5213 Heatherstone Dr · Baton Rouge, LA 70820

$162,995

3 bd · 2.5 ba · 2,100 sqft · SingleFamily public records · 9 Days on market

Built 1984 6,534 sqft lot $210/mo HOA · 10% of rent ↓ 12% since listing

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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 +24.6/30.0
• 1% rule +7.9/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 5213 Heatherstone Drive, a beautifully maintained townhome in the highly desirable Heatherstone community. Offering the perfect combination of comfort, convenience, and location, this property is ideal for owner-occupants, LSU students, faculty, professionals, or investors. Inside, you'll find a warm and inviting living space featuring beautiful granite countertops that add both style and functionality to the kitchen. A recently installed AC unit provides added peace of mind and energy-efficient comfort for years to come. One of this home's greatest advantages is its prime location just minutes from LSU. Situated on the LSU bus route, commuting to campus is simple and convenient. Whether you're attending classes, working at LSU, or simply want to be close to the energy of campus life, you'll appreciate the accessibility this location provides. Heatherstone is known for its beautifully landscaped grounds, mature trees, and well-maintained common areas that create a peaceful neighborhood atmosphere. Residents also enjoy access to the community swimming pool, providing the perfect place to relax and cool off during Louisiana's warm summer months. Located in Flood Zone X, this property offers additional peace of mind and may provide savings on flood insurance compared to homes in higher-risk flood zones. Conveniently located near shopping, dining, entertainment, Tiger Stadium, and downtown Baton Rouge, this home offers easy access to everything the city has to offer while maintaining the charm and tranquility of an established neighborhood. Don't miss this opportunity to own a move-in-ready home in one of South Baton Rouge's most convenient and attractive communities. Schedule your private showing today!

Key facts

• Easy access
• Landscaped grounds
• Flood zone x

Tags

• GRANITE COUNTERTOPS
• RECENTLY INSTALLED AC UNIT
• LANDSCAPED GROUNDS
• COMMUNITY SWIMMING POOL
• FLOOD ZONE X
• EASY ACCESS

Property features AI

Finance

• Other: Community features: clubhouse, park, playground, tennis courts, sidewalks, pool; Subdivision: Heatherstone
• HOA & community: Homeowners association with annual fee (maintenance of grounds included); Association amenities include pool, maintenance, management

Exterior

• Parking: 4 total parking spaces; Carport for 4 vehicles; Off-street parking on concrete
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Attached townhouse (residential); Suitable for multi-family use
• Construction: Frame construction with cement siding; Slab foundation; Composition roof; Built as part of an attached single-family/townhouse configuration
• Exterior features: Balcony; Covered patio; Rain gutters; Partial fencing

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Flooring: Tile; Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Built-in features; Screens and window treatments; Gas log fireplace (1)
• Laundry & utility: Laundry room with inside washer and electric dryer hookups; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Cap rate 8.8% 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 rising (+2.8%/yr); 315 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• At $2,105/mo this rent would consume 53% of the median local household income ($47k/yr) (locally 1879% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 6y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,995

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.29% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.79% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,293
• Equity at exit: $24,303

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $21,774
• Equity at exit: $14,093

Cash invested: $45,639 (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 70820

• Home prices YoY: -29.9%
• Rents YoY: 2.8%
• Active inventory: 315
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$855
• Tax from tax record: −$194 /mo · $2,333/yr
• Insurance: −$68
• HOA: −$210
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $336

Break-even live

Break-even rent $1,680

Max offer price $162,995

Occupancy floor 79%

Sensitivity live

Price	-10% $428	-5% $382	+0% $336	+5% $290	+10% $244
Rent	-10% $170	-5% $253	+0% $336	+5% $419	+10% $502
Rate	-1.0pp $418	-0.5pp $378	base $336	+0.5pp $294	+1.0pp $251

