16005 Chickamauga Ave · Shenandoah, LA 70817

$255,000

4 bd · 2.0 ba · 1,994 sqft · SingleFamily public records · 53 Days on market

Built 1978 0.29 ac lot $128/sqft · 17% below area Est $313k · 19% under $3/mo HOA

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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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious four bedroom, two bathroom home located in Shenandoah Estates. Large living room with vaulted ceilings, built in shelves, cabinets and fireplace. Open kitchen and dining area. Master en suite. Closed in patio area with air conditioning. Wide backyard with detached shed. HUD OWNED PROPERTY CASE # 221-412848 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www.HUDHOMESTORE.gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing

Key facts

• Built in shelves
• Vaulted ceilings
• Closed in patio

Tags

• VAULTED CEILINGS
• BUILT IN SHELVES
• CLOSED IN PATIO
• DETACHED SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $87 ($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 $212k (16.8% below list).
• Recommended offer: $212k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 25 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 $2k of loan paydown is wiped out by about $8k 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 53 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,161 (16.8% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (median comp): $312,944
• List price: $255,000
• Delta: -18.52%
• 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
15946 Ferrell Ave	0.31mi	4/2.0	1,971 (-1%)	2mo	$325,000	$165	82
16620 Appomattox Ave	0.42mi	4/2.0	2,029 (+2%)	2mo	$285,000	$140	76
6407 Tiger Pointe Dr	0.46mi	4/2.5	2,033 (+2%)	1mo	$299,500	$147	72
15429 Chickamauga Ave	0.35mi	4/2.0	2,130 (+7%)	3mo	$257,000	$121	70
16801 Ticonderoga Ave	0.42mi	3/2.0 (-1)	1,953 (-2%)	2mo	$263,500	$135	70
6529 Silver Oak Dr	0.61mi	3/2.0 (-1)	1,970 (-1%)	3mo	$340,000	$173	62
16545 Antioch Ct	0.73mi	3/2.0 (-1)	2,030 (+2%)	2mo	$277,000	$136	56
6339 Cross Gate Dr	0.53mi	4/2.5	2,184 (+10%)	1mo	$329,000	$151	56
6003 Gettysburg Dr	0.52mi	3/2.0 (-1)	1,794 (-10%)	0mo	$279,900	$156	54
6522 Silver Oak Dr	0.61mi	3/2.0 (-1)	1,840 (-8%)	3mo	$330,000	$179	51
15132 Seven Pines Ave	0.71mi	3/2.5 (-1)	1,879 (-6%)	1mo	$300,000	$160	49
6424 Cameren Oaks Dr	0.48mi	3/2.0 (-1)	1,695 (-15%)	0mo	$275,000	$162	47

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-37,851
• Equity at exit: $38,021

10-year hold

• IRR: -7.9%
• Equity multiple: 0.52×
• Total profit: $-34,200
• Equity at exit: $22,048

Cash invested: $71,400 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$106
• HOA: −$3
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $87

Break-even live

Break-even rent $2,011

Max offer price $255,000

Occupancy floor 91%

Sensitivity live

Price	-10% $232	-5% $159	+0% $87	+5% $15	+10% $-57
Rent	-10% $-80	-5% $3	+0% $87	+5% $171	+10% $255
Rate	-1.0pp $216	-0.5pp $152	base $87	+0.5pp $21	+1.0pp $-46

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5324 Antioch Blvd Baton Rouge, LA	4.0	2.0	2048	$2,000	$0.98	44d	1	0.31mi
5213 Berryville Ct Baton Rouge, LA	3.0	2.0	1237	$1,750	$1.41	14d	1	0.44mi
4810 Kennesaw Dr Unit 4810-C Baton Rouge, LA	3.0	2.0	1275	$1,100	$0.86	44d	1	0.48mi
6410 Roux Dr Baton Rouge, LA	3.0	2.5	1827	$2,125	$1.16	44d	1	0.48mi
6407 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2033	$2,450	$1.21	14d	1	0.48mi
5714 Ardmore Dr Baton Rouge, LA	3.0	2.0	1700	$1,700	$1.00	14d	1	0.61mi
15580 George Oneal Rd Baton Rouge, LA	1.0–3.0	1.0–2.0	1063	$1,510	$1.42	14d	8	0.63mi
4844 Mokki Ln Baton Rouge, LA	3.0	2.0	1440	$1,690	$1.17	44d	1	0.69mi
6708 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2367	$2,500	$1.06	24d	1	0.69mi
4941 Pinehill Dr Baton Rouge, LA	4.0	2.5	2028	$2,350	$1.16	19d	1	0.69mi
6714 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2082	$2,400	$1.15	14d	1	0.70mi
4804 Mokki Ln Baton Rouge, LA	3.0	2.0	1440	$1,875	$1.30	21d	1	0.72mi
16545 Antioch Ct Baton Rouge, LA	3.0	2.0	2050	$2,200	$1.07	24d	1	0.76mi
16545 Antioch Ct Baton Rouge, LA	3.0	2.0	2050	$2,200	$1.07	44d	1	0.76mi
17235 Terrance Ave Baton Rouge, LA	3.0	2.0	1256	$1,590	$1.27	14d	1	0.77mi
7004 Spring Gardens Dr Baton Rouge, LA	3.0	2.0	1630	$2,000	$1.23	44d	1	1.20mi
7441 Quorum Dr Baton Rouge, LA	4.0	2.0	1861	$2,000	$1.07	24d	1	1.25mi
15616 Council Ave Baton Rouge, LA	3.0	2.0	2163	$2,200	$1.02	14d	1	1.27mi
4719 Mendocino Way Baton Rouge, LA	4.0	2.0	1704	$2,200	$1.29	14d	1	1.29mi
16124 Batavia Ave Baton Rouge, LA	3.0	2.0	1417	$1,700	$1.20	44d	1	1.29mi
16523 Batavia Ave Baton Rouge, LA	3.0	2.0	1600	$1,725	$1.08	44d	1	1.29mi
14142 Watercrest Ln Baton Rouge, LA	3.0	3.0	1875	$2,300	$1.23	14d	1	1.35mi
15513 Fields Creek Ave Baton Rouge, LA	3.0	2.0	1595	$2,295	$1.44	24d	1	1.38mi
5113 Sandy Ridge Dr Baton Rouge, LA	3.0	2.0	1812	$1,695	$0.94	21d	1	1.45mi
13675 Coursey Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	951	$1,300	$1.37	44d	23	1.49mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 11 events

