5255 Cumberland Cove Dr · Shenandoah, LA 70817

$163,000

3 bd · 2.0 ba · 1,051 sqft · SingleFamily public records · 23 Days on market

Built 1983 2,178 sqft lot Est $138k · 18% over $21/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 +20.8/30.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the cul-de-sac of a quiet single street neighborhood, this 3 bed 2 bath townhome features granite kitchen countertops, updated floors, backsplash, range oven, and dishwasher. Roof and HVAC system are only 4 years old. Wood look tile throughout, NO carpet. Double carport accessed from the main road, side patio, back porch, and spacious backyard full of shade. Wood burning fireplace and painted brick hearth. Close to several restaurants and 7 minutes from I-12. Fridge, washer, and dryer will remain.

Key facts

• $21 HOA
• 2 parking spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $161k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.0% in Shenandoah — 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 76/100 on livability (#16 in LA, #3,778 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $5k 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 23 days — a 2% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.
• Current owner paid $136k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,555 (1.5% 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. 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?
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: 1.00% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $137,681
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5138 Cumberland Cove Dr	0.09mi	2/1.5 (-1)	1,057 (+1%)	4mo	$114,500	$108	84
5219 Carnifix Ct	0.35mi	2/2.0 (-1)	1,068 (+2%)	1mo	$159,900	$150	76
5224 Cumberland Cove Dr	0.04mi	3/2.0	1,185 (+13%)	12mo	$155,000	$131	67
5345 Sleepy Hollow Dr	0.09mi	2/2.0 (-1)	1,172 (+12%)	6mo	$149,500	$128	66

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: -8.3%
• Equity multiple: 0.70×
• Total profit: $-13,764
• Equity at exit: $24,304

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $32
• Equity at exit: $14,093

Cash invested: $45,640 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,636 high
• Mortgage (P&I): −$855
• Tax from tax record: −$125 /mo · $1,506/yr
• Insurance: −$68
• HOA: −$21
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $223

Break-even live

Break-even rent $1,353

Max offer price $163,000

Occupancy floor 81%

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5157 Cumberland Cove Dr Baton Rouge, LA	3.0	2.0	1159	$1,650	$1.42	14d	1	0.08mi
15580 George Oneal Rd Baton Rouge, LA	1.0–3.0	1.0–2.0	1063	$1,510	$1.42	14d	8	0.18mi
5213 Berryville Ct Baton Rouge, LA	3.0	2.0	1237	$1,750	$1.41	14d	1	0.26mi
4844 Mokki Ln Baton Rouge, LA	3.0	2.0	1440	$1,690	$1.17	44d	1	0.29mi
4804 Mokki Ln Baton Rouge, LA	3.0	2.0	1440	$1,875	$1.30	21d	1	0.33mi
15444 Summerwood Ave Baton Rouge, LA	2.0	2.0	1323	$1,650	$1.25	23d	1	0.43mi
4810 Kennesaw Dr Unit 4810-C Baton Rouge, LA	3.0	2.0	1275	$1,100	$0.86	44d	1	0.50mi
16534 George Oneal Rd Apt C Baton Rouge, LA	2.0	1.5	900	$950	$1.06	23d	1	0.57mi
15959 Tiger Bend Rd Baton Rouge, LA	1.0–2.0	1.0–1.5	934	$1,265	$1.35	14d	3	0.91mi
13675 Coursey Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	951	$1,300	$1.37	44d	23	1.04mi
3482 King Bradford Dr Baton Rouge, LA	2.0	2.0	980	$1,100	$1.12	23d	1	1.16mi
17235 Terrance Ave Baton Rouge, LA	3.0	2.0	1256	$1,590	$1.27	14d	1	1.22mi
3412 Yorkfield Dr Unit D Baton Rouge, LA	2.0	1.5	1010	$900	$0.89	23d	1	1.25mi
3412 Yorkfield Dr Unit D Baton Rouge, LA	2.0	1.5	1010	$1,000	$0.99	44d	1	1.25mi
3412 Yorkfield Dr Baton Rouge, LA	2.0	1.5	1128	$950	$0.84	44d	1	1.25mi
14020 Tiger Bend Rd Apt 4 Baton Rouge, LA	2.0	1.5	1176	$1,100	$0.94	44d	1	1.36mi
14020 Tiger Bend Rd Apt 11 Baton Rouge, LA	2.0	1.5	1176	$1,100	$0.94	23d	1	1.38mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 15 events

1. 2026-04-18
   status Pending 513-char remark

   Show marketing remark (513 chars)

   Nestled in the cul-de-sac of a quiet single street neighborhood, this 3 bed 2 bath townhome features granite kitchen countertops, updated floors, backsplash, range oven, and dishwasher. Roof and HVAC system are only 4 years old. Wood look tile throughout, NO carpet. Double carport accessed from the main road, side patio, back porch, and spacious backyard full of shade. Wood burning fireplace and painted brick hearth. Close to several restaurants and 7 minutes from I-12. Fridge, washer, and dryer will remain.

