13423 Clear Oak Ave · Central, LA 70818

$235,000

3 bd · 2.0 ba · 1,702 sqft · SingleFamily public records · 2 Days on market

Built 1978 0.37 ac lot Est $322k · 27% 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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautiful 3-bedroom, 2-bath residence situated on a large lot in the heart of Central! Conveniently located just minutes from I-12 and I-110, this home offers the perfect combination of peaceful living and easy access to shopping, dining, and commuting routes. Nestled in a quiet, well-established neighborhood and located within the highly sought-after Central School District, this property is a must-see. Inside, you'll find an inviting floor plan featuring both an eat-in kitchen and a formal dining room, providing plenty of space for everyday living and entertaining. The kitchen is equipped with stainless steel appliances, granite countertops, and ample cabinet storage.

Key facts

• Formal dining room
• Large lot
• Eat-in kitchen

Tags

• LARGE LOT
• QUIET NEIGHBORHOOD
• CENTRAL SCHOOL DISTRICT
• EAT-IN KITCHEN
• FORMAL DINING ROOM
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Subdivision: Woods Edge

Exterior

• Parking: Carport (2 spaces); 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential detached single-family home; Single story
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built on 0.37-acre lot
• Exterior features: Covered patio; Fencing (other)

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave
• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Wood-burning fireplace; Lighting
• Laundry & utility: Laundry room with inside washer and electric dryer hookups; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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 $199k (15.2% below list).
• Recommended offer: $199k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.3% in Central — 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 (#25 in LA, #4,761 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Central Community School District (suburban): math 50% / reading 54% proficiency, ranked #9 of 98 in LA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 128 active listings in the ZIP; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 30% of the median local income ($78k/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 $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

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 $199,267 (15.2% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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. 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: 0.85% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $321,678
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7355 Woods Edge Dr	0.08mi	3/2.0	1,591 (-6%)	10mo	$249,900	$157	77
7549 Woods Edge Dr	0.05mi	3/2.0	1,850 (+9%)	13mo	$295,000	$159	72
13534 New Wood Ave	0.12mi	3/2.0	1,765 (+4%)	22mo	$285,000	$161	70
14261 Lovett Rd	0.49mi	3/2.0	1,724 (+1%)	9mo	$420,000	$244	67
13235 W Waterside Dr	0.17mi	3/2.0	1,838 (+8%)	23mo	$385,000	$209	60
7334 Oak Meadow Dr	0.12mi	3/2.0	1,871 (+10%)	22mo	$230,000	$123	60
8242 Knee Tree Dr	0.68mi	3/2.0	1,724 (+1%)	14mo	$325,000	$189	55
13224 Magnolia Square Dr	0.26mi	3/2.0	1,940 (+14%)	12mo	$412,000	$212	55

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-30,756
• Equity at exit: $35,039

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-17,551
• Equity at exit: $20,319

Cash invested: $65,800 (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 70818

• Active inventory: 128
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$128 /mo · $1,534/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $116

Break-even live

Break-even rent $1,846

Max offer price $235,000

Occupancy floor 89%

Sensitivity live

Price	-10% $249	-5% $183	+0% $116	+5% $50	+10% $-17
Rent	-10% $-41	-5% $37	+0% $116	+5% $195	+10% $274
Rate	-1.0pp $234	-0.5pp $176	base $116	+0.5pp $55	+1.0pp $-7

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $235,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $235,000 Active 1 DOM

ⓘ 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: $1,534 · $128/mo
• Projected year-2 tax: $1,534 · $128/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 2/10 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,912
• − Mortgage interest: −$13,164
• − Property taxes: −$1,534
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$6,836
• Taxable loss: −$2,623
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $2,023/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: Central Community School District
• NCES district ID: 2200125
• Math proficiency: 50% ▼ -32.00%
• Reading proficiency: 54% ▼ -31.00%
• Median HH income: $66,584
• Composite: 46.02/100
• National rank: #2528
• State rank: #9 of 98 in LA

Livability — Central

• Score: 74/100
• State rank: #25
• US rank: #4761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central, LA
• County: East Baton Rouge Parish · 399,686 people
• City population: 10,403
• Metro: Baton Rouge, LA
• Population (ZIP): 9,370
• Household income: $78,432
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 408.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -132.34%
• Current HPI: 169.9642
• 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

2 events — show timeline

• 2026-06-16 Listed $235,000 GBRMLS
• 1979-05-16 Sold (Public Records) — Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,534 · -0.4% YoY. Source: county tax records.