11325 Cypress Dale Ave · Baton Rouge, LA 70807

$194,900

4 bd · 1.5 ba · 1,386 sqft · SingleFamily · 255 Days on market

Built 1975 7,840 sqft lot $141/sqft · 15% above area Est $170k · 15% over

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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 +17.9/30.0
• DSCR +5.6/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.8/15.0

Listing remarks MLS

Come see a stunning home in a nice quiet neighborhood! 4 bedroom 1.5 bath home for your family and we are certain you will love it. This home has tile flooring, great curb appeal, and a BRAND NEW ROOF. If you want a backyard perfect for kids or pets, then we have the one for you as well! Seller open to help with some closing costs as well. Don't miss an opportunity for comfort and joy in your home at a price like this!

Key facts

• Brand new roof
• Tile flooring
• 7,840 sq ft lot

Tags

• TILE FLOORING
• BRAND NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $165 ($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 $165k (15.2% below list).
• Recommended offer: $165k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.2% 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.
• Zoned schools: Belfair Montessori School (math 27% / reading 47%, grade F, #251 of 646 statewide, top 41%, 264 students, 69% FRL); Park Forest Middle School (math 3% / reading 12%, grade F, #207 of 218 statewide, top 95%, 582 students, 78% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Market conditions: 102 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,653/mo this rent would consume 72% of the median local household income ($28k/yr) (locally 1092% 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 (-0.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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 255 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,272 (15.2% below list)

Questions for the listing agent

1. It's been on market 255 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (median comp): $169,561
• List price: $194,900
• Delta: 14.94%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3027 Gore Rd	0.51mi	3/2.0 (-1)	1,418 (+2%)	5mo	$79,900	$56	61
11756 N Engleswood Dr	0.58mi	3/2.0 (-1)	1,391 (+0%)	13mo	$260,000	$187	54
5029 Clark St	0.69mi	3/2.0 (-1)	1,558 (+12%)	2mo	$210,000	$135	38
11908 Kingston Dr	0.55mi	4/2.0	1,215 (-12%)	23mo	$170,000	$140	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.94×
• Total profit: $-3,123
• Equity at exit: $48,253

10-year hold

• IRR: 5.2%
• Equity multiple: 1.50×
• Total profit: $27,464
• Equity at exit: $51,704

Cash invested: $54,572 (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 70807

• Home prices YoY: -1.1%
• Active inventory: 102
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $165

Break-even live

Break-even rent $1,444

Max offer price $194,900

Occupancy floor 85%

Sensitivity live

Price	-10% $276	-5% $220	+0% $165	+5% $110	+10% $55
Rent	-10% $35	-5% $100	+0% $165	+5% $230	+10% $296
Rate	-1.0pp $263	-0.5pp $215	base $165	+0.5pp $115	+1.0pp $63

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12246 Palmyra Dr Baton Rouge, LA	3.0	1.0	1054	$1,095	$1.04	45d	1	0.91mi
5744 Guice Dr Baton Rouge, LA	4.0	2.0	1840	$1,750	$0.95	16d	1	1.26mi

Listing history 25 events

1. 2026-06-22
   days on market $194,900 Active 255 DOM
2. 2026-06-18
   days on market $194,900 Active 252 DOM
3. 2026-06-17
   days on market $194,900 Active 251 DOM
4. 2026-06-16
   days on market $194,900 Active 250 DOM
5. 2026-06-15
   days on market $194,900 Active 249 DOM
6. 2026-06-14
   days on market $194,900 Active 247 DOM
7. 2026-06-10
   days on market $194,900 Active 244 DOM
8. 2026-06-09
   days on market $194,900 Active 243 DOM
9. 2026-06-08
   days on market $194,900 Active 242 DOM
10. 2026-06-07
    days on market $194,900 Active 241 DOM
11. 2026-06-05
    days on market $194,900 Active 238 DOM
12. 2026-06-03
    days on market $194,900 Active 237 DOM
13. 2026-06-02
    days on market $194,900 Active 236 DOM
14. 2026-06-01
    days on market $194,900 Active 235 DOM
15. 2026-05-31
    days on market $194,900 Active 234 DOM
16. 2026-05-31
    days on market $194,900 Active 233 DOM
17. 2026-02-19
    price $194,900 422-char remark

    Show marketing remark (422 chars)

    Come see a stunning home in a nice quiet neighborhood! 4 bedroom 1.5 bath home for your family and we are certain you will love it. This home has tile flooring, great curb appeal, and a BRAND NEW ROOF. If you want a backyard perfect for kids or pets, then we have the one for you as well! Seller open to help with some closing costs as well. Don't miss an opportunity for comfort and joy in your home at a price like this!

18. 2026-02-19
    price $194,900 422-char remark

    Show marketing remark (422 chars)

    Come see a stunning home in a nice quiet neighborhood! 4 bedroom 1.5 bath home for your family and we are certain you will love it. This home has tile flooring, great curb appeal, and a BRAND NEW ROOF. If you want a backyard perfect for kids or pets, then we have the one for you as well! Seller open to help with some closing costs as well. Don't miss an opportunity for comfort and joy in your home at a price like this!

19. 2025-10-08
    listed $199,900 Active 422-char remark

    Show marketing remark (422 chars)

    Come see a stunning home in a nice quiet neighborhood! 4 bedroom 1.5 bath home for your family and we are certain you will love it. This home has tile flooring, great curb appeal, and a BRAND NEW ROOF. If you want a backyard perfect for kids or pets, then we have the one for you as well! Seller open to help with some closing costs as well. Don't miss an opportunity for comfort and joy in your home at a price like this!

20. 2025-10-08
    listed $199,900 Active 422-char remark

    Show marketing remark (422 chars)

    Come see a stunning home in a nice quiet neighborhood! 4 bedroom 1.5 bath home for your family and we are certain you will love it. This home has tile flooring, great curb appeal, and a BRAND NEW ROOF. If you want a backyard perfect for kids or pets, then we have the one for you as well! Seller open to help with some closing costs as well. Don't miss an opportunity for comfort and joy in your home at a price like this!

21. 2025-02-07
    soldstatus $2,000,000
22. 2015-11-09
    listed $22,500
23. 2012-08-21
    listed $37,000
24. 2012-08-21
    listed $37,000
25. 1995-12-19
    soldstatus

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $1,072 · $89/mo
• Expected delta: +$626/yr (+$52/mo · 140.2%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,833
• − Mortgage interest: −$10,917
• − Property taxes: −$446
• − Insurance: −$974
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$5,670
• Taxable loss: −$1,349
• Est. tax savings @ 24.0%: +$324
• After-tax cash flow: $2,306/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): 15,300
• Household income: $27,534
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1092.0

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: Predominantly Black (91%)
• Race & ethnicity: Black 91% Two or more races 6% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▼ -0.87%
• Current HPI: 78.3629
• 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

+426.8% since first listed

9 events — show timeline

• 2026-02-19 Price Changed $194,900 AcadianaMLS
• 2026-02-19 Price Changed $194,900 GBRMLS
• 2025-10-08 Listed $199,900 GBRMLS
• 2025-10-08 Listed $199,900 AcadianaMLS
• 2025-02-07 Sold (Public Records) $2,000,000 Public Records
• 2015-11-09 Listed $22,500 AcadianaMLS
• 2012-08-21 Listed $37,000 AcadianaMLS
• 2012-08-21 Listed $37,000 GBRMLS
• 1995-12-19 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $446 · +4.7% YoY. Source: county tax records.