10914 Red Oak Dr · Baton Rouge, LA 70815

$99,000

3 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 30 Days on market

Built 1983 8,712 sqft lot Est $184k · 46% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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 with tons of potential! This property is ideal for an investor looking to renovate, add to their portfolio, or create rental income. Schedule your private tour today and imagine the possibilities.

Key facts

• 2 parking spots
• Built 1983
• Listed 30 days

Property features AI

Finance

• Other: Subdivision: Weatherwood

Exterior

• Parking: Covered carport (2 spaces); Total 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; 2 stories; Residential property
• Construction: Wood siding and brick exterior; Slab foundation
• Exterior features: Lot about 0.2 acres (25 x 111)

Interior

• Flooring: Tile; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closet(s); Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.40% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.08%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $184,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
864 Harvey Dr	0.25mi	4/2.0 (+1)	1,408 (-5%)	8mo	$185,000	$131	68
11567 E Black Oak Dr	0.51mi	3/2.0	1,394 (-6%)	4mo	$110,000	$79	63
10836 Mollylea Dr	0.67mi	3/2.0	1,460 (-2%)	4mo	$149,000	$102	63
10724 Mollylea Dr	0.68mi	3/2.0	1,406 (-5%)	3mo	$208,800	$149	57
10351 N Harvey Dr	0.41mi	3/2.0	1,325 (-11%)	7mo	$165,000	$125	57
11225 Chalice Dr	0.46mi	4/2.0 (+1)	1,346 (-9%)	2mo	$179,990	$134	56
10060 Karen Dr	0.62mi	4/2.0 (+1)	1,450 (-2%)	8mo	$174,900	$121	56
11555 E Black Oak Dr	0.50mi	4/1.5 (+1)	1,577 (+6%)	8mo	$89,900	$57	53
10787 Darryl Dr	0.60mi	3/2.0	1,334 (-10%)	9mo	$165,000	$124	48
375 Sherwood Forest Blvd	0.62mi	3/2.0	1,697 (+14%)	1mo	$255,000	$150	46
10465 Gerald Dr	0.61mi	3/2.0	1,302 (-12%)	9mo	$125,000	$96	44
11530 Archery Dr	0.61mi	3/2.0	1,702 (+15%)	10mo	$199,000	$117	39

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $10,571
• Equity at exit: $14,761

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $43,524
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$519
• Tax from tax record: −$120 /mo · $1,434/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $418

