1213 Stokley Pl · Baton Rouge, LA 70815

$189,000

3 bd · 2.0 ba · 2,338 sqft · SingleFamily public records · 3 Days on market

Built 1974 10,018 sqft lot Est $264k · 28% 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in Sherwood Forest! This 3-bedroom, 2-bath home offers a functional layout with plenty of natural light throughout. The home features no carpet, providing easy maintenance and a clean, modern feel. A formal living and dining area at the front of the home offers flexibility and could easily be converted into a home office, playroom, or additional living space to fit your needs. The spacious family room serves as the heart of the home and features a charming corner brick fireplace, creating a cozy focal point. The kitchen is equipped with white cabinetry, granite countertops, and ample storage, along with a breakfast area that opens directly to the family room--ideal for everyday living and entertaining. The primary bedroom is generously sized and includes an en suite bathroom, while the additional bedrooms offer comfortable accommodations. A large laundry room with built-in cabinets provides extra storage and convenience. Step outside to enjoy the fully fenced backyard, complete with a new wood fence, open patio, and plenty of space for outdoor activities. Whether you're looking to grow your rental portfolio, renovate, or invest in a property with strong value-add potential, this home offers a great opportunity in a convenient location.

Key facts

• No carpet
• Granite countertops
• White cabinetry

Tags

• NO CARPET
• FORMAL LIVING AND DINING AREA
• WHITE CABINETRY
• GRANITE COUNTERTOPS
• AMPLE STORAGE
• BREAKFAST AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/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 $184k (2.5% below list).
• Recommended offer: $184k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: 165 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 37% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,255 (2.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $264,194
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1213 Stokley Pl	0.00mi	3/2.0	2,338 (0%)	1mo	$189,000	$81	99
13645 Stone Gate Dr	0.32mi	4/3.5 (+1)	2,346 (+0%)	1mo	$285,000	$121	73
613 Kimmeridge Dr	0.37mi	4/2.5 (+1)	2,289 (-2%)	2mo	$269,900	$118	70
13945 Jane Seymour Dr	0.52mi	3/2.0	2,194 (-6%)	2mo	$205,000	$93	64
13805 House Of Lancaster Dr	0.46mi	4/2.5 (+1)	2,423 (+4%)	2mo	$275,000	$113	64
13819 Stone Gate Dr	0.38mi	3/2.5	2,144 (-8%)	3mo	$239,900	$112	64
12532 Archery Dr	0.73mi	3/2.0	2,313 (-1%)	2mo	$240,000	$104	62
12538 Sherbrook	0.39mi	4/2.0 (+1)	2,092 (-10%)	4mo	$275,000	$131	56
13218 Wenham Ave	0.44mi	4/2.5 (+1)	2,111 (-10%)	2mo	$280,000	$133	54
583 Fall River Dr	0.42mi	4/2.0 (+1)	2,041 (-13%)	2mo	$190,000	$93	53
12651 Parnell Ave	0.53mi	4/2.0 (+1)	2,073 (-11%)	1mo	$210,000	$101	50
12265 Parkwood Dr	0.64mi	4/3.0 (+1)	2,157 (-8%)	3mo	$310,000	$144	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-12,499
• Equity at exit: $28,181

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $12,303
• Equity at exit: $16,341

Cash invested: $52,920 (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 70815

• Active inventory: 165
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$991
• Tax from tax record: −$100 /mo · $1,203/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $285

Break-even live

Break-even rent $1,481

Max offer price $189,000

Occupancy floor 80%

Sensitivity live

Price	-10% $392	-5% $339	+0% $285	+5% $232	+10% $178
Rent	-10% $140	-5% $213	+0% $285	+5% $358	+10% $431
Rate	-1.0pp $381	-0.5pp $334	base $285	+0.5pp $237	+1.0pp $187

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Brinwood Ave Baton Rouge, LA	4.0	2.0	1650	$1,475	$0.89	45d	1	0.28mi
583 Fall River Dr Baton Rouge, LA	4.0	2.0	2050	$2,100	$1.02	15d	1	0.43mi
583 Fall River Dr Baton Rouge, LA	4.0	2.0	2050	$2,100	$1.02	25d	1	0.43mi
1346 Hickory Creek Dr Baton Rouge, LA	3.0	2.0	1650	$1,900	$1.15	20d	1	0.43mi
1346 Hickory Creek Dr Baton Rouge, LA	3.0	2.0	1650	$1,900	$1.15	25d	1	0.43mi
532 Glenway Dr Baton Rouge, LA	3.0	2.0	1780	$1,950	$1.10	25d	1	0.56mi
282 Allan Dr Baton Rouge, LA	3.0	2.0	1810	$2,000	$1.10	25d	1	0.77mi
14823 Stoneberg Ave Baton Rouge, LA	3.0	2.0	1769	$1,850	$1.05	45d	1	1.02mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	22d	1	1.32mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	15d	1	1.32mi
2208 Sprucewood Dr Baton Rouge, LA	4.0	2.0	1872	$2,100	$1.12	25d	1	1.38mi
10965 Goodwood Blvd Baton Rouge, LA	4.0	3.0	2934	$2,500	$0.85	15d	1	1.48mi
12119 Mallory Ave Baton Rouge, LA	4.0	2.5	2345	$2,300	$0.98	15d	1	1.48mi

Listing history 5 events

1. 2026-04-07
   status Pending 1284-char remark

   Show marketing remark (1284 chars)

