5648 Riverstone Dr · Baton Rouge, LA 70820

$132,000

2 bd · 2.5 ba · 1,450 sqft · SingleFamily public records · 60 Days on market

Built 1979 1,742 sqft lot $91/sqft · 19% below area Est $178k · 26% under $207/mo HOA · 13% of rent

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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 +18.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +5.9/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated seller! If you are looking for a good investment or a starter home this one is for you. This property has a newer roof, A/C, and exterior painting. The interior updates include painting, flooring, some plumbing and lighting and appliances. Schedule your appointment today!

Key facts

• Plumbing
• Newer roof
• A/c

Tags

• NEWER ROOF
• A/C
• EXTERIOR PAINTING
• INTERIOR UPDATES
• FLOORING
• PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 (+2.8%/yr); 315 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% of the median local income ($47k/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 $913 of loan paydown is wiped out by about $4k 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 60 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 7y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $132k implies a 55% gain — meaningful room to come down on a strong offer.

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 $128,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.16% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 7.2

CMA / ARV

• ARV (median comp): $178,431
• List price: $132,000
• Delta: -26.02%
• 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
1270 Sharlo Ave	0.32mi	2/2.0	1,465 (+1%)	1mo	$140,000	$96	81
2334 Brightside Dr	0.21mi	3/2.0 (+1)	1,482 (+2%)	2mo	$148,000	$100	77
1517 Sharlo Ave	0.30mi	2/2.0	1,444 (-0%)	9mo	$120,000	$83	76
2216 Brightside Dr	0.22mi	3/2.0 (+1)	1,478 (+2%)	6mo	$164,000	$111	75
2405 Brightside Dr Apt 64	0.17mi	2/2.5	1,300 (-10%)	0mo	$168,000	$129	74
1550 Sharlo Ave	0.27mi	2/2.0	1,379 (-5%)	7mo	$123,500	$90	72
2142 Brightside Dr	0.22mi	2/2.0	1,379 (-5%)	15mo	$139,900	$101	67
1318 Sharlo Ave	0.33mi	2/2.0	1,363 (-6%)	14mo	$156,000	$114	61
1557 Sharlo Ave	0.24mi	2/2.0	1,328 (-8%)	15mo	$134,900	$102	60
2344 Brightside Dr	0.21mi	3/2.0 (+1)	1,651 (+14%)	6mo	$179,000	$108	55
1361 Harwich Dr	0.38mi	3/2.0 (+1)	1,272 (-12%)	9mo	$210,000	$165	47
1310 Sharlo Ave	0.32mi	3/2.0 (+1)	1,653 (+14%)	12mo	$190,000	$115	44

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 · 2.79% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-13,268
• Equity at exit: $19,682

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,645
• Equity at exit: $11,413

Cash invested: $36,960 (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 70820

• Home prices YoY: -29.9%
• Rents YoY: 2.8%
• Active inventory: 315
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$692
• Tax from tax record: −$130 /mo · $1,554/yr
• Insurance: −$55
• HOA: −$207
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $131

Break-even live

Break-even rent $1,372

Max offer price $132,000

Occupancy floor 86%

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5648 Riverstone Dr Unit 94A Baton Rouge, LA	2.0	2.0	1603	$1,250	$0.78	21d	1	0.03mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	21d	1	0.10mi
2122 Stonehenge Ave Baton Rouge, LA	2.0	1.5	1540	$1,550	$1.01	43d	1	0.12mi
5112 Arlington Ct Baton Rouge, LA	3.0	3.0	1601	$1,850	$1.16	43d	1	0.17mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	43d	1	0.20mi
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	43d	1	0.20mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	14d	1	0.20mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	43d	1	0.22mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	43d	1	0.22mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	23d	1	0.22mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	43d	1	0.23mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	21d	1	0.23mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	23d	1	0.23mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	14d	1	0.24mi
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	23d	1	0.30mi
1274 Sharlo Ave Unit 1519871P Baton Rouge, LA	3.0	2.0	1786	$3,298	$1.85	14d	1	0.30mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,252	$1.58	14d	1	0.33mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	43d	1	0.38mi
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,500	$1.04	14d	3	0.40mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	21d	1	0.48mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	23d	1	0.50mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	43d	1	0.50mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	14d	1	0.57mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	14d	1	0.62mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,003	$1.15	14d	14	0.72mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,300	$0.82	43d	3	0.84mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,550	$0.98	23d	3	0.84mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	23d	1	0.85mi
5111 Nicholson Dr Unit A44 Baton Rouge, LA	3.0	2.0	1567	$1,650	$1.05	23d	1	0.86mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	19d	1	0.93mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	19d	1	0.93mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	43d	1	1.00mi
5030 Myrtle Trail Dr Baton Rouge, LA	2.0	2.5	1601	$2,350	$1.47	14d	1	1.11mi
582 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1370	$1,500	$1.09	43d	1	1.11mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	23d	1	1.18mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	23d	1	1.21mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	14d	1	1.21mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	43d	2	1.23mi
5578 Arialo Dr Baton Rouge, LA	3.0	2.0	1484	$2,100	$1.42	43d	1	1.23mi
4464 Highland Rd Baton Rouge, LA	2.0	2.0	1219	$1,675	$1.37	43d	1	1.38mi

HOA detail

• Monthly dues: $207 · $2,484/yr

Listing history 29 events

1. 2026-06-18
   days on market $132,000 Active 60 DOM
2. 2026-06-17
   days on market $132,000 Active 59 DOM
3. 2026-06-16
   days on market $132,000 Active 58 DOM
4. 2026-06-15
   days on market $132,000 Active 57 DOM
5. 2026-06-14
   pricestatusdays on market $132,000 Active 55 DOM
6. 2026-04-29
   price $130,000 282-char remark

   Show marketing remark (282 chars)

   Motivated seller! If you are looking for a good investment or a starter home this one is for you. This property has a newer roof, A/C, and exterior painting. The interior updates include painting, flooring, some plumbing and lighting and appliances. Schedule your appointment today!

