13848 Cypress Ridge Ave · Shenandoah, LA 70817

$265,000

4 bd · 2.0 ba · 1,840 sqft · SingleFamily public records · 54 Days on market

Built 1979 0.25 ac lot $144/sqft · 11% below area Est $298k · 11% 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 +12.5/15.0
• Cash flow +11.7/30.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bedroom, 2-bath home in the desirable Hickory Ridge subdivision. Inside, you'll find ceramic tile flooring in the kitchen, baths, and living area, with laminate flooring extending through all bedrooms, and hallway--no carpet throughout. The large den features a cozy corner fireplace and a vaulted ceiling, creating a warm and inviting gathering space. The kitchen offers plenty of cabinet storage and breakfast area. Step outside to a generous, partially fenced backyard--ideal for family gatherings, playtime, or outdoor relaxation. Conveniently located near shopping, restaurants, and just minutes from both I-10 and I-12, this home offers comfort and accessibility in a great location. New pictures coming soon.

Key facts

• Vaulted ceiling
• 0.25 acre lot
• 2 parking spots

Tags

• CERAMIC TILE FLOORING
• LAMINATE WOOD FLOORING
• COZY CORNER FIREPLACE
• VAULTED CEILING
• PARTIALLY FENCED BACKYARD
• PLENTY OF CABINET STORAGE

Property features AI

Finance

• Other: Located in the Hickory Ridge subdivision; Directions: Coursey Blvd. to Hickory Ridge Blvd., left on Cypress Ridge; home on the right
• HOA & community: Homeowners association; Community sidewalks

Exterior

• Parking: 2 total parking spaces; Carport for 2 vehicles
• Utilities: Public water; Public sewer; Cable connected
• Home design: Detached single-family residence; Residential property
• Construction: Brick and cement siding exterior; Slab foundation; Built of typical modern materials
• Exterior features: Partial wood fencing; Shingle roof; Sidewalks; Lot dimensions approximately 75 x 145 x 77 x 146

Interior

• Kitchen: Oven; Electric cooktop; Dishwasher; Disposal; Microwave
• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Wood-burning fireplace
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-78 ($-935/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (21.1% below list).
• Recommended offer: $209k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.3% in Shenandoah — 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 76/100 on livability (#16 in LA, #3,778 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety 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.
• Zoned schools: Parkview Elementary School (math 47% / reading 64%, grade C, #89 of 646 statewide, top 14%, 539 students, 68% FRL); Woodlawn Middle School (math 20% / reading 39%, grade F, #116 of 218 statewide, top 53%, 887 students, 69% FRL); Woodlawn High School (math 25% / reading 30%, grade F, #133 of 265 statewide, top 51%, 1,527 students, 62% FRL).
• Market conditions: Rents rising (+2.0%/yr); 361 active listings in the ZIP; 25 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 $2k of loan paydown is wiped out by about $8k 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 54 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $209,135 (21.1% 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 54 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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. 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: 0.79% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

• ARV (median comp): $298,107
• List price: $265,000
• Delta: -11.11%
• 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
14202 S Gate House Ave	0.34mi	3/2.0 (-1)	1,892 (+3%)	1mo	$349,000	$184	74
5003 S Laurel Creek Ct	0.44mi	3/2.0 (-1)	1,898 (+3%)	2mo	$285,000	$150	68
13818 Malbec Ave	0.59mi	4/2.0	1,887 (+3%)	2mo	$302,000	$160	67
14252 Coursey Cove Ave	0.46mi	3/2.0 (-1)	1,951 (+6%)	3mo	$324,900	$167	61
5933 Woodlawn Park Ct	0.60mi	3/2.0 (-1)	1,802 (-2%)	3mo	$255,000	$142	61
5923 Woodlawn Park Ct	0.59mi	3/2.0 (-1)	1,790 (-3%)	4mo	$255,000	$142	59
6031 Ridgemore Dr	0.55mi	3/2.0 (-1)	1,933 (+5%)	3mo	$169,000	$87	59
5144 Perthshire Dr	0.51mi	3/2.0 (-1)	1,956 (+6%)	4mo	$315,000	$161	57
13013 Carrington Place Ave	0.58mi	3/2.0 (-1)	1,903 (+3%)	7mo	$285,000	$150	56
6035 Shakespeare Dr	0.51mi	4/2.0	2,040 (+11%)	5mo	$315,000	$154	54
13128 Bluffton Ave	0.55mi	4/2.5	2,050 (+11%)	5mo	$349,900	$171	49
4529 Mendocino Way	0.71mi	4/2.0	2,084 (+13%)	4mo	$324,000	$155	42

