1053 Green Oak Dr · Baton Rouge, LA 70815

$85,000

4 bd · 3.0 ba · 2,392 sqft · SingleFamily · 24 Days on market

Built 1955 1.33 ac lot ↓ 35% 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

Calling all investors and visionaries! This 1-acre property offers a blank canvas for your next project. The home is in need of a full remodel and the wooded lot is ready for your clean-up and design. Bring your creativity and unlock the potential!

Key facts

• Wooded lot
• Full remodel
• 1 acre property

Tags

• 1 ACRE PROPERTY
• FULL REMODEL
• WOODED LOT

Property features AI

Finance

• Other: Located in the Red Oak subdivision

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Wood siding and brick exterior; Slab foundation; Built with masonry and wood materials
• Exterior features: Private in-ground pool; Lot approximately 1.33 acres; Irregular lot dimensions

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Wall furnace; Wall-mounted cooling units
• Interior features: Wall furnace heating; Wall unit cooling

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.6% 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: 165 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 40% of the median local income ($59k/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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 21y 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 2.34% ✓
• Cap rate: 20.57%
• Cash-on-cash: 50.99%
• DSCR: 3.27
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $260,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11368 Pamela Dr	0.43mi	4/3.0	2,176 (-9%)	5mo	$220,000	$101	61
10010 Sombrero Ave	0.57mi	4/2.0	2,207 (-8%)	3mo	$190,000	$86	54
10709 Waverland Dr	0.34mi	4/2.0	2,114 (-12%)	9mo	$290,000	$137	53
847 Heather Dr	0.69mi	4/2.5	2,526 (+6%)	4mo	$329,900	$131	53
11125 Glenhaven Dr	0.45mi	3/2.0 (-1)	2,475 (+4%)	14mo	$254,000	$103	53
10716 Shermoor Dr	0.52mi	5/3.5 (+1)	2,532 (+6%)	8mo	$274,900	$109	53
10787 Red Oak Dr	0.23mi	4/2.0	2,066 (-14%)	13mo	$214,900	$104	52
333 Eileen Dr	0.36mi	4/2.5	2,049 (-14%)	10mo	$225,000	$110	49
388 Sherwood Forest Blvd	0.49mi	5/5.0 (+1)	2,626 (+10%)	1mo	$185,000	$70	47
11227 Glenhaven Dr	0.49mi	4/2.0	2,095 (-12%)	8mo	$260,000	$124	46
869 Heather Dr	0.70mi	4/2.5	2,699 (+13%)	2mo	$295,000	$109	42
10440 Gerald Dr	0.73mi	3/2.0 (-1)	2,160 (-10%)	1mo	$239,900	$111	40

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: 48.8%
• Equity multiple: 3.13×
• Total profit: $50,650
• Equity at exit: $12,674

10-year hold

• IRR: 54.4%
• Equity multiple: 6.34×
• Total profit: $127,103
• Equity at exit: $7,349

Cash invested: $23,800 (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 70815

• Active inventory: 165
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,993 high
• Mortgage (P&I): −$446
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $1,011

Break-even live

Break-even rent $713

Max offer price $85,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,059	-5% $1,035	+0% $1,011	+5% $987	+10% $963
Rent	-10% $854	-5% $933	+0% $1,011	+5% $1,090	+10% $1,169
Rate	-1.0pp $1,054	-0.5pp $1,033	base $1,011	+0.5pp $989	+1.0pp $967

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	22d	1	0.56mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	15d	1	0.56mi
10965 Goodwood Blvd Baton Rouge, LA	4.0	3.0	2934	$2,500	$0.85	15d	1	0.82mi
814 Lonita St Baton Rouge, LA	3.0	2.0	1678	$1,900	$1.13	24d	1	1.06mi
9922 N Parkview Dr Baton Rouge, LA	3.0	2.0	1847	$2,500	$1.35	44d	1	1.21mi