   Great investment opportunity in Sherwood Forest! This 3-bedroom, 2-bath home offers a functional layout with plenty of natural light throughout. The home features no carpet, providing easy maintenance and a clean, modern feel. A formal living and dining area at the front of the home offers flexibility and could easily be converted into a home office, playroom, or additional living space to fit your needs. The spacious family room serves as the heart of the home and features a charming corner brick fireplace, creating a cozy focal point. The kitchen is equipped with white cabinetry, granite countertops, and ample storage, along with a breakfast area that opens directly to the family room--ideal for everyday living and entertaining. The primary bedroom is generously sized and includes an en suite bathroom, while the additional bedrooms offer comfortable accommodations. A large laundry room with built-in cabinets provides extra storage and convenience. Step outside to enjoy the fully fenced backyard, complete with a new wood fence, open patio, and plenty of space for outdoor activities. Whether you're looking to grow your rental portfolio, renovate, or invest in a property with strong value-add potential, this home offers a great opportunity in a convenient location.

2. 2026-04-07
   status Pending

   Show marketing remark (1284 chars)

   Great investment opportunity in Sherwood Forest! This 3-bedroom, 2-bath home offers a functional layout with plenty of natural light throughout. The home features no carpet, providing easy maintenance and a clean, modern feel. A formal living and dining area at the front of the home offers flexibility and could easily be converted into a home office, playroom, or additional living space to fit your needs. The spacious family room serves as the heart of the home and features a charming corner brick fireplace, creating a cozy focal point. The kitchen is equipped with white cabinetry, granite countertops, and ample storage, along with a breakfast area that opens directly to the family room--ideal for everyday living and entertaining. The primary bedroom is generously sized and includes an en suite bathroom, while the additional bedrooms offer comfortable accommodations. A large laundry room with built-in cabinets provides extra storage and convenience. Step outside to enjoy the fully fenced backyard, complete with a new wood fence, open patio, and plenty of space for outdoor activities. Whether you're looking to grow your rental portfolio, renovate, or invest in a property with strong value-add potential, this home offers a great opportunity in a convenient location.

3. 2026-04-04
   listed $189,000 Active

   Show marketing remark (1284 chars)

   Great investment opportunity in Sherwood Forest! This 3-bedroom, 2-bath home offers a functional layout with plenty of natural light throughout. The home features no carpet, providing easy maintenance and a clean, modern feel. A formal living and dining area at the front of the home offers flexibility and could easily be converted into a home office, playroom, or additional living space to fit your needs. The spacious family room serves as the heart of the home and features a charming corner brick fireplace, creating a cozy focal point. The kitchen is equipped with white cabinetry, granite countertops, and ample storage, along with a breakfast area that opens directly to the family room--ideal for everyday living and entertaining. The primary bedroom is generously sized and includes an en suite bathroom, while the additional bedrooms offer comfortable accommodations. A large laundry room with built-in cabinets provides extra storage and convenience. Step outside to enjoy the fully fenced backyard, complete with a new wood fence, open patio, and plenty of space for outdoor activities. Whether you're looking to grow your rental portfolio, renovate, or invest in a property with strong value-add potential, this home offers a great opportunity in a convenient location.

4. 2026-04-04
   listed $189,000 Active 1284-char remark

   Show marketing remark (1284 chars)

   Great investment opportunity in Sherwood Forest! This 3-bedroom, 2-bath home offers a functional layout with plenty of natural light throughout. The home features no carpet, providing easy maintenance and a clean, modern feel. A formal living and dining area at the front of the home offers flexibility and could easily be converted into a home office, playroom, or additional living space to fit your needs. The spacious family room serves as the heart of the home and features a charming corner brick fireplace, creating a cozy focal point. The kitchen is equipped with white cabinetry, granite countertops, and ample storage, along with a breakfast area that opens directly to the family room--ideal for everyday living and entertaining. The primary bedroom is generously sized and includes an en suite bathroom, while the additional bedrooms offer comfortable accommodations. A large laundry room with built-in cabinets provides extra storage and convenience. Step outside to enjoy the fully fenced backyard, complete with a new wood fence, open patio, and plenty of space for outdoor activities. Whether you're looking to grow your rental portfolio, renovate, or invest in a property with strong value-add potential, this home offers a great opportunity in a convenient location.

5. 1982-09-30
   soldstatus

ⓘ 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: $1,203 · $100/mo
• Projected year-2 tax: $1,203 · $100/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 3/10 Moderate FEMA zone X · 20% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,111
• − Mortgage interest: −$10,587
• − Property taxes: −$1,203
• − Insurance: −$945
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$5,498
• Taxable income: $340
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $3,344/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): 31,024
• Household income: $59,254
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1461.0

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 0.68)
• Race & ethnicity: Black 48% White 25% Hispanic / Latino 16% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Estonian 1% Iranian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 14% Vietnamese 5% 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: ▼ -145.28%
• Current HPI: 181.3654
• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-07 Pending — AcadianaMLS
• 2026-04-07 Pending — GBRMLS
• 2026-04-04 Listed $189,000 GBRMLS
• 2026-04-04 Listed $189,000 AcadianaMLS
• 1982-09-30 Sold (Public Records) — Public Records

Property tax history

+12.3%/yr

Latest (2025): $1,203 · +4.4% YoY. Source: county tax records.