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: -19.4%
• Equity multiple: 0.33×
• Total profit: $-49,917
• Equity at exit: $39,512

10-year hold

• IRR: -14.1%
• Equity multiple: 0.22×
• Total profit: $-57,957
• Equity at exit: $22,912

Cash invested: $74,200 (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: 361
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$230 /mo · $2,760/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-78

Break-even live

Break-even rent $2,190

Max offer price $251,229

Occupancy floor 99%

Sensitivity live

Price	-10% $72	-5% $-3	+0% $-78	+5% $-153	+10% $-228
Rent	-10% $-243	-5% $-161	+0% $-78	+5% $5	+10% $87
Rate	-1.0pp $56	-0.5pp $-11	base $-78	+0.5pp $-147	+1.0pp $-216

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5113 Sandy Ridge Dr Baton Rouge, LA	3.0	2.0	1812	$1,695	$0.94	23d	1	0.22mi
13675 Coursey Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	951	$1,300	$1.37	45d	23	0.44mi
14142 Watercrest Ln Baton Rouge, LA	3.0	3.0	1875	$2,300	$1.23	16d	1	0.51mi
4719 Mendocino Way Baton Rouge, LA	4.0	2.0	1704	$2,200	$1.29	16d	1	0.60mi
5714 Ardmore Dr Baton Rouge, LA	3.0	2.0	1700	$1,700	$1.00	16d	1	0.64mi
4644 Grenache Dr Baton Rouge, LA	4.0	3.0	2159	$2,250	$1.04	25d	1	0.70mi
15580 George Oneal Rd Baton Rouge, LA	1.0–3.0	1.0–2.0	1063	$1,510	$1.42	16d	8	0.73mi
5050 Stumberg Ln Baton Rouge, LA	3.0	2.0	1591	$1,950	$1.23	25d	1	0.80mi
4844 Mokki Ln Baton Rouge, LA	3.0	2.0	1440	$1,690	$1.17	45d	1	0.82mi
4804 Mokki Ln Baton Rouge, LA	3.0	2.0	1440	$1,875	$1.30	23d	1	0.84mi
13343 Bellacosa Ave Baton Rouge, LA	5.0	3.0	2016	$2,800	$1.39	16d	1	0.86mi
13312 Bellacosa Ave Baton Rouge, LA	5.0	3.0	2016	$2,395	$1.19	45d	1	0.87mi
4126 Stumberg Ln Baton Rouge, LA	3.0	2.0	1480	$2,150	$1.45	16d	1	0.90mi
4138 Stumberg Ln Baton Rouge, LA	3.0	2.0	1477	$1,925	$1.30	45d	1	0.93mi
7004 Spring Gardens Dr Baton Rouge, LA	3.0	2.0	1630	$2,000	$1.23	45d	1	0.95mi
12417 Coursey Blvd Baton Rouge, LA	3.0	2.0	1679	$1,800	$1.07	25d	1	1.03mi
5213 Berryville Ct Baton Rouge, LA	3.0	2.0	1237	$1,750	$1.41	16d	1	1.06mi
6212 Stumberg Ln Baton Rouge, LA	3.0	2.0	1424	$1,500	$1.05	45d	1	1.12mi
15513 Fields Creek Ave Baton Rouge, LA	3.0	2.0	1595	$2,295	$1.44	25d	1	1.15mi
5017 Parkoaks Dr Baton Rouge, LA	3.0	2.0	2107	$1,950	$0.93	45d	1	1.15mi
6407 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2033	$2,450	$1.21	16d	1	1.29mi
4810 Kennesaw Dr Unit 4810-C Baton Rouge, LA	3.0	2.0	1275	$1,100	$0.86	45d	1	1.30mi
6708 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2367	$2,500	$1.06	25d	1	1.36mi
6714 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2082	$2,400	$1.15	16d	1	1.36mi
6410 Roux Dr Baton Rouge, LA	3.0	2.5	1827	$2,125	$1.16	45d	1	1.40mi