Listing history 38 events

1. 2026-06-18
   days on market $85,000 Active 24 DOM
2. 2026-06-17
   days on market $85,000 Active 23 DOM
3. 2026-06-16
   days on market $85,000 Active 22 DOM
4. 2026-06-15
   days on market $85,000 Active 21 DOM
5. 2026-06-14
   days on market $85,000 Active 19 DOM
6. 2026-06-10
   days on market $85,000 Active 16 DOM
7. 2026-06-09
   days on market $85,000 Active 15 DOM
8. 2026-06-08
   days on market $85,000 Active 14 DOM
9. 2026-06-07
   days on market $85,000 Active 13 DOM
10. 2026-06-05
    days on market $85,000 Active 10 DOM
11. 2026-06-03
    days on market $85,000 Active 9 DOM
12. 2026-06-02
    days on market $85,000 Active 8 DOM
13. 2026-06-01
    days on market $85,000 Active 7 DOM
14. 2026-05-31
    days on market $85,000 Active 6 DOM
15. 2026-05-31
    days on market $85,000 Active 5 DOM
16. 2026-02-17
    listed $85,000 Active
17. 2026-02-17
    listed $85,000 Active
18. 2025-10-08
    status Active
19. 2025-08-26
    status Pending
20. 2025-08-13
    listed $94,900 Active
21. 2025-08-13
    listed $94,900 Active
22. 2025-08-13
    listed $94,900
23. 2023-05-25
    soldstatus Sold
24. 2023-04-18
    historical
25. 2023-03-31
    listed $49,900 Active
26. 2023-03-31
    listed $49,900
27. 2022-08-30
    historical
28. 2022-02-28
    status Pending
29. 2022-02-28
    status Active
30. 2022-02-28
    status Pending
31. 2022-02-27
    listed $39,000 Active
32. 2022-02-27
    listed $39,000
33. 2006-12-05
    listed $168,000
34. 2006-12-05
    listed $168,000
35. 2006-04-25
    soldstatus $130,000
36. 2006-04-21
    soldstatus
37. 2005-11-01
    listed $130,000
38. 2005-11-01
    listed $130,000

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $981 · $82/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 (unshaded) · 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: $23,911
• − Mortgage interest: −$4,761
• − Property taxes: −$981
• − Insurance: −$425
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$2,473
• Taxable income: $11,446
• Est. tax owed @ 24.0%: −$2,747
• After-tax cash flow: $9,388/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): 31,024
• Household income: $59,254
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1461.0

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 0.68)
• Race & ethnicity: Black 48% White 25% Hispanic / Latino 16% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Estonian 1% Iranian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 14% Vietnamese 5% Arabic 2%

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: ▼ -145.28%
• Current HPI: 181.3654
• 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

-34.6% since first listed

24 events — show timeline

• 2026-05-25 Listed $85,000 GBRMLS
• 2026-05-25 Listed $85,000 AcadianaMLS
• 2026-02-17 Listed $85,000 GBRMLS
• 2026-02-17 Listed $85,000 AcadianaMLS
• 2025-10-08 Relisted — GBRMLS
• 2025-08-26 Pending — GBRMLS
• 2025-08-13 Listed $94,900 GBRMLS
• 2025-08-13 Listed $94,900 AcadianaMLS
• 2023-05-25 Sold (MLS) — GBRMLS
• 2023-04-18 Delisted — GBRMLS
• 2023-03-31 Listed $49,900 AcadianaMLS
• 2023-03-31 Listed $49,900 GBRMLS
• 2022-08-30 Delisted — GBRMLS
• 2022-02-28 Pending — GBRMLS
• 2022-02-28 Relisted — GBRMLS
• 2022-02-28 Pending — GBRMLS
• 2022-02-27 Listed $39,000 AcadianaMLS
• 2022-02-27 Listed $39,000 GBRMLS
• 2006-12-05 Listed $168,000 AcadianaMLS
• 2006-12-05 Listed $168,000 GBRMLS
• 2006-04-25 Sold (Public Records) $130,000 Public Records
• 2006-04-21 Sold (MLS) — GBRMLS
• 2005-11-01 Listed $130,000 AcadianaMLS
• 2005-11-01 Listed $130,000 GBRMLS

Property tax history

-3.9%/yr

Latest (2025): $981 · -49.1% YoY. Source: county tax records.