7. 2026-04-28
   price $130,000 282-char remark

   Show marketing remark (282 chars)

   Motivated seller! If you are looking for a good investment or a starter home this one is for you. This property has a newer roof, A/C, and exterior painting. The interior updates include painting, flooring, some plumbing and lighting and appliances. Schedule your appointment today!

8. 2026-04-14
   price $138,000 282-char remark

   Show marketing remark (282 chars)

   Motivated seller! If you are looking for a good investment or a starter home this one is for you. This property has a newer roof, A/C, and exterior painting. The interior updates include painting, flooring, some plumbing and lighting and appliances. Schedule your appointment today!

9. 2026-04-13
   price $138,000 282-char remark

   Show marketing remark (282 chars)

   Motivated seller! If you are looking for a good investment or a starter home this one is for you. This property has a newer roof, A/C, and exterior painting. The interior updates include painting, flooring, some plumbing and lighting and appliances. Schedule your appointment today!

10. 2026-04-06
    listed $140,000 Active 282-char remark

    Show marketing remark (282 chars)

    Motivated seller! If you are looking for a good investment or a starter home this one is for you. This property has a newer roof, A/C, and exterior painting. The interior updates include painting, flooring, some plumbing and lighting and appliances. Schedule your appointment today!

11. 2026-04-05
    listed $140,000 Active 282-char remark

    Show marketing remark (282 chars)

    Motivated seller! If you are looking for a good investment or a starter home this one is for you. This property has a newer roof, A/C, and exterior painting. The interior updates include painting, flooring, some plumbing and lighting and appliances. Schedule your appointment today!

12. 2026-02-02
    listed $145,000 Active
13. 2026-02-02
    listed $145,000 Active
14. 2019-12-01
    historical
15. 2019-09-23
    price $115,000
16. 2019-09-09
    listed $900
17. 2019-08-26
    listed $124,000 Active
18. 2019-08-26
    listed $115,000
19. 2019-06-13
    historical
20. 2019-06-09
    status Active
21. 2019-05-11
    historical
22. 2019-05-09
    listed $99,999 Active
23. 2019-05-09
    listed $99,999
24. 2019-03-01
    soldstatus Sold
25. 2019-03-01
    soldstatus $85,000
26. 2019-02-24
    status Pending
27. 2019-02-20
    listed $104,500 Active
28. 2019-02-20
    listed $104,500
29. 1991-07-12
    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: $1,554 · $130/mo
• Projected year-2 tax: $1,554 · $130/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,446
• − Mortgage interest: −$7,394
• − Property taxes: −$1,554
• − Insurance: −$660
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − HOA: −$2,484
• − Depreciation: −$3,840
• Taxable loss: −$438
• Est. tax savings @ 24.0%: +$105
• After-tax cash flow: $1,672/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): 23,377
• Household income: $47,429
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 1879.0

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 0.63)
• Race & ethnicity: White 56% Black 21% Hispanic / Latino 13% Asian 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 2% Scotch-Irish 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Chinese 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: ▼ -56.10%
• Current HPI: 131.5382
• Rent YoY: ▲ 2.79%
• 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

+24.4% since first listed

24 events — show timeline

• 2026-04-29 Price Changed $130,000 AcadianaMLS
• 2026-04-28 Price Changed $130,000 GBRMLS
• 2026-04-14 Price Changed $138,000 AcadianaMLS
• 2026-04-13 Price Changed $138,000 GBRMLS
• 2026-04-06 Listed $140,000 GBRMLS
• 2026-04-05 Listed $140,000 AcadianaMLS
• 2026-02-02 Listed $145,000 GBRMLS
• 2026-02-02 Listed $145,000 AcadianaMLS
• 2019-12-01 Delisted — GBRMLS
• 2019-09-23 Price Changed $115,000 GBRMLS
• 2019-09-09 Listed $900 GBRMLS
• 2019-08-26 Listed $115,000 AcadianaMLS
• 2019-08-26 Listed $124,000 GBRMLS
• 2019-06-13 Delisted — GBRMLS
• 2019-06-09 Relisted — GBRMLS
• 2019-05-11 Delisted — GBRMLS
• 2019-05-09 Listed $99,999 AcadianaMLS
• 2019-05-09 Listed $99,999 GBRMLS
• 2019-03-01 Sold (Public Records) $85,000 Public Records
• 2019-03-01 Sold (MLS) — GBRMLS
• 2019-02-24 Pending — GBRMLS
• 2019-02-20 Listed $104,500 AcadianaMLS
• 2019-02-20 Listed $104,500 GBRMLS
• 1991-07-12 Sold (Public Records) — Public Records

Property tax history

+27.6%/yr

Latest (2025): $1,554 · +4.5% YoY. Source: county tax records.