10055 Jefferson Hwy · Inniswold, LA 70809

$194,000

2 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 40 Days on market

Built 1974 Est $212k · 8% under

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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).

• ARV discount +11.2/15.0
• Cash flow +10.8/30.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Rent growth +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for the perfect location in Baton Rouge while not compromising style and uprades? This two bedroom townhome in Jefferson Square truly has it all! It was recently renovated with butcher block countertops, completely painted, and new flooring throughout. You will notice the two car covered parking that leads straight to the cozy patio that lights up at night. This corner unit is a rare gem to find off Jefferson Hwy especially having gated access only. It will not last long so schedule your showing today!

Key facts

• Gated community
• Greenspace
• Community pool

Tags

• GATED COMMUNITY
• COMMUNITY POOL
• NEW ORLEANS STYLE COURTYARD
• PRIVATE PATIO
• EXTENDED CONCRETE
• GREENSPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (23.2% below list).
• Recommended offer: $149k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.0% in Inniswold — 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 69/100 on livability (#79 in LA) — a middle-class / working-renter tenant base. Strengths: crime A, housing B+, employment B; 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.
• Zoned schools: Westminster Elementary School (math 12% / reading 22%, grade F, #487 of 646 statewide, top 78%, 333 students, 80% FRL); Westdale Middle School (math 15% / reading 30%, grade F, #151 of 218 statewide, top 70%, 757 students, 69% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Market conditions: Rents rising (+2.2%/yr); 259 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $6k 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 40 days — a 3% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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 $165k; 18% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,927 (23.2% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $211,560
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4322 Debellevue Dr	0.12mi	3/1.0 (+1)	1,343 (+4%)	4mo	$220,000	$164	79
4334 Bea Dr	0.05mi	3/1.5 (+1)	1,155 (-10%)	13mo	$185,500	$161	62
10196 Oliphant Rd	0.47mi	3/2.0 (+1)	1,186 (-8%)	9mo	$198,000	$167	48
9684 Oliphant Rd	0.53mi	3/2.0 (+1)	1,390 (+8%)	7mo	$276,250	$199	47
10045 Devonshire Dr	0.54mi	3/2.0 (+1)	1,385 (+7%)	12mo	$200,000	$144	44
5080 Floynell Dr	0.69mi	3/2.0 (+1)	1,344 (+4%)	14mo	$244,900	$182	40
10259 Oliphant Rd	0.55mi	3/1.5 (+1)	1,456 (+13%)	18mo	$224,900	$154	31

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-38,344
• Equity at exit: $28,926

10-year hold

• IRR: -15.5%
• Equity multiple: 0.16×
• Total profit: $-45,779
• Equity at exit: $16,774

Cash invested: $54,320 (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: 259
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$167 /mo · $2,002/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-88

Break-even live

Break-even rent $1,601

Max offer price $178,371

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-34	+0% $-88	+5% $-143	+10% $-198
Rent	-10% $-206	-5% $-147	+0% $-88	+5% $-30	+10% $29
Rate	-1.0pp $9	-0.5pp $-39	base $-88	+0.5pp $-139	+1.0pp $-190

