5216 Sumrall Dr · Baton Rouge, LA 70811

$49,900

2 bd · 1.0 ba · 1,100 sqft · SingleFamily · 65 Days on market

Built 1953 0.25 ac lot $45/sqft · 59% below area ↓ 20% since listing

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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

Large 2 bedroom, 1 bathroom home that sits on a large fenced in corner Lot. No carpet, fireplace and updated plumbing. All rooms are spacious and perfect for entertaining. Perfect for investors or first time home buyers.

Key facts

• Fenced in corner lot
• Updated plumbing
• Fireplace

Tags

• FENCED IN CORNER LOT
• UPDATED PLUMBING
• FIREPLACE

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One-story
• Construction: Asbestos and brick construction
• Exterior features: Chain link and wood fencing

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Wall unit cooling; Space heater for heating
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.1% 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.
• Zoned schools: Merrydale Elementary School (math 8% / reading 12%, grade F, #597 of 646 statewide, top 95%, 274 students, 95% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 78% FRL track the district average.
• Market conditions: 123 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.09% ✓
• Cap rate: 18.13%
• Cash-on-cash: 42.26%
• DSCR: 2.88
• GRM: 4.0

CMA / ARV

• ARV (median comp): $120,297
• List price: $49,900
• Delta: -58.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6124 Glen Oaks Dr	0.61mi	3/1.5 (+1)	1,153 (+5%)	0mo	$160,000	$139	56
4313 Glen Oaks Dr	0.55mi	3/1.0 (+1)	1,127 (+2%)	11mo	$140,000	$124	56
4799 Stearns St	0.45mi	3/2.0 (+1)	1,000 (-9%)	2mo	$13,400	$13	53
4775 Stearns St	0.46mi	3/2.0 (+1)	1,000 (-9%)	2mo	$13,400	$13	53
5464 Juarez St	0.73mi	3/1.0 (+1)	1,036 (-6%)	2mo	$100,000	$97	49
5284 Peerless St	0.24mi	3/3.0 (+1)	1,238 (+12%)	9mo	$130,000	$105	47
6063 Glen Oaks Dr	0.57mi	3/1.5 (+1)	1,185 (+8%)	11mo	$159,000	$134	45
4249 Cannon St	0.74mi	2/2.0	1,200 (+9%)	9mo	$116,000	$97	39
5525 Paige St	0.36mi	3/3.0 (+1)	1,238 (+12%)	13mo	$99,000	$80	38
5535 Paige St	0.37mi	3/3.0 (+1)	1,238 (+12%)	13mo	$99,000	$80	38
5553 Paige St	0.38mi	3/3.0 (+1)	1,238 (+12%)	13mo	$99,000	$80	38
5944 D'juanna Dr	0.72mi	3/2.0 (+1)	1,200 (+9%)	9mo	$174,000	$145	35

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: 26.5%
• Equity multiple: 2.10×
• Total profit: $15,365
• Equity at exit: $7,440

10-year hold

• IRR: 34.2%
• Equity multiple: 4.14×
• Total profit: $43,812
• Equity at exit: $4,314

Cash invested: $13,972 (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 70811

• Home prices YoY: -30.8%
• Active inventory: 123
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,044 high
• Mortgage (P&I): −$262
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$21
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $367

Break-even live

Break-even rent $580

Max offer price $49,900

Occupancy floor 60%

Sensitivity live

Price	-10% $395	-5% $381	+0% $367	+5% $353	+10% $339
Rent	-10% $284	-5% $326	+0% $367	+5% $408	+10% $449
Rate	-1.0pp $392	-0.5pp $380	base $367	+0.5pp $354	+1.0pp $341

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	16d	1	0.37mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	25d	1	0.44mi
4540 Crown Ave Unit 85 Baton Rouge, LA	2.0	1.0	700	$850	$1.21	45d	1	0.44mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	45d	1	0.44mi
4540 Crown Ave Unit 93 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	45d	1	0.44mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	20d	1	0.44mi
8210 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	765	$920	$1.20	16d	1	0.62mi
8280 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	745	$1,148	$1.54	16d	1	0.69mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	25d	1	0.76mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	25d	1	0.83mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	45d	1	0.83mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	45d	1	0.83mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	45d	1	0.83mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	16d	1	0.83mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	25d	1	1.05mi

Listing history 20 events

1. 2026-06-22
   days on market $49,900 Active 65 DOM
2. 2026-06-18
   days on market $49,900 Active 62 DOM
3. 2026-06-17
   days on market $49,900 Active 61 DOM
4. 2026-06-16
   days on market $49,900 Active 60 DOM
5. 2026-06-15
   days on market $49,900 Active 59 DOM
6. 2026-06-14
   days on market $49,900 Active 57 DOM
7. 2026-06-10
   days on market $49,900 Active 54 DOM
8. 2026-06-09
   days on market $49,900 Active 53 DOM
9. 2026-06-08
   days on market $49,900 Active 52 DOM
10. 2026-06-07
    days on market $49,900 Active 51 DOM
11. 2026-06-05
    days on market $49,900 Active 48 DOM
12. 2026-06-03
    days on market $49,900 Active 47 DOM
13. 2026-06-02
    days on market $49,900 Active 46 DOM
14. 2026-06-01
    days on market $49,900 Active 45 DOM
15. 2026-05-31
    days on market $49,900 Active 44 DOM
16. 2026-05-31
    days on market $49,900 Active 43 DOM
17. 2026-05-06
    price $59,900 252-char remark

    Show marketing remark (220 chars)

    Large 2 bedroom, 1 bathroom home that sits on a large fenced in corner Lot. No carpet, fireplace and updated plumbing. All rooms are spacious and perfect for entertaining. Perfect for investors or first time home buyers.

18. 2026-05-06
    price $59,900 252-char remark

    Show marketing remark (220 chars)

    Large 2 bedroom, 1 bathroom home that sits on a large fenced in corner Lot. No carpet, fireplace and updated plumbing. All rooms are spacious and perfect for entertaining. Perfect for investors or first time home buyers.

19. 2026-04-17
    listed $62,000 Active 252-char remark

    Show marketing remark (220 chars)

    Large 2 bedroom, 1 bathroom home that sits on a large fenced in corner Lot. No carpet, fireplace and updated plumbing. All rooms are spacious and perfect for entertaining. Perfect for investors or first time home buyers.

20. 2026-04-17
    listed $62,000 Active 252-char remark

    Show marketing remark (220 chars)

    Large 2 bedroom, 1 bathroom home that sits on a large fenced in corner Lot. No carpet, fireplace and updated plumbing. All rooms are spacious and perfect for entertaining. Perfect for investors or first time home buyers.

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $604 · $50/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 A · 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: $12,530
• − Mortgage interest: −$2,795
• − Property taxes: −$604
• − Insurance: −$1,752
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$1,452
• Taxable income: $3,922
• Est. tax owed @ 24.0%: −$941
• After-tax cash flow: $3,461/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): 12,154
• Household income: $45,523
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 444.0

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 Black (82%)
• Race & ethnicity: Black 82% White 9% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · 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: ▼ -64.98%
• Current HPI: 146.22
• 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

-19.5% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $49,900 AcadianaMLS
• 2026-05-22 Price Changed $49,900 GBRMLS
• 2026-05-06 Price Changed $59,900 AcadianaMLS
• 2026-05-06 Price Changed $59,900 GBRMLS
• 2026-04-17 Listed $62,000 GBRMLS
• 2026-04-17 Listed $62,000 AcadianaMLS

Property tax history

+2.2%/yr

Latest (2025): $604 · +4.7% YoY. Source: county tax records.