Break-even live

Break-even rent $861

Max offer price $99,000

Occupancy floor 65%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11271 Florida Blvd Unit 208 Baton Rouge, LA	2.0	1.0	925	$950	$1.03	44d	1	0.30mi
10950 Darryl Dr Baton Rouge, LA	1.0–4.0	1.0–3.0	1090	$1,269	$1.16	14d	86	0.52mi
11440 Bard Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1037	$1,350	$1.30	14d	1	0.53mi
1666 Rosedale Dr Baton Rouge, LA	3.0	1.5	1266	$1,500	$1.18	23d	1	0.60mi
344 Burgess Pl Baton Rouge, LA	3.0	2.0	1295	$1,675	$1.29	23d	1	0.62mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	21d	1	0.65mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	14d	1	0.65mi
567 Sharp Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	914	$1,174	$1.28	14d	18	0.75mi
260 Sharp Rd Baton Rouge, LA	2.0	1.0	617	$1,019	$1.65	14d	8	0.83mi
10241 Cashel Ave Baton Rouge, LA	2.0	2.0	1000	$1,200	$1.20	23d	1	0.88mi
10241 Cashel Ave Baton Rouge, LA	2.0	2.0	1000	$1,200	$1.20	21d	1	0.88mi
1511 Cristy Dr Apt E Baton Rouge, LA	2.0	1.5	1000	$825	$0.82	44d	1	1.03mi
1511 Cristy Dr Unit G Baton Rouge, LA	2.0	1.5	900	$800	$0.89	23d	1	1.03mi
12254 La Margie Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1001	$979	$0.98	14d	29	1.10mi
1547 La Annie Dr Baton Rouge, LA	2.0	1.0	1100	$895	$0.81	14d	1	1.16mi
814 Lonita St Baton Rouge, LA	3.0	2.0	1678	$1,900	$1.13	23d	1	1.30mi
13047 Florida Blvd Baton Rouge, LA	1.0–2.0	1.0–1.5	754	$1,037	$1.38	14d	4	1.36mi
9922 N Parkview Dr Baton Rouge, LA	3.0	2.0	1847	$2,500	$1.35	44d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $99,000 Active 30 DOM
2. 2026-06-17
   days on market $99,000 Active 29 DOM
3. 2026-06-16
   days on market $99,000 Active 28 DOM
4. 2026-06-15
   days on market $99,000 Active 27 DOM
5. 2026-06-14
   days on market $99,000 Active 25 DOM
6. 2026-06-10
   days on market $99,000 Active 22 DOM
7. 2026-06-09
   days on market $99,000 Active 21 DOM
8. 2026-06-08
   days on market $99,000 Active 20 DOM
9. 2026-06-07
   days on market $99,000 Active 19 DOM
10. 2026-06-05
    days on market $99,000 Active 16 DOM
11. 2026-06-03
    days on market $99,000 Active 15 DOM
12. 2026-06-02
    days on market $99,000 Active 14 DOM
13. 2026-06-01
    days on market $99,000 Active 13 DOM
14. 2026-05-31
    days on market $99,000 Active 12 DOM
15. 2026-05-31
    days on market $99,000 Active 11 DOM
16. 2026-05-19
    listed $99,000 Active

    Show marketing remark (225 chars)

    Great investment opportunity with tons of potential! This property is ideal for an investor looking to renovate, add to their portfolio, or create rental income. Schedule your private tour today and imagine the possibilities.

17. 2026-05-19
    listed $99,000 Active 225-char remark

    Show marketing remark (225 chars)

    Great investment opportunity with tons of potential! This property is ideal for an investor looking to renovate, add to their portfolio, or create rental income. Schedule your private tour today and imagine the possibilities.

18. 2018-09-05
    soldstatus 399-char remark

    Show marketing remark (399 chars)

    This townhome DID NOT FLOOD and is ready for its new tenants! Spacious 3 bedroom 2 Bath home with large rooms and sunroom! The master bedroom is located downstairs with dual closets and ample privacy and connected bath. The other two bedrooms are located upstairs and share a Jack & Jill bathroom. This home features a 2 Car carport and large storage with plenty of space. Convenient Location!

19. 2018-04-16
    listed $1,050 399-char remark

    Show marketing remark (399 chars)

    This townhome DID NOT FLOOD and is ready for its new tenants! Spacious 3 bedroom 2 Bath home with large rooms and sunroom! The master bedroom is located downstairs with dual closets and ample privacy and connected bath. The other two bedrooms are located upstairs and share a Jack & Jill bathroom. This home features a 2 Car carport and large storage with plenty of space. Convenient Location!

20. 2008-08-18
    soldstatus $100,000
21. 2008-08-04
    listed $94,900
22. 1984-12-21
    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: $1,434 · $120/mo
• Projected year-2 tax: $1,434 · $120/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,671
• − Mortgage interest: −$5,546
• − Property taxes: −$1,434
• − Insurance: −$495
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$2,880
• Taxable income: $3,649
• Est. tax owed @ 24.0%: −$876
• After-tax cash flow: $4,135/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

+4.3% since first listed

7 events — show timeline

• 2026-05-19 Listed $99,000 AcadianaMLS
• 2026-05-19 Listed $99,000 GBRMLS
• 2018-09-05 Sold (MLS) — GBRMLS
• 2018-04-16 Listed $1,050 GBRMLS
• 2008-08-18 Sold (Public Records) $100,000 Public Records
• 2008-08-04 Listed $94,900 AcadianaMLS
• 1984-12-21 Sold (Public Records) — Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,434 · +4.7% YoY. Source: county tax records.