1. 2026-05-18
   status Active 523-char remark

   Show marketing remark (525 chars)

   Spacious four bedroom, two bathroom home located in Shenandoah Estates. Large living room with vaulted ceilings, built in shelves, cabinets and fireplace. Open kitchen and dining area. Master en suite. Closed in patio area with air conditioning. Wide backyard with detached shed. HUD OWNED PROPERTY CASE # 221-412848 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www. HUDHOMESTORE. gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing

2. 2026-05-18
   status Active 525-char remark

   Show marketing remark (525 chars)

   Spacious four bedroom, two bathroom home located in Shenandoah Estates. Large living room with vaulted ceilings, built in shelves, cabinets and fireplace. Open kitchen and dining area. Master en suite. Closed in patio area with air conditioning. Wide backyard with detached shed. HUD OWNED PROPERTY CASE # 221-412848 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www. HUDHOMESTORE. gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing

3. 2026-05-15
   status Pending 523-char remark

   Show marketing remark (525 chars)

   Spacious four bedroom, two bathroom home located in Shenandoah Estates. Large living room with vaulted ceilings, built in shelves, cabinets and fireplace. Open kitchen and dining area. Master en suite. Closed in patio area with air conditioning. Wide backyard with detached shed. HUD OWNED PROPERTY CASE # 221-412848 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www. HUDHOMESTORE. gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing

4. 2026-05-15
   status Pending 525-char remark

   Show marketing remark (525 chars)

   Spacious four bedroom, two bathroom home located in Shenandoah Estates. Large living room with vaulted ceilings, built in shelves, cabinets and fireplace. Open kitchen and dining area. Master en suite. Closed in patio area with air conditioning. Wide backyard with detached shed. HUD OWNED PROPERTY CASE # 221-412848 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www. HUDHOMESTORE. gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing

5. 2026-03-31
   listed $255,000 Active 523-char remark

   Show marketing remark (525 chars)

   Spacious four bedroom, two bathroom home located in Shenandoah Estates. Large living room with vaulted ceilings, built in shelves, cabinets and fireplace. Open kitchen and dining area. Master en suite. Closed in patio area with air conditioning. Wide backyard with detached shed. HUD OWNED PROPERTY CASE # 221-412848 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www. HUDHOMESTORE. gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing

6. 2026-03-31
   listed $255,000 Active 525-char remark

   Show marketing remark (525 chars)

   Spacious four bedroom, two bathroom home located in Shenandoah Estates. Large living room with vaulted ceilings, built in shelves, cabinets and fireplace. Open kitchen and dining area. Master en suite. Closed in patio area with air conditioning. Wide backyard with detached shed. HUD OWNED PROPERTY CASE # 221-412848 SOLD AS-IS WITH NO REPAIRS PRIOR TO CLOSING NO EXCEPTION. Go to www. HUDHOMESTORE. gov for more details or to see other HUD Owned properties. $100 down payment for eligible owner occupants using FHA financing

7. 2026-03-04
   soldstatus $254,379
8. 2005-03-01
   soldstatus
9. 2005-03-01
   soldstatus $147,000
10. 2004-12-22
    listed $150,900
11. 2004-12-22
    listed $150,900

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $1,709 · $142/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 · 22 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: $25,459
• − Mortgage interest: −$14,284
• − Property taxes: −$1,709
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − HOA: −$36
• − Depreciation: −$7,418
• Taxable loss: −$3,336
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $1,847/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

+69.0% since first listed

11 events — show timeline

• 2026-05-18 Relisted — AcadianaMLS
• 2026-05-18 Relisted — GBRMLS
• 2026-05-15 Pending — AcadianaMLS
• 2026-05-15 Pending — GBRMLS
• 2026-03-31 Listed $255,000 GBRMLS
• 2026-03-31 Listed $255,000 AcadianaMLS
• 2026-03-04 Sold (Public Records) $254,379 Public Records
• 2005-03-01 Sold (Public Records) $147,000 Public Records
• 2005-03-01 Sold (MLS) — GBRMLS
• 2004-12-22 Listed $150,900 GBRMLS
• 2004-12-22 Listed $150,900 AcadianaMLS

Property tax history

+6.9%/yr

Latest (2025): $1,709 · -0.5% YoY. Source: county tax records.