18476 Lake Camellia Ave · Old Jefferson, LA 70817

$274,900

3 bd · 2.0 ba · 1,505 sqft · SingleFamily public records · 27 Days on market

Built 1994 9,931 sqft lot Est $265k · at est. $13/mo HOA · 1% of rent

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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 +14.0/30.0
• ARV discount +5.8/15.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• 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

Welcome to this beautifully maintained, move-in ready home offering a peaceful backyard retreat. From the manicured landscaping and inviting front entry to the bright, open living spaces, this home is designed for everyday living. Inside, you'll find abundant natural light, soaring ceilings, elegant crown molding, and durable wood-look flooring throughout the main living areas. The spacious kitchen features custom wood cabinetry, granite countertops, stainless steel appliances, ample storage, and a center island perfect for gathering with family and friends. Large windows throughout the home create a warm and welcoming atmosphere while showcasing views of the beautifully landscaped yard. The generously sized bedrooms provide comfort and flexibility, while the spacious primary suite offers a relaxing escape complete with a tray ceiling and a spa-inspired en suite bath featuring dual vanities, granite countertops, a soaking tub, and a separate shower. Step outside to enjoy the oversized fenced backyard with mature trees, lush green lawn, and thoughtfully landscaped garden beds creating a private, park-like setting. Whether relaxing on the patio, entertaining guests, or enjoying outdoor activities, this backyard offers exceptional space and privacy. Move in ready!

Key facts

• Granite countertops
• 9,931 sq ft lot
• 2 parking spots

Tags

• PEACEFUL BACKYARD RETREAT
• MANICURED LANDSCAPING
• BRIGHT OPEN LIVING SPACES
• CUSTOM WOOD CABINETRY
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Subdivision: Azalea Lakes
• HOA & community: Homeowners association with an annual fee of $150 (about $12.50/month)

Exterior

• Parking: 2 total parking spaces; 2-space carport
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Wood siding and brick construction; Slab foundation; Built with composition roofing
• Exterior features: Composition roof; Lot approximately 0.228 acres (65 x 153 x 65 x 159)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $37 ($448/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 $232k (15.7% below list).
• Recommended offer: $232k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 19d 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 27 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,756 (15.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $264,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18345 Lake Myrtle Dr	0.20mi	3/2.0	1,590 (+6%)	2mo	$275,000	$173	80
18421 Doc Olena Dr	0.32mi	3/2.0	1,578 (+5%)	1mo	$269,500	$171	76
18553 Lake Iris Ave	0.20mi	3/2.0	1,635 (+9%)	2mo	$294,000	$180	75
18440 Three Bars Dr	0.30mi	3/2.0	1,623 (+8%)	0mo	$285,000	$176	73
17741 Willow Trail Dr	0.55mi	3/2.0	1,569 (+4%)	1mo	$289,000	$184	66
17614 Christophers Crossing Dr	0.69mi	3/2.0	1,499 (-0%)	1mo	$250,000	$167	66
17715 Doc Bar Ave	0.36mi	3/2.0	1,653 (+10%)	1mo	$300,000	$181	66
17460 Kaitlyn Dr	0.71mi	3/2.0	1,535 (+2%)	4mo	$250,000	$163	60
17480 Kaitlyn Dr	0.70mi	3/2.0	1,562 (+4%)	2mo	$200,000	$128	60
17656 Chasefield Ave	0.72mi	3/2.0	1,582 (+5%)	1mo	$250,000	$158	57
17535 Lake Willow Ave	0.59mi	3/2.0	1,637 (+9%)	3mo	$289,900	$177	56
17525 Breman Dr	0.73mi	3/2.0	1,330 (-12%)	0mo	$265,000	$199	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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-44,393
• Equity at exit: $40,988

10-year hold

• IRR: -9.8%
• Equity multiple: 0.42×
• Total profit: $-44,552
• Equity at exit: $23,768

Cash invested: $76,972 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$224 /mo · $2,693/yr
• Insurance: −$115
• HOA: −$13
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $37

Break-even live

Break-even rent $2,270

Max offer price $274,900

Occupancy floor 93%

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: $68,725
• Closing costs: $8,247
• 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	19d	1	0.14mi
18482 Lake Iris Ave Baton Rouge, LA	3.0	2.0	1580	$2,895	$1.83	19d	1	0.17mi
16632 Highland Club Ave Baton Rouge, LA	3.0	2.5	2076	$2,400	$1.16	43d	1	0.99mi
17950 Airline Hwy Prairieville, LA	1.0–3.0	1.0–2.0	964	$1,850	$1.92	14d	15	1.06mi
10028 Savannah Jane Ln Baton Rouge, LA	4.0	2.0	1870	$2,250	$1.20	43d	1	1.15mi
10028 Savannah Jane Ln Baton Rouge, LA	4.0	2.0	1870	$2,250	$1.20	19d	1	1.15mi
20122 Leandor Isle Ave Baton Rouge, LA	3.0	2.0	1463	$1,850	$1.26	14d	1	1.19mi
18606 Perkins Oak Rd Prairieville, LA	3.0	2.0	1540	$2,150	$1.40	14d	1	1.36mi
18596 White Oak Dr Prairieville, LA	3.0	2.0	1867	$2,150	$1.15	14d	1	1.41mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: landscaping