2. 2026-04-18
   status Pending

   Show marketing remark (513 chars)

   Nestled in the cul-de-sac of a quiet single street neighborhood, this 3 bed 2 bath townhome features granite kitchen countertops, updated floors, backsplash, range oven, and dishwasher. Roof and HVAC system are only 4 years old. Wood look tile throughout, NO carpet. Double carport accessed from the main road, side patio, back porch, and spacious backyard full of shade. Wood burning fireplace and painted brick hearth. Close to several restaurants and 7 minutes from I-12. Fridge, washer, and dryer will remain.

3. 2026-04-10
   price $163,000 513-char remark

   Show marketing remark (513 chars)

   Nestled in the cul-de-sac of a quiet single street neighborhood, this 3 bed 2 bath townhome features granite kitchen countertops, updated floors, backsplash, range oven, and dishwasher. Roof and HVAC system are only 4 years old. Wood look tile throughout, NO carpet. Double carport accessed from the main road, side patio, back porch, and spacious backyard full of shade. Wood burning fireplace and painted brick hearth. Close to several restaurants and 7 minutes from I-12. Fridge, washer, and dryer will remain.

4. 2026-04-10
   price $163,000

   Show marketing remark (513 chars)

   Nestled in the cul-de-sac of a quiet single street neighborhood, this 3 bed 2 bath townhome features granite kitchen countertops, updated floors, backsplash, range oven, and dishwasher. Roof and HVAC system are only 4 years old. Wood look tile throughout, NO carpet. Double carport accessed from the main road, side patio, back porch, and spacious backyard full of shade. Wood burning fireplace and painted brick hearth. Close to several restaurants and 7 minutes from I-12. Fridge, washer, and dryer will remain.

5. 2026-03-26
   listed $167,000 Active 513-char remark

   Show marketing remark (513 chars)

   Nestled in the cul-de-sac of a quiet single street neighborhood, this 3 bed 2 bath townhome features granite kitchen countertops, updated floors, backsplash, range oven, and dishwasher. Roof and HVAC system are only 4 years old. Wood look tile throughout, NO carpet. Double carport accessed from the main road, side patio, back porch, and spacious backyard full of shade. Wood burning fireplace and painted brick hearth. Close to several restaurants and 7 minutes from I-12. Fridge, washer, and dryer will remain.

6. 2026-03-26
   listed $167,000 Active

   Show marketing remark (513 chars)

   Nestled in the cul-de-sac of a quiet single street neighborhood, this 3 bed 2 bath townhome features granite kitchen countertops, updated floors, backsplash, range oven, and dishwasher. Roof and HVAC system are only 4 years old. Wood look tile throughout, NO carpet. Double carport accessed from the main road, side patio, back porch, and spacious backyard full of shade. Wood burning fireplace and painted brick hearth. Close to several restaurants and 7 minutes from I-12. Fridge, washer, and dryer will remain.

7. 2022-07-29
   price $1,500
8. 2022-03-11
   soldstatus $136,000
9. 2022-03-10
   soldstatus Sold 833-char remark

   Show marketing remark (833 chars)

   Beautiful 3 bed 2 bath home located in the lovely Cumberland Cove subdivision. The home opens to the spacious living room that features tray ceilings, porcelain wood look tile, and a cozy fireplace. The living room seamlessly transitions into the dining room. The kitchen offers white painted wood cabinets, laminated countertops, and an electric cooktop range. The Master En Suite features soaring tray ceilings, stone countertops, and a tub/shower combo. The extra bedrooms share a full sized bath in the hallway. The home has a fully fenced in backyard that features a covered patio that overlooks the green space with access to the side open patio. This home with its welcoming interior and low maintenance exterior makes it a perfect place for any type of home buyer. The home has a brand new HVAC installed in December of 2021.

10. 2022-02-08
    status Pending 833-char remark

    Show marketing remark (833 chars)

    Beautiful 3 bed 2 bath home located in the lovely Cumberland Cove subdivision. The home opens to the spacious living room that features tray ceilings, porcelain wood look tile, and a cozy fireplace. The living room seamlessly transitions into the dining room. The kitchen offers white painted wood cabinets, laminated countertops, and an electric cooktop range. The Master En Suite features soaring tray ceilings, stone countertops, and a tub/shower combo. The extra bedrooms share a full sized bath in the hallway. The home has a fully fenced in backyard that features a covered patio that overlooks the green space with access to the side open patio. This home with its welcoming interior and low maintenance exterior makes it a perfect place for any type of home buyer. The home has a brand new HVAC installed in December of 2021.

