9384 S Riveroaks Dr · Baton Rouge, LA 70815

$209,900

3 bd · 3.0 ba · 2,388 sqft · SingleFamily public records · 124 Days on market

Built 1950 0.38 ac lot $88/sqft · 16% below area Est $248k · 15% under

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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 +17.6/30.0
• ARV discount +14.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.5/10.0
• 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

Master suite has been added to this home. One set of double doors turns this into a 4 bedroom 3 bath home with a master suite including a full bath, kitchenette and large master closet. Would make a great multi-generational home with two master suites for aging parents or teen/college aged kids. Also has an office/study. Located close to the Amazon distribution center, mid-city, medical district, interstate highways, restaurants and shopping. Schedule your tour today.

Key facts

• Master suite
• Office study
• Kitchenette

Tags

• MASTER SUITE
• FULL BATH
• KITCHENETTE
• LARGE MASTER CLOSET
• OFFICE STUDY
• MULTI-GENERATIONAL HOME

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 $199k (5.4% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $6k 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 124 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 23y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.95% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (median comp): $248,303
• List price: $209,900
• Delta: -15.47%
• 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
275 E Riveroaks Dr	0.27mi	4/3.0 (+1)	2,289 (-4%)	1mo	$274,900	$120	75
9875 Damuth Dr	0.40mi	3/3.0	2,256 (-6%)	1mo	$275,000	$122	71
9653 Mollylea Dr	0.38mi	3/2.0	2,379 (-0%)	10mo	$209,900	$88	70
9141 Woodbine St	0.25mi	3/2.0	2,075 (-13%)	4mo	$239,000	$115	59
9532 E Damuth Dr	0.26mi	3/3.0	2,088 (-13%)	11mo	$205,000	$98	58
9525 Southmoor Dr	0.43mi	3/2.0	2,198 (-8%)	6mo	$295,000	$134	58
9325 Woodbine St	0.13mi	3/2.0	2,031 (-15%)	10mo	$255,000	$126	57
9755 Diane Ave	0.72mi	3/2.5	2,457 (+3%)	8mo	$279,900	$114	53
1245 Crescent Dr	0.70mi	3/2.0	2,524 (+6%)	4mo	$345,333	$137	50
759 Louise James Dr	0.71mi	3/2.5	2,150 (-10%)	4mo	$515,000	$240	45
744 Elizabeth Dr	0.52mi	3/2.0	2,100 (-12%)	12mo	$245,000	$117	42
1526 Cora Dr	0.73mi	4/2.5 (+1)	2,183 (-9%)	5mo	$243,000	$111	41

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-23,468
• Equity at exit: $31,297

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-6,853
• Equity at exit: $18,148

Cash invested: $58,772 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$216 /mo · $2,589/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $166

Break-even live

Break-even rent $1,777

Max offer price $209,900

Occupancy floor 87%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9152 Woodbine St Baton Rouge, LA	4.0	2.0	2322	$2,200	$0.95	44d	1	0.18mi
9922 N Parkview Dr Baton Rouge, LA	3.0	2.0	1847	$2,500	$1.35	44d	1	0.43mi
9540 Lindale Ave Unit A Baton Rouge, LA	3.0	2.5	1655	$1,900	$1.15	23d	1	0.67mi
814 Lonita St Baton Rouge, LA	3.0	2.0	1678	$1,900	$1.13	23d	1	0.69mi
600 Wooddale Blvd Baton Rouge, LA	1.0–3.0	1.0–3.5	1225	$1,537	$1.25	14d	16	1.28mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.5	2071	$1,900	$0.92	44d	1	1.29mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.0	2071	$1,900	$0.92	19d	1	1.29mi
10965 Goodwood Blvd Baton Rouge, LA	4.0	3.0	2934	$2,500	$0.85	14d	1	1.39mi
2166 Silverest Ave Baton Rouge, LA	3.0	2.0	1640	$1,800	$1.10	23d	1	1.42mi
2257 Silverest Ave Baton Rouge, LA	3.0	1.5	1800	$1,700	$0.94	23d	1	1.48mi

Listing history 41 events

1. 2026-05-14
   price $209,900 472-char remark

   Show marketing remark (472 chars)

   Master suite has been added to this home. One set of double doors turns this into a 4 bedroom 3 bath home with a master suite including a full bath, kitchenette and large master closet. Would make a great multi-generational home with two master suites for aging parents or teen/college aged kids. Also has an office/study. Located close to the Amazon distribution center, mid-city, medical district, interstate highways, restaurants and shopping. Schedule your tour today.

