10746 Ranchwood Dr · Baton Rouge, LA 70815

$199,999

3 bd · 2.0 ba · 1,766 sqft · SingleFamily public records · 1 Days on market

Est $219k · 9% under ↓ 5% since listing

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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 +16.1/30.0
• ARV discount +11.4/15.0
• DSCR +5.0/10.0
• 1% rule +4.0/10.0
• 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

WONDERFUL 3 BEDROOM 2 BATH HOME ON A QUIET STREET IN A NICE SUBDIVISION ~ GREAT FOR ANYONE MAKING A MOVE TO A BIGGER OR NICER HOME ~ NEAT FLOOR PLAN ON A NICE LOT ~ LOTS OF ROOM TO ENJOY ~ NICELY UPDATED WELL MAINTAINED HOME ~ FULLY FENCED BACKYARD ~ MEASUREMENTS NOT WARRANTED BY REALTOR

Key facts

• Open floor plan
• Covered parking
• Backs up to creek

Tags

• COVERED PARKING
• FENCED IN BACK YARD
• BACKS UP TO CREEK
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $180k (10.1% below list).
• Recommended offer: $180k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: Audubon Elementary School (math 22% / reading 37%, grade F, #333 of 646 statewide, top 54%, 551 students, 75% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Zoned-school proficiency averages 46% at this address vs 28% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 167 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 36% 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y ago; this cycle's ask is 23% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $154k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $179,808 (10.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.90% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $218,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
689 S Burgess Dr	0.37mi	3/2.0	1,702 (-4%)	4mo	$260,000	$153	74
375 Sherwood Forest Blvd	0.50mi	3/2.0	1,697 (-4%)	1mo	$255,000	$150	69
844 S Burgess Dr	0.34mi	4/2.0 (+1)	1,892 (+7%)	9mo	$210,000	$111	60
10255 S Riveroaks Dr	0.50mi	3/2.0	1,607 (-9%)	3mo	$199,999	$124	59
10624 N Harvey Dr	0.61mi	4/1.5 (+1)	1,804 (+2%)	4mo	$149,000	$83	58
11524 Goodwood Blvd	0.64mi	3/2.0	1,838 (+4%)	9mo	$216,865	$118	56
11530 Archery Dr	0.71mi	3/2.0	1,702 (-4%)	10mo	$199,000	$117	52
1330 Sharp Rd	0.66mi	3/2.5	1,847 (+5%)	9mo	$164,900	$89	52
625 Elizabeth Dr	0.67mi	3/2.0	1,630 (-8%)	9mo	$240,000	$147	48
1464 Wellington Dr	0.69mi	3/2.0	1,917 (+9%)	8mo	$260,000	$136	47
10431 Goodwood Blvd	0.59mi	3/2.0	2,000 (+13%)	8mo	$248,000	$124	43
10225 Barbara St	0.73mi	3/2.0	1,540 (-13%)	8mo	$175,000	$114	38

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-25,945
• Equity at exit: $29,821

10-year hold

• IRR: -3.8%
• Equity multiple: 0.74×
• Total profit: $-14,302
• Equity at exit: $17,292

Cash invested: $56,000 (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: 167
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$187 /mo · $2,240/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $102

Break-even live

Break-even rent $1,669

Max offer price $199,999

Occupancy floor 89%

Sensitivity live

Price	-10% $215	-5% $158	+0% $102	+5% $45	+10% $-12
Rent	-10% $-40	-5% $31	+0% $102	+5% $173	+10% $244
Rate	-1.0pp $202	-0.5pp $153	base $102	+0.5pp $50	+1.0pp $-3