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10066 Jefferson Hwy Unit C Baton Rouge, LA	3.0	2.5	1437	$1,250	$0.87	25d	1	0.10mi
9925 Jefferson Hwy Baton Rouge, LA	2.0	2.5	1458	$1,900	$1.30	16d	1	0.14mi
3938 Garden View Dr Baton Rouge, LA	3.0	2.0	1620	$2,000	$1.23	23d	1	0.15mi
4188 Jefferson Woods Dr Baton Rouge, LA	2.0	1.5	1200	$1,800	$1.50	45d	1	0.18mi
10390 Jefferson Hwy Baton Rouge, LA	1.0–4.0	1.0–2.0	1050	$1,244	$1.18	16d	13	0.22mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$1,888	$1.71	16d	10	0.33mi
10438 Jefferson Hwy Unit G Baton Rouge, LA	1.0	1.0	930	$1,195	$1.28	45d	1	0.33mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,213	$1.22	16d	16	0.42mi
10286 W Winston Ave Baton Rouge, LA	2.0	1.5	1150	$1,195	$1.04	45d	1	0.60mi
10245 Airline Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	898	$1,469	$1.63	16d	14	0.64mi
10642 Stanley Aubin Ln Unit C Baton Rouge, LA	2.0	1.5	1050	$900	$0.86	45d	1	0.67mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	25d	1	0.71mi
3484 Cedarcrest Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	937	$1,122	$1.20	25d	1	0.73mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	25d	1	0.74mi
10655 Woodland Oaks Dr Baton Rouge, LA	3.0	2.0	1852	$2,200	$1.19	16d	1	0.81mi
4085 Fleet Dr Baton Rouge, LA	3.0	1.5	1000	$1,400	$1.40	21d	1	0.90mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	45d	1	0.93mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	45d	1	1.04mi
5960 Siegen Ln Baton Rouge, LA	1.0–2.0	1.0–2.0	1006	$1,386	$1.38	16d	8	1.19mi
11550 Southfork Ave Baton Rouge, LA	2.0	2.0	1020	$1,300	$1.27	25d	2	1.21mi
11555 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	825	$1,370	$1.66	16d	22	1.25mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,284	$1.53	16d	19	1.25mi
10707 Industriplex Blvd Baton Rouge, LA	1.0–4.0	1.0–2.0	1127	$1,349	$1.20	16d	9	1.26mi
3098 Drusilla Ln Baton Rouge, LA	3.0	1.5	1537	$1,600	$1.04	45d	1	1.29mi
10795 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,287	$1.54	16d	16	1.31mi
3411 San Felipe Dr Baton Rouge, LA	3.0	2.5	1654	$1,500	$0.91	25d	1	1.40mi
8732 Jefferson Hwy #7 Baton Rouge, LA	2.0	2.5	1200	$1,700	$1.42	25d	1	1.41mi
2257 Silverest Ave Baton Rouge, LA	3.0	1.5	1800	$1,700	$0.94	25d	1	1.42mi
11850 Wentling Ave Baton Rouge, LA	1.0–2.0	1.0–1.5	870	$1,278	$1.47	16d	20	1.42mi
2222 Seracedar Dr Baton Rouge, LA	3.0	2.0	1550	$1,700	$1.10	45d	1	1.45mi
2166 Silverest Ave Baton Rouge, LA	3.0	2.0	1640	$1,800	$1.10	25d	1	1.47mi

Listing history 32 events

1. 2026-06-22
   days on market $194,000 Active 40 DOM
2. 2026-06-18
   days on market $194,000 Active 37 DOM
3. 2026-06-17
   days on market $194,000 Active 36 DOM
4. 2026-06-16
   days on market $194,000 Active 35 DOM
5. 2026-06-15
   days on market $194,000 Active 34 DOM
6. 2026-06-14
   days on market $194,000 Active 32 DOM
7. 2026-06-10
   days on market $194,000 Active 29 DOM
8. 2026-06-09
   days on market $194,000 Active 28 DOM
9. 2026-06-08
   days on market $194,000 Active 27 DOM
10. 2026-06-07
    days on market $194,000 Active 26 DOM
11. 2026-06-05
    days on market $194,000 Active 23 DOM
12. 2026-06-03
    days on market $194,000 Active 22 DOM
13. 2026-06-02
    days on market $194,000 Active 21 DOM
14. 2026-06-01
    days on market $194,000 Active 20 DOM
15. 2026-05-31
    days on market $194,000 Active 19 DOM
16. 2026-05-31
    days on market $194,000 Active 18 DOM
17. 2026-05-12
    listed $194,000 Active 1097-char remark
18. 2023-06-14
    soldstatus Sold 515-char remark

    Show marketing remark (515 chars)

    Looking for the perfect location in Baton Rouge while not compromising style and uprades? This two bedroom townhome in Jefferson Square truly has it all! It was recently renovated with butcher block countertops, completely painted, and new flooring throughout. You will notice the two car covered parking that leads straight to the cozy patio that lights up at night. This corner unit is a rare gem to find off Jefferson Hwy especially having gated access only. It will not last long so schedule your showing today!