2. 2026-05-14
   price $209,900 472-char remark

   Show marketing remark (472 chars)

   Master suite has been added to this home. One set of double doors turns this into a 4 bedroom 3 bath home with a master suite including a full bath, kitchenette and large master closet. Would make a great multi-generational home with two master suites for aging parents or teen/college aged kids. Also has an office/study. Located close to the Amazon distribution center, mid-city, medical district, interstate highways, restaurants and shopping. Schedule your tour today.

3. 2026-05-02
   price $214,900 472-char remark

   Show marketing remark (472 chars)

   Master suite has been added to this home. One set of double doors turns this into a 4 bedroom 3 bath home with a master suite including a full bath, kitchenette and large master closet. Would make a great multi-generational home with two master suites for aging parents or teen/college aged kids. Also has an office/study. Located close to the Amazon distribution center, mid-city, medical district, interstate highways, restaurants and shopping. Schedule your tour today.

4. 2026-05-02
   price $214,900 472-char remark

   Show marketing remark (472 chars)

   Master suite has been added to this home. One set of double doors turns this into a 4 bedroom 3 bath home with a master suite including a full bath, kitchenette and large master closet. Would make a great multi-generational home with two master suites for aging parents or teen/college aged kids. Also has an office/study. Located close to the Amazon distribution center, mid-city, medical district, interstate highways, restaurants and shopping. Schedule your tour today.

5. 2026-04-22
   price $219,900 472-char remark

   Show marketing remark (472 chars)

   Master suite has been added to this home. One set of double doors turns this into a 4 bedroom 3 bath home with a master suite including a full bath, kitchenette and large master closet. Would make a great multi-generational home with two master suites for aging parents or teen/college aged kids. Also has an office/study. Located close to the Amazon distribution center, mid-city, medical district, interstate highways, restaurants and shopping. Schedule your tour today.

6. 2026-04-22
   price $219,900 472-char remark

   Show marketing remark (472 chars)

   Master suite has been added to this home. One set of double doors turns this into a 4 bedroom 3 bath home with a master suite including a full bath, kitchenette and large master closet. Would make a great multi-generational home with two master suites for aging parents or teen/college aged kids. Also has an office/study. Located close to the Amazon distribution center, mid-city, medical district, interstate highways, restaurants and shopping. Schedule your tour today.

7. 2026-03-11
   price $229,900 472-char remark

   Show marketing remark (472 chars)

   Master suite has been added to this home. One set of double doors turns this into a 4 bedroom 3 bath home with a master suite including a full bath, kitchenette and large master closet. Would make a great multi-generational home with two master suites for aging parents or teen/college aged kids. Also has an office/study. Located close to the Amazon distribution center, mid-city, medical district, interstate highways, restaurants and shopping. Schedule your tour today.

8. 2026-03-11
   price $229,900 472-char remark

   Show marketing remark (472 chars)

   Master suite has been added to this home. One set of double doors turns this into a 4 bedroom 3 bath home with a master suite including a full bath, kitchenette and large master closet. Would make a great multi-generational home with two master suites for aging parents or teen/college aged kids. Also has an office/study. Located close to the Amazon distribution center, mid-city, medical district, interstate highways, restaurants and shopping. Schedule your tour today.

9. 2026-03-09
   price $234,900 472-char remark

   Show marketing remark (472 chars)

   Master suite has been added to this home. One set of double doors turns this into a 4 bedroom 3 bath home with a master suite including a full bath, kitchenette and large master closet. Would make a great multi-generational home with two master suites for aging parents or teen/college aged kids. Also has an office/study. Located close to the Amazon distribution center, mid-city, medical district, interstate highways, restaurants and shopping. Schedule your tour today.

10. 2026-03-09
    price $234,900 472-char remark

    Show marketing remark (472 chars)

    Master suite has been added to this home. One set of double doors turns this into a 4 bedroom 3 bath home with a master suite including a full bath, kitchenette and large master closet. Would make a great multi-generational home with two master suites for aging parents or teen/college aged kids. Also has an office/study. Located close to the Amazon distribution center, mid-city, medical district, interstate highways, restaurants and shopping. Schedule your tour today.

11. 2026-01-24
    listed $239,900 Active 472-char remark

    Show marketing remark (472 chars)

    Master suite has been added to this home. One set of double doors turns this into a 4 bedroom 3 bath home with a master suite including a full bath, kitchenette and large master closet. Would make a great multi-generational home with two master suites for aging parents or teen/college aged kids. Also has an office/study. Located close to the Amazon distribution center, mid-city, medical district, interstate highways, restaurants and shopping. Schedule your tour today.