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: $40,749
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5112 Arlington Ct Baton Rouge, LA	3.0	3.0	1601	$1,850	$1.16	45d	1	0.05mi
2122 Stonehenge Ave Baton Rouge, LA	2.0	1.5	1540	$1,550	$1.01	45d	1	0.06mi
5416 Heatherstone Dr Baton Rouge, LA	4.0	3.0	1990	$2,000	$1.01	45d	1	0.08mi
1274 Sharlo Ave Unit 1519871P Baton Rouge, LA	3.0	2.0	1786	$3,298	$1.85	15d	1	0.15mi
5648 Riverstone Dr Unit 94A Baton Rouge, LA	2.0	2.0	1603	$1,250	$0.78	22d	1	0.16mi
5628 Moorstone Dr Baton Rouge, LA	3.0	2.5	1900	$1,650	$0.87	45d	1	0.17mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	45d	1	0.27mi
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,850	$1.29	15d	3	0.36mi
5111 Nicholson Dr Unit A44 Baton Rouge, LA	3.0	2.0	1567	$1,650	$1.05	24d	1	0.77mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	24d	3	0.79mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	45d	3	0.79mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	45d	1	0.91mi
5618 Cottage Lake Dr Baton Rouge, LA	3.0	2.5	2002	$3,000	$1.50	45d	1	0.96mi
5618 Cottage Lake Dr Baton Rouge, LA	3.0	2.0	2002	$3,000	$1.50	20d	1	0.96mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	24d	1	1.04mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	45d	2	1.08mi
5030 Myrtle Trail Dr Baton Rouge, LA	2.0	2.5	1601	$2,350	$1.47	15d	1	1.12mi
5578 Arialo Dr Baton Rouge, LA	3.0	2.0	1484	$2,100	$1.42	45d	1	1.24mi

HOA detail

• Monthly dues: $210 · $2,520/yr
• Likely covers: landscapingpool

Listing history 7 events

1. 2026-06-18
   days on market $162,995 Active 9 DOM
2. 2026-06-17
   days on market $162,995 Active 8 DOM
3. 2026-06-16
   days on market $162,995 Active 7 DOM
4. 2026-06-15
   days on market $162,995 Active 6 DOM
5. 2026-06-14
   days on market $162,995 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $162,995 Active 1 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: $2,333 · $194/mo
• Projected year-2 tax: $2,333 · $194/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,265
• − Mortgage interest: −$9,130
• − Property taxes: −$2,333
• − Insurance: −$815
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − HOA: −$2,520
• − Depreciation: −$4,742
• Taxable income: $1,682
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,630/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): 23,377
• Household income: $47,429
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 1879.0

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 0.63)
• Race & ethnicity: White 56% Black 21% Hispanic / Latino 13% Asian 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 2% Scotch-Irish 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Chinese 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: ▼ -56.10%
• Current HPI: 131.5382
• Rent YoY: ▲ 2.79%
• 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

-11.9% since first listed

20 events — show timeline

• 2026-06-09 Listed $162,995 GBRMLS
• 2026-06-09 Listed $162,995 AcadianaMLS
• 2024-09-19 Delisted — GBRMLS
• 2024-07-17 Price Changed $169,000 GBRMLS
• 2024-06-24 Price Changed $174,000 GBRMLS
• 2024-05-22 Listed $169,000 AcadianaMLS
• 2024-05-22 Listed $179,000 GBRMLS
• 2021-07-26 Sold (Public Records) $150,000 Public Records
• 2021-07-23 Sold (MLS) — GBRMLS
• 2021-06-11 Pending — GBRMLS
• 2021-06-02 Listed $150,000 AcadianaMLS
• 2021-06-02 Listed $1,500 GBRMLS
• 2021-06-02 Listed $150,000 GBRMLS
• 2020-10-14 Delisted — GBRMLS
• 2020-09-12 Sold (MLS) — GBRMLS
• 2020-08-06 Price Changed $150,000 GBRMLS
• 2020-07-20 Listed $1,400 GBRMLS
• 2020-07-20 Listed $150,000 AcadianaMLS
• 2020-07-20 Listed $155,000 GBRMLS
• 2006-08-03 Sold (Public Records) $185,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $2,333 · +4.5% YoY. Source: county tax records.