16435 Crepemyrtle Dr · Old Jefferson, LA 70817

$250,895

4 bd · 2.5 ba · 1,976 sqft · SingleFamily public records · 56 Days on market

Built 1989 0.86 ac lot Est $334k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• 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

Beautiful home great floor plan. Lots of room to redecorate. Is very quiet neighborhood. Home been maintained awesomely by owners. Total new paint inside and out, new room and some siding, dead end streets, close to schools and shopping

Key facts

• 0.86 acre lot
• Garage
• Built 1989

Property features AI

Finance

• Other: Subdivision: Pin Oak; Directions available
• HOA & community: Homeowners association present

Exterior

• Parking: Garage (2 parking spaces total)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Detached single-family residence; Residential property
• Construction: Cement siding; Slab foundation; Built construction year not provided
• Exterior features: Wood fencing; Frontage approximately 40 feet; Lot dimensions 40 x 127; Lot area about 0.86 acres

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher; Disposal; Refrigerator; Range hood; Stainless steel appliances
• Flooring: Tile; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 partial bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; Crown molding; High ceilings; Masonry fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $251k.

Deal economics

• At list price, monthly cash flow is $13 ($153/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 $211k (15.9% below list).
• Recommended offer: $211k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.4% in Old Jefferson — 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 73/100 on livability (#36 in LA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living 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.
• Zoned schools: Woodlawn Elementary (math 37% / reading 56%, grade D-, #159 of 646 statewide, top 25%, 718 students, 65% FRL); Woodlawn Middle School (math 20% / reading 39%, grade F, #116 of 218 statewide, top 53%, 887 students, 69% FRL); Woodlawn High School (math 25% / reading 30%, grade F, #133 of 265 statewide, top 51%, 1,527 students, 62% FRL).
• Market conditions: Rents rising (+2.0%/yr); 361 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 56 days — a 3% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y 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 $118k; list at $251k implies a 113% gain — meaningful room to come down on a strong offer.

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 $210,962 (15.9% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $333,944
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9504 Country Lake Dr	0.69mi	4/2.0	1,980 (+0%)	1mo	$319,000	$161	64
9145 Smoke Rock Dr	0.26mi	4/2.5	2,177 (+10%)	9mo	$375,000	$172	63
17746 Waterloo Dr	0.73mi	4/2.0	2,021 (+2%)	2mo	$340,000	$168	59
16815 Wenwood Dr	0.53mi	4/2.5	2,155 (+9%)	5mo	$379,000	$176	56
16632 Highland Club Ave	0.54mi	3/2.0 (-1)	2,076 (+5%)	6mo	$349,900	$169	54
17525 Waterloo Dr	0.67mi	4/2.0	2,253 (+14%)	4mo	$335,000	$149	40
8966 Falling Oak Dr	0.52mi	3/2.0 (-1)	1,707 (-14%)	7mo	$300,000	$176	40
17475 Waterloo Dr	0.62mi	3/2.0 (-1)	1,689 (-14%)	1mo	$275,000	$163	39
17499 Waterloo Dr	0.65mi	4/2.0	2,239 (+13%)	8mo	$338,000	$151	39
17483 Waterloo Dr	0.63mi	3/2.0 (-1)	1,689 (-14%)	3mo	$302,000	$179	37
9311 Falling Oak Dr	0.68mi	3/2.0 (-1)	1,689 (-14%)	2mo	$285,000	$169	36
9329 Falling Oak Dr	0.71mi	3/2.0 (-1)	1,708 (-14%)	9mo	$284,900	$167	30

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-41,861
• Equity at exit: $37,409

10-year hold

• IRR: -10.7%
• Equity multiple: 0.38×
• Total profit: $-43,521
• Equity at exit: $21,693

Cash invested: $70,251 (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: 361
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$1,316
• Tax from tax record: −$234 /mo · $2,803/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $13

Break-even live

Break-even rent $2,094

Max offer price $250,895

Occupancy floor 94%

Sensitivity live

Price	-10% $155	-5% $84	+0% $13	+5% $-58	+10% $-129
Rent	-10% $-154	-5% $-71	+0% $13	+5% $96	+10% $179
Rate	-1.0pp $139	-0.5pp $77	base $13	+0.5pp $-52	+1.0pp $-118