11. 2022-02-06
    status Active 833-char remark

    Show marketing remark (833 chars)

    Beautiful 3 bed 2 bath home located in the lovely Cumberland Cove subdivision. The home opens to the spacious living room that features tray ceilings, porcelain wood look tile, and a cozy fireplace. The living room seamlessly transitions into the dining room. The kitchen offers white painted wood cabinets, laminated countertops, and an electric cooktop range. The Master En Suite features soaring tray ceilings, stone countertops, and a tub/shower combo. The extra bedrooms share a full sized bath in the hallway. The home has a fully fenced in backyard that features a covered patio that overlooks the green space with access to the side open patio. This home with its welcoming interior and low maintenance exterior makes it a perfect place for any type of home buyer. The home has a brand new HVAC installed in December of 2021.

12. 2022-01-16
    status Pending 833-char remark

    Show marketing remark (833 chars)

    Beautiful 3 bed 2 bath home located in the lovely Cumberland Cove subdivision. The home opens to the spacious living room that features tray ceilings, porcelain wood look tile, and a cozy fireplace. The living room seamlessly transitions into the dining room. The kitchen offers white painted wood cabinets, laminated countertops, and an electric cooktop range. The Master En Suite features soaring tray ceilings, stone countertops, and a tub/shower combo. The extra bedrooms share a full sized bath in the hallway. The home has a fully fenced in backyard that features a covered patio that overlooks the green space with access to the side open patio. This home with its welcoming interior and low maintenance exterior makes it a perfect place for any type of home buyer. The home has a brand new HVAC installed in December of 2021.

13. 2022-01-14
    listed $140,000 Active 833-char remark

    Show marketing remark (833 chars)

    Beautiful 3 bed 2 bath home located in the lovely Cumberland Cove subdivision. The home opens to the spacious living room that features tray ceilings, porcelain wood look tile, and a cozy fireplace. The living room seamlessly transitions into the dining room. The kitchen offers white painted wood cabinets, laminated countertops, and an electric cooktop range. The Master En Suite features soaring tray ceilings, stone countertops, and a tub/shower combo. The extra bedrooms share a full sized bath in the hallway. The home has a fully fenced in backyard that features a covered patio that overlooks the green space with access to the side open patio. This home with its welcoming interior and low maintenance exterior makes it a perfect place for any type of home buyer. The home has a brand new HVAC installed in December of 2021.

14. 2022-01-14
    listed $140,000

    Show marketing remark (833 chars)

    Beautiful 3 bed 2 bath home located in the lovely Cumberland Cove subdivision. The home opens to the spacious living room that features tray ceilings, porcelain wood look tile, and a cozy fireplace. The living room seamlessly transitions into the dining room. The kitchen offers white painted wood cabinets, laminated countertops, and an electric cooktop range. The Master En Suite features soaring tray ceilings, stone countertops, and a tub/shower combo. The extra bedrooms share a full sized bath in the hallway. The home has a fully fenced in backyard that features a covered patio that overlooks the green space with access to the side open patio. This home with its welcoming interior and low maintenance exterior makes it a perfect place for any type of home buyer. The home has a brand new HVAC installed in December of 2021.

15. 1989-04-10
    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: $1,506 · $125/mo
• Projected year-2 tax: $1,506 · $125/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $19,629
• − Mortgage interest: −$9,131
• − Property taxes: −$1,506
• − Insurance: −$815
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − HOA: −$252
• − Depreciation: −$4,742
• Taxable income: $44
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,667/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 — Shenandoah

• Score: 76/100
• State rank: #16
• US rank: #3778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shenandoah, LA
• 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

+16.4% since first listed

15 events — show timeline

• 2026-04-18 Pending — AcadianaMLS
• 2026-04-18 Pending — GBRMLS
• 2026-04-10 Price Changed $163,000 AcadianaMLS
• 2026-04-10 Price Changed $163,000 GBRMLS
• 2026-03-26 Listed $167,000 GBRMLS
• 2026-03-26 Listed $167,000 AcadianaMLS
• 2022-07-29 Price Changed $1,500 RENT.
• 2022-03-11 Sold (Public Records) $136,000 Public Records
• 2022-03-10 Sold (MLS) — GBRMLS
• 2022-02-08 Pending — GBRMLS
• 2022-02-06 Relisted — GBRMLS
• 2022-01-16 Pending — GBRMLS
• 2022-01-14 Listed $140,000 AcadianaMLS
• 2022-01-14 Listed $140,000 GBRMLS
• 1989-04-10 Sold (Public Records) — Public Records

Property tax history

+37.8%/yr

Latest (2025): $1,506 · -0.5% YoY. Source: county tax records.