $24,642

Cash invested: $79,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$235 /mo · $2,815/yr
• Insurance: −$119
• HOA: −$10
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-42

Break-even live

Break-even rent $2,352

Max offer price $277,509

Occupancy floor 97%

Sensitivity live

Price	-10% $119	-5% $38	+0% $-42	+5% $-123	+10% $-204
Rent	-10% $-224	-5% $-133	+0% $-42	+5% $48	+10% $139
Rate	-1.0pp $101	-0.5pp $30	base $-42	+0.5pp $-116	+1.0pp $-191

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18585 Lakefield Ave Baton Rouge, LA	3.0	2.0	1616	$2,100	$1.30	20d	1	0.12mi
18482 Lake Iris Ave Baton Rouge, LA	3.0	2.0	1580	$2,895	$1.83	20d	1	0.19mi
16632 Highland Club Ave Baton Rouge, LA	3.0	2.5	2076	$2,400	$1.16	44d	1	0.94mi
17950 Airline Hwy Prairieville, LA	1.0–3.0	1.0–2.0	964	$1,850	$1.92	15d	15	1.05mi
10028 Savannah Jane Ln Baton Rouge, LA	4.0	2.0	1870	$2,250	$1.20	44d	1	1.21mi
10028 Savannah Jane Ln Baton Rouge, LA	4.0	2.0	1870	$2,250	$1.20	20d	1	1.21mi
20122 Leandor Isle Ave Baton Rouge, LA	3.0	2.0	1463	$1,850	$1.26	15d	1	1.25mi
18606 Perkins Oak Rd Prairieville, LA	3.0	2.0	1540	$2,150	$1.40	15d	1	1.34mi
18596 White Oak Dr Prairieville, LA	3.0	2.0	1867	$2,150	$1.15	15d	1	1.39mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 38 events

1. 2026-06-18
   days on market $285,000 Active 6 DOM
2. 2026-06-17
   days on market $285,000 Active 5 DOM
3. 2026-06-16
   days on market $285,000 Active 4 DOM
4. 2026-06-15
   days on market $285,000 Active 3 DOM
5. 2026-06-14
   days on marketlisting id $285,000 Active 1 DOM
6. 2026-06-10
   days on market $285,000 Active 117 DOM
7. 2026-06-09
   days on market $285,000 Active 116 DOM
8. 2026-06-08
   days on market $285,000 Active 115 DOM
9. 2026-06-07
   days on market $285,000 Active 114 DOM
10. 2026-06-05
    days on market $285,000 Active 111 DOM
11. 2026-06-03
    days on market $285,000 Active 110 DOM
12. 2026-06-02
    days on market $285,000 Active 109 DOM
13. 2026-06-01
    days on market $285,000 Active 108 DOM
14. 2026-05-31
    days on market $285,000 Active 107 DOM
15. 2026-05-31
    days on market $285,000 Active 106 DOM
16. 2026-04-18
    price $285,000 798-char remark
17. 2026-04-18
    price $285,000 815-char remark
18. 2026-03-11
    price $289,900 798-char remark
19. 2026-03-11
    price $289,900 815-char remark
20. 2026-02-13
    listed $292,750 Active 798-char remark
21. 2026-02-13
    listed $292,750 Active 815-char remark
22. 2020-10-12
    soldstatus $237,500
23. 2020-10-09
    soldstatus Sold
24. 2020-09-07
    status Pending
25. 2020-09-05
    listed $234,000 Active
26. 2020-09-05
    listed $234,000
27. 2020-07-14
    soldstatus $205,000
28. 2015-11-18
    soldstatus $188,500
29. 2015-11-17
    soldstatus Sold
30. 2015-10-08
    status Pending
31. 2015-09-18
    price $192,000
32. 2015-07-28
    price $197,900
33. 2015-06-19
    listed $205,000 Active
34. 2015-06-18
    listed $192,000
35. 2007-04-02
    soldstatus $175,000
36. 2007-03-30
    soldstatus
37. 2007-02-22
    listed $178,000
38. 2007-02-22
    listed $178,000

ⓘ 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: $2,815 · $235/mo
• Projected year-2 tax: $2,815 · $235/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 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 · 22 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: $27,577
• − Mortgage interest: −$15,964
• − Property taxes: −$2,815
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − HOA: −$120
• − Depreciation: −$8,291
• Taxable loss: −$5,451
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $799/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 — Old Jefferson

• Score: 73/100
• State rank: #36
• US rank: #5501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+60.1% since first listed

25 events — show timeline

• 2026-06-12 Listed $285,000 GBRMLS
• 2026-06-12 Listed $285,000 AcadianaMLS
• 2026-04-18 Price Changed $285,000 AcadianaMLS
• 2026-04-18 Price Changed $285,000 GBRMLS
• 2026-03-11 Price Changed $289,900 AcadianaMLS
• 2026-03-11 Price Changed $289,900 GBRMLS
• 2026-02-13 Listed $292,750 GBRMLS
• 2026-02-13 Listed $292,750 AcadianaMLS
• 2020-10-12 Sold (Public Records) $237,500 Public Records
• 2020-10-09 Sold (MLS) — GBRMLS
• 2020-09-07 Pending — GBRMLS
• 2020-09-05 Listed $234,000 AcadianaMLS
• 2020-09-05 Listed $234,000 GBRMLS
• 2020-07-14 Sold (Public Records) $205,000 Public Records
• 2015-11-18 Sold (Public Records) $188,500 Public Records
• 2015-11-17 Sold (MLS) — GBRMLS
• 2015-10-08 Pending — GBRMLS
• 2015-09-18 Price Changed $192,000 GBRMLS
• 2015-07-28 Price Changed $197,900 GBRMLS
• 2015-06-19 Listed $205,000 GBRMLS
• 2015-06-18 Listed $192,000 AcadianaMLS
• 2007-04-02 Sold (Public Records) $175,000 Public Records
• 2007-03-30 Sold (MLS) — GBRMLS
• 2007-02-22 Listed $178,000 GBRMLS
• 2007-02-22 Listed $178,000 AcadianaMLS

Property tax history

+3.4%/yr

Latest (2025): $2,815 · -0.5% YoY. Source: county tax records.