12. 2026-01-24
    listed $239,900 Active 472-char remark

    Show marketing remark (472 chars)

    Master suite has been added to this home. One set of double doors turns this into a 4 bedroom 3 bath home with a master suite including a full bath, kitchenette and large master closet. Would make a great multi-generational home with two master suites for aging parents or teen/college aged kids. Also has an office/study. Located close to the Amazon distribution center, mid-city, medical district, interstate highways, restaurants and shopping. Schedule your tour today.

13. 2025-12-03
    price $239,500
14. 2025-12-03
    price $239,500
15. 2025-10-15
    status Active
16. 2025-10-07
    status Active
17. 2025-10-01
    listed $249,500 Active
18. 2025-10-01
    listed $249,500 Active
19. 2013-10-25
    soldstatus
20. 2013-10-25
    soldstatus $184,900
21. 2013-07-04
    listed $189,000
22. 2013-07-04
    listed $189,000
23. 2009-08-28
    listed $217,000
24. 2009-08-28
    listed $217,000
25. 2008-06-23
    listed $234,900
26. 2008-06-23
    listed $234,900
27. 2006-03-16
    soldstatus $167,500
28. 2006-03-15
    soldstatus
29. 2006-01-30
    listed $167,500
30. 2006-01-30
    listed $167,500
31. 2005-04-06
    soldstatus $149,000
32. 2005-04-05
    soldstatus
33. 2005-03-15
    listed $149,000
34. 2005-03-15
    listed $149,000
35. 2004-11-11
    listed $154,900
36. 2004-11-11
    listed $154,900
37. 2004-06-11
    listed $158,900
38. 2004-06-11
    listed $158,900
39. 2004-01-23
    soldstatus
40. 2003-09-24
    listed $119,900
41. 2003-09-24
    listed $119,900

ⓘ 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: $2,589 · $216/mo
• Projected year-2 tax: $2,589 · $216/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 · 19 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,840
• − Mortgage interest: −$11,758
• − Property taxes: −$2,589
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$6,106
• Taxable loss: −$1,476
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $2,341/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

+75.1% since first listed

41 events — show timeline

• 2026-05-14 Price Changed $209,900 AcadianaMLS
• 2026-05-14 Price Changed $209,900 GBRMLS
• 2026-05-02 Price Changed $214,900 AcadianaMLS
• 2026-05-02 Price Changed $214,900 GBRMLS
• 2026-04-22 Price Changed $219,900 AcadianaMLS
• 2026-04-22 Price Changed $219,900 GBRMLS
• 2026-03-11 Price Changed $229,900 AcadianaMLS
• 2026-03-11 Price Changed $229,900 GBRMLS
• 2026-03-09 Price Changed $234,900 AcadianaMLS
• 2026-03-09 Price Changed $234,900 GBRMLS
• 2026-01-24 Listed $239,900 GBRMLS
• 2026-01-24 Listed $239,900 AcadianaMLS
• 2025-12-03 Price Changed $239,500 GBRMLS
• 2025-12-03 Price Changed $239,500 AcadianaMLS
• 2025-10-15 Relisted — GBRMLS
• 2025-10-07 Relisted — GBRMLS
• 2025-10-01 Listed $249,500 GBRMLS
• 2025-10-01 Listed $249,500 AcadianaMLS
• 2013-10-25 Sold (Public Records) $184,900 Public Records
• 2013-10-25 Sold (MLS) — GBRMLS
• 2013-07-04 Listed $189,000 GBRMLS
• 2013-07-04 Listed $189,000 AcadianaMLS
• 2009-08-28 Listed $217,000 AcadianaMLS
• 2009-08-28 Listed $217,000 GBRMLS
• 2008-06-23 Listed $234,900 AcadianaMLS
• 2008-06-23 Listed $234,900 GBRMLS
• 2006-03-16 Sold (Public Records) $167,500 Public Records
• 2006-03-15 Sold (MLS) — GBRMLS
• 2006-01-30 Listed $167,500 AcadianaMLS
• 2006-01-30 Listed $167,500 GBRMLS
• 2005-04-06 Sold (Public Records) $149,000 Public Records
• 2005-04-05 Sold (MLS) — GBRMLS
• 2005-03-15 Listed $149,000 AcadianaMLS
• 2005-03-15 Listed $149,000 GBRMLS
• 2004-11-11 Listed $154,900 AcadianaMLS
• 2004-11-11 Listed $154,900 GBRMLS
• 2004-06-11 Listed $158,900 AcadianaMLS
• 2004-06-11 Listed $158,900 GBRMLS
• 2004-01-23 Sold (MLS) — GBRMLS
• 2003-09-24 Listed $119,900 GBRMLS
• 2003-09-24 Listed $119,900 AcadianaMLS

Property tax history

+5.9%/yr

Latest (2025): $2,589 · -10.6% YoY. Source: county tax records.