3055 Seracedar Dr · Baton Rouge, LA 70816

$190,000

3 bd · 2.0 ba · 1,856 sqft · SingleFamily public records

Built 1966 0.26 ac lot Est $236k · 19% 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• 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

NEVER BEFORE ON THE MARKET | ESTABLISHED BRICK HOME IN SOUTHMOOR A truly rare opportunity to secure a solid, traditional 3-bedroom, 2-bathroom brick residence built in 1966 that is entering the market for the very first time. Held by the same dedicated owners since 1977, this home was cherished for decades as a foundational family residence before serving as a consistent long-term rental property, offering phenomenal baseline value and immense equity potential in the well-established Southmoor neighborhood of Baton Rouge. The home features a classic, durable brick exterior, complemented by a low-maintenance, vinyl-sided rear carport and a separate storage building on-site. The interior provides a fantastic blank canvas with strong structural bones, ready for its next chapter and custom personalization. The floor plan maximizes its footprint with a highly functional layout, and the kitchen's refrigerator is set to remain with the property. Positioned on a generous lot with mature trees, this property combines the peace of a traditional, long-standing neighborhood with unmatched convenience to Baton Rouge's premier dining, shopping, and major commuter corridors. Because fully updated homes in this mature community are highly sought after and move incredibly fast, the location and solid brick construction make this a premier investment with immediate upside.

Key facts

• 0.26 acre lot
• 2 parking spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $175k (8.0% below list).
• Recommended offer: $175k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Rents flat; 250 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 31% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $6k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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

• 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 $174,780 (8.0% below list)

Questions for the listing agent

1. Built in 1966 — 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: 0.92% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $235,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10931 Stanley Aubin Ln	0.44mi	3/2.5	1,880 (+1%)	5mo	$225,000	$120	71
2949 Cavalier Dr	0.44mi	3/2.0	1,767 (-5%)	2mo	$191,000	$108	69
2937 Magellan Dr	0.37mi	3/2.0	1,734 (-7%)	7mo	$200,000	$115	66
2321 Summerleaf Cir	0.56mi	3/2.0	1,858 (+0%)	11mo	$307,000	$165	64
3033 Caroljack Dr	0.27mi	3/2.0	1,609 (-13%)	3mo	$199,999	$124	63
11030 Paddock Ave	0.68mi	3/2.5	1,755 (-5%)	0mo	$300,000	$171	57
11058 Cabot Ave	0.40mi	4/2.0 (+1)	1,687 (-9%)	7mo	$214,900	$127	55
10838 Woodleaf Ave	0.59mi	3/2.0	1,764 (-5%)	12mo	$310,000	$176	54
2166 Silverest Ave	0.62mi	3/2.0	1,640 (-12%)	2mo	$235,000	$143	50
10379 Cinquefoil Ave	0.45mi	4/2.0 (+1)	2,054 (+11%)	8mo	$250,000	$122	49
2916 Cavalier Dr	0.41mi	4/2.0 (+1)	1,625 (-12%)	9mo	$180,000	$111	48
2412 Sonoma Ct	0.71mi	3/2.0	1,629 (-12%)	1mo	$284,000	$174	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 · 0.16% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.58×
• Total profit: $-22,382
• Equity at exit: $28,330

10-year hold

• IRR: -7.2%
• Equity multiple: 0.60×
• Total profit: $-21,409
• Equity at exit: $16,428

Cash invested: $53,200 (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 70816

• Rents YoY: 0.2%
• Active inventory: 250
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$996
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $209

Break-even live

Break-even rent $1,483

Max offer price $190,000

Occupancy floor 83%

Sensitivity live

Price	-10% $317	-5% $263	+0% $209	+5% $155	+10% $102
Rent	-10% $71	-5% $140	+0% $209	+5% $278	+10% $347
Rate	-1.0pp $305	-0.5pp $258	base $209	+0.5pp $160	+1.0pp $110

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	44d	1	0.51mi
2222 Seracedar Dr Baton Rouge, LA	3.0	2.0	1550	$1,700	$1.10	44d	1	0.55mi
2257 Silverest Ave Baton Rouge, LA	3.0	1.5	1800	$1,700	$0.94	24d	1	0.58mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,572	$1.59	15d	16	0.62mi
2166 Silverest Ave Baton Rouge, LA	3.0	2.0	1640	$1,800	$1.10	24d	1	0.64mi
3948 Preakness Dr Baton Rouge, LA	3.0	2.0	2478	$2,200	$0.89	24d	1	0.66mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	24d	1	0.69mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	44d	1	0.69mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$2,121	$1.92	15d	10	0.70mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.0	2071	$1,900	$0.92	19d	1	0.77mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.5	2071	$1,900	$0.92	44d	1	0.77mi
3938 Garden View Dr Baton Rouge, LA	3.0	2.0	1620	$2,000	$1.23	21d	1	0.82mi
10111 Jefferson Hwy Baton Rouge, LA	3.0	2.5	1877	$2,100	$1.12	24d	1	0.86mi
2001 Red Stick Dr Baton Rouge, LA	3.0	3.0	1559	$2,150	$1.38	24d	1	0.93mi
9925 Jefferson Hwy Baton Rouge, LA	2.0	2.5	1458	$1,900	$1.30	15d	1	0.94mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	44d	1	0.94mi
10066 Jefferson Hwy Unit C Baton Rouge, LA	3.0	2.5	1437	$1,250	$0.87	24d	1	1.01mi
10390 Jefferson Hwy Baton Rouge, LA	1.0–4.0	1.0–2.0	1050	$1,469	$1.40	15d	13	1.04mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	24d	1	1.10mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,318	$1.27	15d	13	1.13mi
3098 Drusilla Ln Baton Rouge, LA	3.0	1.5	1537	$1,600	$1.04	44d	1	1.15mi
12119 Mallory Ave Baton Rouge, LA	4.0	2.5	2345	$2,300	$0.98	15d	1	1.28mi
10854 Woodland Oaks Dr Baton Rouge, LA	3.0	2.0	2084	$2,150	$1.03	15d	1	1.43mi
9540 Lindale Ave Unit A Baton Rouge, LA	3.0	2.5	1655	$1,900	$1.15	24d	1	1.45mi

Listing history 2 events

1. 2026-06-10
   remarks 699-char remark
2. 2026-06-10
   listed $190,000 Pending

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $1,152 · $96/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 · 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: $20,974
• − Mortgage interest: −$10,643
• − Property taxes: −$1,152
• − Insurance: −$950
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$5,527
• Taxable loss: −$655
• Est. tax savings @ 24.0%: +$157
• 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 — 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): 45,718
• Household income: $67,353
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 2162.0

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 0.67)
• Race & ethnicity: Black 41% White 38% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 1% Hispanic 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 9% Chinese 1% Other Indo-European 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: ▼ -161.21%
• Current HPI: 157.3823
• Rent YoY: ▲ 0.16%
• 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

5 events — show timeline

• 2026-06-09 Listed $190,000 GBRMLS
• 2026-05-25 Listed $190,000 AcadianaMLS
• 2026-05-25 Delisted — GBRMLS
• 2026-05-25 Listed $190,000 GBRMLS
• 1980-09-22 Sold (Public Records) — Public Records

Property tax history

+26.2%/yr

Latest (2025): $1,152 · +4.7% YoY. Source: county tax records.