19. 2023-04-21
    status Pending 515-char remark

    Show marketing remark (515 chars)

    Looking for the perfect location in Baton Rouge while not compromising style and uprades? This two bedroom townhome in Jefferson Square truly has it all! It was recently renovated with butcher block countertops, completely painted, and new flooring throughout. You will notice the two car covered parking that leads straight to the cozy patio that lights up at night. This corner unit is a rare gem to find off Jefferson Hwy especially having gated access only. It will not last long so schedule your showing today!

20. 2023-04-20
    listed $184,000 Active 515-char remark

    Show marketing remark (515 chars)

    Looking for the perfect location in Baton Rouge while not compromising style and uprades? This two bedroom townhome in Jefferson Square truly has it all! It was recently renovated with butcher block countertops, completely painted, and new flooring throughout. You will notice the two car covered parking that leads straight to the cozy patio that lights up at night. This corner unit is a rare gem to find off Jefferson Hwy especially having gated access only. It will not last long so schedule your showing today!

21. 2023-04-20
    listed $184,000

    Show marketing remark (515 chars)

    Looking for the perfect location in Baton Rouge while not compromising style and uprades? This two bedroom townhome in Jefferson Square truly has it all! It was recently renovated with butcher block countertops, completely painted, and new flooring throughout. You will notice the two car covered parking that leads straight to the cozy patio that lights up at night. This corner unit is a rare gem to find off Jefferson Hwy especially having gated access only. It will not last long so schedule your showing today!

22. 2021-11-15
    soldstatus $165,000
23. 2021-11-12
    soldstatus Sold
24. 2021-10-13
    status Pending
25. 2021-10-01
    listed $169,900 Active
26. 2021-10-01
    listed $169,900
27. 2017-02-01
    soldstatus $136,000
28. 2017-01-31
    soldstatus Sold
29. 2017-01-03
    status Pending
30. 2016-12-15
    listed $139,900 Active
31. 2016-12-15
    listed $139,900
32. 2006-05-01
    soldstatus $97,556

ⓘ 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: $2,002 · $167/mo
• Projected year-2 tax: $2,002 · $167/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 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: $17,871
• − Mortgage interest: −$10,867
• − Property taxes: −$2,002
• − Insurance: −$970
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$5,644
• Taxable loss: −$4,470
• Est. tax savings @ 24.0%: +$1,073
• After-tax cash flow: $11/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 — Inniswold

• Score: 69/100
• State rank: #79
• US rank: #8943

Category grades

Amenities F Commute F Cost of living C+ Crime A Employment B Housing B+ 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
• City population: 25,649
• 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

+98.9% since first listed

16 events — show timeline

• 2026-05-12 Listed $194,000 FSBO.com
• 2023-06-14 Sold (MLS) — GBRMLS
• 2023-04-21 Pending — GBRMLS
• 2023-04-20 Listed $184,000 AcadianaMLS
• 2023-04-20 Listed $184,000 GBRMLS
• 2021-11-15 Sold (Public Records) $165,000 Public Records
• 2021-11-12 Sold (MLS) — GBRMLS
• 2021-10-13 Pending — GBRMLS
• 2021-10-01 Listed $169,900 AcadianaMLS
• 2021-10-01 Listed $169,900 GBRMLS
• 2017-02-01 Sold (Public Records) $136,000 Public Records
• 2017-01-31 Sold (MLS) — GBRMLS
• 2017-01-03 Pending — GBRMLS
• 2016-12-15 Listed $139,900 GBRMLS
• 2016-12-15 Listed $139,900 AcadianaMLS
• 2006-05-01 Sold (Public Records) $97,556 Public Records

Property tax history

+16.4%/yr

Latest (2025): $2,002 · -0.5% YoY. Source: county tax records.