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: $62,724
• Closing costs: $7,527
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9113 Alder Dr Baton Rouge, LA	3.0	2.0	1327	$1,700	$1.28	25d	1	0.18mi
16333 Columns Way Baton Rouge, LA	1.0–3.0	1.0–2.0	1036	$2,050	$1.98	16d	41	0.47mi
16632 Highland Club Ave Baton Rouge, LA	3.0	2.5	2076	$2,400	$1.16	45d	1	0.51mi
16124 Batavia Ave Baton Rouge, LA	3.0	2.0	1417	$1,700	$1.20	45d	1	0.85mi
16523 Batavia Ave Baton Rouge, LA	3.0	2.0	1600	$1,725	$1.08	45d	1	0.88mi
8040 S Hendrick Dr Baton Rouge, LA	3.0	2.0	1618	$2,025	$1.25	45d	1	0.99mi
15616 Council Ave Baton Rouge, LA	3.0	2.0	2163	$2,200	$1.02	16d	1	1.00mi
8049 S Hendrick Dr Baton Rouge, LA	4.0	2.0	1601	$2,095	$1.31	45d	1	1.02mi
17653 Carlisle Ave Baton Rouge, LA	4.0	2.0	1601	$2,125	$1.33	16d	1	1.03mi
7441 Quorum Dr Baton Rouge, LA	4.0	2.0	1861	$2,000	$1.07	25d	1	1.16mi
16545 Antioch Ct Baton Rouge, LA	3.0	2.0	2050	$2,200	$1.07	25d	1	1.41mi
16545 Antioch Ct Baton Rouge, LA	3.0	2.0	2050	$2,200	$1.07	45d	1	1.41mi

Listing history 8 events

1. 2026-06-22
   days on market $250,895 Active 56 DOM
2. 2026-06-18
   days on market $250,895 Active 53 DOM
3. 2026-06-17
   days on market $250,895 Active 52 DOM
4. 2026-06-16
   days on market $250,895 Active 51 DOM
5. 2026-06-15
   days on market $250,895 Active 50 DOM
6. 2026-06-14
   days on market $250,895 Active 48 DOM
7. 2026-06-10
   remarks 249-char remark
8. 2026-06-10
   listed $250,895 Active 45 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: $2,803 · $234/mo
• Projected year-2 tax: $2,803 · $234/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: $25,315
• − Mortgage interest: −$14,054
• − Property taxes: −$2,803
• − Insurance: −$1,254
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$7,299
• Taxable loss: −$4,146
• Est. tax savings @ 24.0%: +$995
• After-tax cash flow: $1,148/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 — Old Jefferson

• Score: 73/100
• State rank: #36
• US rank: #5501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Jefferson, 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

+118.2% since first listed

18 events — show timeline

• 2026-06-09 Price Changed $250,895 AcadianaMLS
• 2026-06-09 Price Changed $250,895 GBRMLS
• 2026-04-26 Listed $255,895 GBRMLS
• 2026-04-26 Listed $255,895 AcadianaMLS
• 2018-11-24 Sold (MLS) — GBRMLS
• 2018-06-23 Listed $1,500 GBRMLS
• 2012-05-15 Sold (Public Records) $118,000 Public Records
• 2004-08-28 Sold (MLS) — GBRMLS
• 2004-05-01 Listed $1,395 GBRMLS
• 2004-04-22 Listed $148,500 GBRMLS
• 2004-04-22 Listed $148,500 AcadianaMLS
• 2001-08-13 Listed $128,500 AcadianaMLS
• 2001-04-20 Listed $134,900 AcadianaMLS
• 2000-01-27 Listed $132,900 AcadianaMLS
• 1999-11-29 Sold (Public Records) — Public Records
• 1999-11-24 Sold (MLS) — GBRMLS
• 1999-08-30 Listed $115,000 AcadianaMLS
• 1999-08-30 Listed $115,000 GBRMLS

Property tax history

+7.1%/yr

Latest (2025): $2,803 · -0.5% YoY. Source: county tax records.