Listing history 23 events

1. 2026-06-22
   days on market $265,000 Active 54 DOM
2. 2026-06-18
   days on market $265,000 Active 51 DOM
3. 2026-06-17
   days on market $265,000 Active 50 DOM
4. 2026-06-16
   days on market $265,000 Active 49 DOM
5. 2026-06-15
   days on market $265,000 Active 48 DOM
6. 2026-06-14
   days on market $265,000 Active 46 DOM
7. 2026-06-10
   days on market $265,000 Active 43 DOM
8. 2026-06-09
   days on market $265,000 Active 42 DOM
9. 2026-06-08
   days on market $265,000 Active 41 DOM
10. 2026-06-07
    days on market $265,000 Active 40 DOM
11. 2026-06-05
    days on market $265,000 Active 37 DOM
12. 2026-06-03
    days on market $265,000 Active 36 DOM
13. 2026-06-02
    days on market $265,000 Active 35 DOM
14. 2026-06-01
    days on market $265,000 Active 34 DOM
15. 2026-05-31
    days on market $265,000 Active 33 DOM
16. 2026-05-31
    days on market $265,000 Active 32 DOM
17. 2026-04-28
    listed $265,000 Active 758-char remark

    Show marketing remark (742 chars)

    Welcome to this spacious 4-bedroom, 2-bath home in the desirable Hickory Ridge subdivision. Inside, you'll find ceramic tile flooring in the kitchen, baths, and living area, with laminate flooring extending through all bedrooms, and hallway--no carpet throughout. The large den features a cozy corner fireplace and a vaulted ceiling, creating a warm and inviting gathering space. The kitchen offers plenty of cabinet storage and breakfast area. Step outside to a generous, partially fenced backyard--ideal for family gatherings, playtime, or outdoor relaxation. Conveniently located near shopping, restaurants, and just minutes from both I-10 and I-12, this home offers comfort and accessibility in a great location. New pictures coming soon.

18. 2026-04-28
    listed $265,000 Active 742-char remark

    Show marketing remark (742 chars)

    Welcome to this spacious 4-bedroom, 2-bath home in the desirable Hickory Ridge subdivision. Inside, you'll find ceramic tile flooring in the kitchen, baths, and living area, with laminate flooring extending through all bedrooms, and hallway--no carpet throughout. The large den features a cozy corner fireplace and a vaulted ceiling, creating a warm and inviting gathering space. The kitchen offers plenty of cabinet storage and breakfast area. Step outside to a generous, partially fenced backyard--ideal for family gatherings, playtime, or outdoor relaxation. Conveniently located near shopping, restaurants, and just minutes from both I-10 and I-12, this home offers comfort and accessibility in a great location. New pictures coming soon.

19. 2026-02-03
    listed $2,000
20. 2023-11-20
    soldstatus

    Show marketing remark (523 chars)

    Enjoy the comfort and convenience of this spacious 4 bedroom, 2 bath home in Hickory Ridge Subdivision. The interior features ceramic tile in kitchen, baths and living area, laminate flooring in formal dining, all bedrooms and hallway, and a cozy corner fireplace in living room with vaulted ceiling. The kitchen also boasts a new dishwasher and plenty of cabinet space. The exterior offers a large back yard with partial fencing and rear parking. This home is ideally located near shopping, restaurants and I-10 and I-12.

21. 2023-08-15
    listed $1,850

    Show marketing remark (523 chars)

    Enjoy the comfort and convenience of this spacious 4 bedroom, 2 bath home in Hickory Ridge Subdivision. The interior features ceramic tile in kitchen, baths and living area, laminate flooring in formal dining, all bedrooms and hallway, and a cozy corner fireplace in living room with vaulted ceiling. The kitchen also boasts a new dishwasher and plenty of cabinet space. The exterior offers a large back yard with partial fencing and rear parking. This home is ideally located near shopping, restaurants and I-10 and I-12.

22. 2021-12-27
    soldstatus
23. 2021-12-06
    listed $1,850

ⓘ 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: $2,760 · $230/mo
• Projected year-2 tax: $2,760 · $230/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 · 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: $25,096
• − Mortgage interest: −$14,844
• − Property taxes: −$2,760
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$7,709
• Taxable loss: −$5,558
• Est. tax savings @ 24.0%: +$1,334
• After-tax cash flow: $398/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 — Shenandoah

• Score: 76/100
• State rank: #16
• US rank: #3778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shenandoah, LA
• 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

+14224.3% since first listed

7 events — show timeline

• 2026-04-28 Listed $265,000 AcadianaMLS
• 2026-04-28 Listed $265,000 GBRMLS
• 2026-02-03 Listed for Rent $2,000 GBRMLS
• 2023-11-20 Sold (MLS) — GBRMLS
• 2023-08-15 Listed $1,850 GBRMLS
• 2021-12-27 Sold (MLS) — GBRMLS
• 2021-12-06 Listed $1,850 GBRMLS

Property tax history

+4.5%/yr

Latest (2025): $2,760 · -0.5% YoY. Source: county tax records.