1735 N Sherwood Forest Blvd · Baton Rouge, LA 70815

$57,500

2 bd · 1.5 ba · 1,067 sqft · SingleFamily public records · 5 Days on market

Built 1954 0.75 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to your next investment gem in the heart of Baton Rouge! Nestled on N. Sherwood Forest Blvd, this 2-bedroom, 1.5-bathroom Fannie Mae Home offers a unique canvas for those with an eye for potential and creativity. Boasting a generous floor plan, the house welcomes you with its warmth and invites possibilities at every turn. The magic of this property lies in its expansive backyard--a perfect oasis waiting to be transformed into your dream outdoor sanctuary. Whether you're envisioning lush garden landscapes or a modern entertainment deck complete with cozy porch seating, the open space promises endless opportunities. While the home requires some TLC, it presents a remarkable chance for renovators and investors alike to carve out extraordinary value. The existing structure is ripe for revitalization, promising significant returns as an updated family residence or lucrative rental property within this vibrant community.

Key facts

• 0.75 acre lot
• Built 1954
• Listed 5 days

Property features AI

Finance

• Other: Located in the Oakwood subdivision; Directions: East on Florida Blvd, left on N. Sherwood Forest Drive, house on the right

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Residential property
• Construction: Frame and brick construction; Slab foundation; Built with a shingle roof not specified
• Exterior features: Carport; Lot dimensions approximately 90 x 148 x 172.85; Approximately 0.75 acre lot

Interior

• Bathrooms: 1 full bathroom; 1 partial bathroom
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Cap rate 15.0% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $398 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $57,500

Questions for the listing agent

1. Built in 1954 — 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. 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?
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: 1.84% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.23%
• DSCR: 2.39
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $138,710
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1826 W Catalpa	0.21mi	3/2.0 (+1)	1,103 (+3%)	4mo	$125,000	$113	74
11385 Catalpa St	0.11mi	3/1.5 (+1)	976 (-8%)	5mo	$147,900	$152	72
11014 Chalice Dr	0.31mi	3/1.0 (+1)	1,045 (-2%)	18mo	$115,000	$110	60
11872 Tams Dr	0.47mi	3/1.5 (+1)	1,021 (-4%)	10mo	$134,900	$132	57
11646 Catalpa St	0.26mi	3/2.0 (+1)	1,196 (+12%)	9mo	$83,200	$70	54
10466 Red Oak Dr	0.61mi	2/1.0	1,050 (-2%)	18mo	$120,000	$114	52
11574 Catalpa St	0.22mi	3/2.0 (+1)	1,210 (+13%)	11mo	$165,000	$136	51
10945 Red Oak Dr	0.26mi	3/2.0 (+1)	964 (-10%)	16mo	$125,000	$130	51
10640 Tams Dr	0.50mi	3/1.0 (+1)	1,108 (+4%)	18mo	$149,000	$134	48
2014 N Little John Dr	0.40mi	3/2.0 (+1)	1,225 (+15%)	12mo	$168,000	$137	39
10288 White Oak Dr	0.73mi	3/1.0 (+1)	1,123 (+5%)	16mo	$89,900	$80	37

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $17,402
• Equity at exit: $8,573

10-year hold

• IRR: 33.8%
• Equity multiple: 4.08×
• Total profit: $49,638
• Equity at exit: $4,972

Cash invested: $16,100 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,060 high
• Mortgage (P&I): −$302
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $419

Break-even live

Break-even rent $529

Max offer price $57,500

Occupancy floor 55%

Sensitivity live

Price	-10% $452	-5% $435	+0% $419	+5% $403	+10% $387
Rent	-10% $335	-5% $377	+0% $419	+5% $461	+10% $503
Rate	-1.0pp $448	-0.5pp $434	base $419	+0.5pp $404	+1.0pp $389

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11440 Bard Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1037	$1,072	$1.03	15d	1	0.21mi
1666 Rosedale Dr Baton Rouge, LA	3.0	1.5	1266	$1,500	$1.18	24d	1	0.32mi
11271 Florida Blvd Unit 208 Baton Rouge, LA	2.0	1.0	925	$950	$1.03	44d	1	0.36mi
10950 Darryl Dr Baton Rouge, LA	1.0–4.0	1.0–3.0	1090	$1,038	$0.95	15d	86	0.43mi
1511 Cristy Dr Apt E Baton Rouge, LA	2.0	1.5	1000	$825	$0.82	44d	1	0.71mi
1511 Cristy Dr Unit G Baton Rouge, LA	2.0	1.5	900	$800	$0.89	24d	1	0.71mi
344 Burgess Pl Baton Rouge, LA	3.0	2.0	1295	$1,675	$1.29	24d	1	0.73mi
12254 La Margie Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1001	$839	$0.84	15d	29	0.77mi
1547 La Annie Dr Baton Rouge, LA	2.0	1.0	1100	$895	$0.81	15d	1	0.84mi
655 Sharp Ln Unit 368 Baton Rouge, LA	2.0	1.0	800	$815	$1.02	15d	1	0.99mi
655 Sharp Ln Apt 252 Baton Rouge, LA	2.0	1.0	800	$829	$1.04	15d	1	0.99mi
655 Sharp Ln Apt 245 Baton Rouge, LA	2.0	1.0	800	$869	$1.09	15d	1	0.99mi
655 Sharp Ln Unit 102 Baton Rouge, LA	2.0	1.0	800	$924	$1.16	44d	1	0.99mi
655 Sharp Ln Unit 250 Baton Rouge, LA	2.0	1.0	800	$889	$1.11	44d	1	0.99mi
655 Sharp Ln Apt 383 Baton Rouge, LA	2.0	1.0	800	$829	$1.04	44d	1	0.99mi
655 Sharp Ln Unit 003 Baton Rouge, LA	2.0	1.5	800	$985	$1.23	45d	1	0.99mi
655 Sharp Ln Unit 393 Baton Rouge, LA	2.0	1.0	800	$970	$1.21	15d	1	0.99mi
655 Sharp Ln Unit 246 Baton Rouge, LA	2.0	1.0	800	$849	$1.06	15d	1	0.99mi
13047 Florida Blvd Baton Rouge, LA	1.0–2.0	1.0–1.5	754	$1,037	$1.38	15d	4	1.08mi
567 Sharp Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	914	$936	$1.02	15d	18	1.08mi
260 Sharp Rd Baton Rouge, LA	2.0	1.0	617	$1,019	$1.65	15d	8	1.15mi
10241 Cashel Ave Baton Rouge, LA	2.0	2.0	1000	$1,200	$1.20	24d	1	1.19mi
10241 Cashel Ave Baton Rouge, LA	2.0	2.0	1000	$1,200	$1.20	22d	1	1.19mi

Listing history 4 events

1. 2026-06-18
   days on market $57,500 Active 5 DOM
2. 2026-06-17
   days on market $57,500 Active 4 DOM
3. 2026-06-16
   remarks 693-char remark
4. 2026-06-16
   listed $57,500 Active 3 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: $1,112 · $93/mo
• Projected year-2 tax: $1,112 · $93/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 · 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,717
• − Mortgage interest: −$3,221
• − Property taxes: −$1,112
• − Insurance: −$288
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$1,673
• Taxable income: $4,389
• Est. tax owed @ 24.0%: −$1,053
• After-tax cash flow: $3,975/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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $57,500 AcadianaMLS
• 2026-06-12 Listed $57,500 GBRMLS

Property tax history

+19.5%/yr

Latest (2025): $1,112 · +4.7% YoY. Source: county tax records.