Listing history 24 events

1. 2026-06-18
   days on market $274,900 Active 27 DOM
2. 2026-06-17
   days on market $274,900 Active 26 DOM
3. 2026-06-16
   days on market $274,900 Active 25 DOM
4. 2026-06-15
   days on market $274,900 Active 24 DOM
5. 2026-06-14
   days on market $274,900 Active 22 DOM
6. 2026-06-10
   days on market $274,900 Active 19 DOM
7. 2026-06-09
   days on market $274,900 Active 18 DOM
8. 2026-06-08
   days on market $274,900 Active 17 DOM
9. 2026-06-07
   days on market $274,900 Active 16 DOM
10. 2026-06-05
    days on market $274,900 Active 13 DOM
11. 2026-06-03
    days on market $274,900 Active 12 DOM
12. 2026-06-02
    days on market $274,900 Active 11 DOM
13. 2026-06-01
    days on market $274,900 Active 10 DOM
14. 2026-05-31
    days on market $274,900 Active 9 DOM
15. 2026-05-31
    days on market $274,900 Active 8 DOM
16. 2026-05-23
    price $274,900
17. 2026-05-22
    listed $264,900 Active

    Show marketing remark (1281 chars)

    Welcome to this beautifully maintained, move-in ready home offering a peaceful backyard retreat. From the manicured landscaping and inviting front entry to the bright, open living spaces, this home is designed for everyday living. Inside, you'll find abundant natural light, soaring ceilings, elegant crown molding, and durable wood-look flooring throughout the main living areas. The spacious kitchen features custom wood cabinetry, granite countertops, stainless steel appliances, ample storage, and a center island perfect for gathering with family and friends. Large windows throughout the home create a warm and welcoming atmosphere while showcasing views of the beautifully landscaped yard. The generously sized bedrooms provide comfort and flexibility, while the spacious primary suite offers a relaxing escape complete with a tray ceiling and a spa-inspired en suite bath featuring dual vanities, granite countertops, a soaking tub, and a separate shower. Step outside to enjoy the oversized fenced backyard with mature trees, lush green lawn, and thoughtfully landscaped garden beds creating a private, park-like setting. Whether relaxing on the patio, entertaining guests, or enjoying outdoor activities, this backyard offers exceptional space and privacy. Move in ready!

18. 2026-05-22
    listed $274,900 Active 1281-char remark

    Show marketing remark (1281 chars)

    Welcome to this beautifully maintained, move-in ready home offering a peaceful backyard retreat. From the manicured landscaping and inviting front entry to the bright, open living spaces, this home is designed for everyday living. Inside, you'll find abundant natural light, soaring ceilings, elegant crown molding, and durable wood-look flooring throughout the main living areas. The spacious kitchen features custom wood cabinetry, granite countertops, stainless steel appliances, ample storage, and a center island perfect for gathering with family and friends. Large windows throughout the home create a warm and welcoming atmosphere while showcasing views of the beautifully landscaped yard. The generously sized bedrooms provide comfort and flexibility, while the spacious primary suite offers a relaxing escape complete with a tray ceiling and a spa-inspired en suite bath featuring dual vanities, granite countertops, a soaking tub, and a separate shower. Step outside to enjoy the oversized fenced backyard with mature trees, lush green lawn, and thoughtfully landscaped garden beds creating a private, park-like setting. Whether relaxing on the patio, entertaining guests, or enjoying outdoor activities, this backyard offers exceptional space and privacy. Move in ready!

19. 2003-08-29
    soldstatus 272-char remark

    Show marketing remark (272 chars)

    Great split floor plan in Azalea Lakes. Open kitchen, island, dining room w/ bay window, nice size den w/ fireplace, gas logs. Large closets, private master suite, 2 walk-in closets, whirlpool tub, separate shower, double vanities, the additional half bath off of carport.

20. 2003-07-23
    listed $134,900 272-char remark

    Show marketing remark (272 chars)

    Great split floor plan in Azalea Lakes. Open kitchen, island, dining room w/ bay window, nice size den w/ fireplace, gas logs. Large closets, private master suite, 2 walk-in closets, whirlpool tub, separate shower, double vanities, the additional half bath off of carport.

21. 2003-07-23
    listed $134,900

    Show marketing remark (272 chars)

    Great split floor plan in Azalea Lakes. Open kitchen, island, dining room w/ bay window, nice size den w/ fireplace, gas logs. Large closets, private master suite, 2 walk-in closets, whirlpool tub, separate shower, double vanities, the additional half bath off of carport.

22. 1998-06-11
    soldstatus
23. 1998-01-20
    listed $113,900
24. 1998-01-20
    listed $113,900

ⓘ 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: $2,693 · $224/mo
• Projected year-2 tax: $2,693 · $224/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: $27,811
• − Mortgage interest: −$15,399
• − Property taxes: −$2,693
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − HOA: −$156
• − Depreciation: −$7,997
• Taxable loss: −$4,258
• Est. tax savings @ 24.0%: +$1,022
• After-tax cash flow: $1,470/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

+141.4% since first listed

9 events — show timeline

• 2026-05-23 Price Changed $274,900 GBRMLS
• 2026-05-22 Listed $274,900 AcadianaMLS
• 2026-05-22 Listed $264,900 GBRMLS
• 2003-08-29 Sold (MLS) — GBRMLS
• 2003-07-23 Listed $134,900 AcadianaMLS
• 2003-07-23 Listed $134,900 GBRMLS
• 1998-06-11 Sold (MLS) — GBRMLS
• 1998-01-20 Listed $113,900 GBRMLS
• 1998-01-20 Listed $113,900 AcadianaMLS

Property tax history

+8.4%/yr

Latest (2025): $2,693 · -0.5% YoY. Source: county tax records.