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
344 Burgess Pl Baton Rouge, LA	3.0	2.0	1295	$1,675	$1.29	25d	1	0.40mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	23d	1	0.50mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	16d	1	0.50mi
814 Lonita St Baton Rouge, LA	3.0	2.0	1678	$1,900	$1.13	25d	1	0.60mi
9922 N Parkview Dr Baton Rouge, LA	3.0	2.0	1847	$2,500	$1.35	45d	1	0.84mi
1666 Rosedale Dr Baton Rouge, LA	3.0	1.5	1266	$1,500	$1.18	25d	1	1.13mi
11440 Bard Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1037	$1,350	$1.30	16d	1	1.26mi
9540 Lindale Ave Unit A Baton Rouge, LA	3.0	2.5	1655	$1,900	$1.15	25d	1	1.34mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.5	2071	$1,900	$0.92	45d	1	1.35mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.0	2071	$1,900	$0.92	21d	1	1.35mi
10950 Darryl Dr Baton Rouge, LA	1.0–4.0	1.0–3.0	1090	$1,269	$1.16	16d	86	1.35mi
9152 Woodbine St Baton Rouge, LA	4.0	2.0	2322	$2,200	$0.95	45d	1	1.38mi
2222 Seracedar Dr Baton Rouge, LA	3.0	2.0	1550	$1,700	$1.10	45d	1	1.40mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	45d	1	1.41mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	25d	1	1.41mi
2166 Silverest Ave Baton Rouge, LA	3.0	2.0	1640	$1,800	$1.10	25d	1	1.43mi
2257 Silverest Ave Baton Rouge, LA	3.0	1.5	1800	$1,700	$0.94	25d	1	1.47mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	45d	1	1.49mi
2001 Red Stick Dr Baton Rouge, LA	3.0	3.0	1559	$2,150	$1.38	25d	1	1.49mi

Listing history 5 events

1. 2008-07-07
   soldstatus $154,000
2. 2008-07-03
   soldstatus 288-char remark

   Show marketing remark (288 chars)

   WONDERFUL 3 BEDROOM 2 BATH HOME ON A QUIET STREET IN A NICE SUBDIVISION ~ GREAT FOR ANYONE MAKING A MOVE TO A BIGGER OR NICER HOME ~ NEAT FLOOR PLAN ON A NICE LOT ~ LOTS OF ROOM TO ENJOY ~ NICELY UPDATED WELL MAINTAINED HOME ~ FULLY FENCED BACKYARD ~ MEASUREMENTS NOT WARRANTED BY REALTOR

3. 2008-05-01
   listed $162,500 288-char remark

   Show marketing remark (288 chars)

   WONDERFUL 3 BEDROOM 2 BATH HOME ON A QUIET STREET IN A NICE SUBDIVISION ~ GREAT FOR ANYONE MAKING A MOVE TO A BIGGER OR NICER HOME ~ NEAT FLOOR PLAN ON A NICE LOT ~ LOTS OF ROOM TO ENJOY ~ NICELY UPDATED WELL MAINTAINED HOME ~ FULLY FENCED BACKYARD ~ MEASUREMENTS NOT WARRANTED BY REALTOR

4. 2008-05-01
   listed $162,500

   Show marketing remark (288 chars)

   WONDERFUL 3 BEDROOM 2 BATH HOME ON A QUIET STREET IN A NICE SUBDIVISION ~ GREAT FOR ANYONE MAKING A MOVE TO A BIGGER OR NICER HOME ~ NEAT FLOOR PLAN ON A NICE LOT ~ LOTS OF ROOM TO ENJOY ~ NICELY UPDATED WELL MAINTAINED HOME ~ FULLY FENCED BACKYARD ~ MEASUREMENTS NOT WARRANTED BY REALTOR

5. 1984-02-27
   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: $2,240 · $187/mo
• Projected year-2 tax: $2,240 · $187/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 · 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: $21,577
• − Mortgage interest: −$11,203
• − Property taxes: −$2,240
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$5,818
• Taxable loss: −$2,137
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $1,733/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

-5.2% since first listed

5 events — show timeline

• 2008-07-07 Sold (Public Records) $154,000 Public Records
• 2008-07-03 Sold (MLS) — GBRMLS
• 2008-05-01 Listed $162,500 AcadianaMLS
• 2008-05-01 Listed $162,500 GBRMLS
• 1984-02-27 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,240 · +4.5% YoY. Source: county tax records.