13159 Todd Ave · Baton Rouge, LA 70815

$220,000

3 bd · 2.5 ba · 2,591 sqft · SingleFamily public records · 25 Days on market

Built 1971 0.28 ac lot Est $288k · 24% 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom 2.5 bath home nestled in peaceful Sherwood Forest subdivision. Property offers huge 17 x 31 sunroom perfect for relaxing mornings or evening unwinding, convenient rear parking carport. Step inside to massive open floorplan, laminate wood flooring, built-ins, cozy brick gas logs fireplace. Kitchen offers white cabinetry with ample storage, range oven, and an electric cooktop. Just off kitchen, breakfast and dining area provides a perfect setting for entertaining family and friends. Oversized primary bathroom includes dual vanities and large walk-in closet. Outside, enjoy spacious backyard shaded by mature trees, 7 x 21 outside storage room for all your storage needs. Huge mudroom. With a little TLC, this home presents endless potential for a first-time buyer or an excellent investment opportunity.

Key facts

• Open floorplan
• Sunroom
• Rear parking carport

Tags

• SUNROOM
• REAR PARKING CARPORT
• OPEN FLOORPLAN
• LAMINATE WOOD FLOORING
• BRICK GAS LOGS FIREPLACE
• WHITE CABINETRY

Property features AI

Exterior

• Parking: Has carport
• Utilities: Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick construction; Slab foundation; Built on a slab
• Exterior features: Frontage approximately 86 feet; Lot dimensions approximately 86 x 142 (about 0.28 acres)

Interior

• Bathrooms: 2 full bathrooms; 1 partial bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace with gas log

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $104 ($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 $187k (15.2% below list).
• Recommended offer: $187k (15.2% 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: Twin Oaks Elementary School (math 24% / reading 25%, grade F, #384 of 646 statewide, top 62%, 485 students, 76% FRL); Southeast Middle School (math 7% / reading 18%, grade F, #191 of 218 statewide, top 88%, 994 students, 77% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Market conditions: 167 active listings in the ZIP; 8 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 38% 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 $2k of loan paydown is wiped out by about $7k 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 25 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $69k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $186,621 (15.2% below list)

Questions for the listing agent

1. Built in 1971 — 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: 0.85% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $287,601
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12511 E Robinhood Dr	0.40mi	4/2.0 (+1)	2,525 (-2%)	4mo	$249,900	$99	67
12648 Mollylea Dr	0.41mi	4/2.5 (+1)	2,505 (-3%)	10mo	$279,700	$112	62
822 Woodcliff Dr	0.52mi	4/2.5 (+1)	2,610 (+1%)	9mo	$289,900	$111	62
613 Kimmeridge Dr	0.28mi	4/2.5 (+1)	2,289 (-12%)	2mo	$269,900	$118	60
12532 Archery Dr	0.38mi	3/2.0	2,313 (-11%)	2mo	$240,000	$104	60
326 Wilton Dr	0.63mi	4/2.5 (+1)	2,576 (-1%)	13mo	$260,000	$101	54
1213 Stokley Pl	0.60mi	3/2.0	2,338 (-10%)	1mo	$189,000	$81	53
12425 Mollylea Dr	0.50mi	4/2.5 (+1)	2,457 (-5%)	15mo	$266,900	$109	50
379 Wilton Dr	0.61mi	4/3.0 (+1)	2,419 (-7%)	7mo	$289,000	$119	48
12440 Goodwood Blvd	0.72mi	4/2.5 (+1)	2,567 (-1%)	15mo	$305,000	$119	47
371 Kay Dr	0.66mi	3/2.0	2,356 (-9%)	8mo	$229,900	$98	46
12267 Fairhaven Dr	0.72mi	4/2.5 (+1)	2,848 (+10%)	16mo	$325,000	$114	32

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-29,079
• Equity at exit: $32,803

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-17,038
• Equity at exit: $19,022

Cash invested: $61,600 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$125 /mo · $1,497/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $104

Break-even live

Break-even rent $1,734

Max offer price $220,000

Occupancy floor 89%

Sensitivity live

Price	-10% $229	-5% $166	+0% $104	+5% $42	+10% $-20
Rent	-10% $-43	-5% $30	+0% $104	+5% $178	+10% $252
Rate	-1.0pp $215	-0.5pp $160	base $104	+0.5pp $47	+1.0pp $-11

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
282 Allan Dr Baton Rouge, LA	3.0	2.0	1810	$2,000	$1.10	25d	1	0.16mi
583 Fall River Dr Baton Rouge, LA	4.0	2.0	2050	$2,100	$1.02	16d	1	0.37mi
583 Fall River Dr Baton Rouge, LA	4.0	2.0	2050	$2,100	$1.02	25d	1	0.37mi
532 Glenway Dr Baton Rouge, LA	3.0	2.0	1780	$1,950	$1.10	25d	1	0.56mi
14443 Bywood Ave Baton Rouge, LA	3.0	2.0	1785	$1,900	$1.06	16d	1	1.18mi
14823 Stoneberg Ave Baton Rouge, LA	3.0	2.0	1769	$1,850	$1.05	45d	1	1.21mi
431 Gloria Dr Baton Rouge, LA	4.0	2.0	1866	$2,250	$1.21	23d	1	1.43mi
431 Gloria Dr Baton Rouge, LA	4.0	2.0	1866	$2,250	$1.21	16d	1	1.43mi

Listing history 18 events

1. 2026-06-22
   days on market $220,000 Active 25 DOM
2. 2026-06-18
   days on market $220,000 Active 22 DOM
3. 2026-06-17
   days on market $220,000 Active 21 DOM
4. 2026-06-16
   pricedays on market $220,000 Active 20 DOM
5. 2026-06-15
   days on market $235,000 Active 19 DOM
6. 2026-06-14
   pricedays on market $235,000 Active 17 DOM
7. 2026-06-10
   days on market $245,000 Active 14 DOM
8. 2026-06-09
   days on market $245,000 Active 13 DOM
9. 2026-06-08
   days on market $245,000 Active 12 DOM
10. 2026-06-07
    pricedays on market $245,000 Active 11 DOM
11. 2026-06-05
    days on market $289,000 Active 8 DOM
12. 2026-06-03
    days on market $289,000 Active 7 DOM
13. 2026-06-02
    days on market $289,000 Active 6 DOM
14. 2026-06-01
    days on market $289,000 Active 5 DOM
15. 2026-05-31
    days on market $289,000 Active 4 DOM
16. 2026-05-31
    days on market $289,000 Active 3 DOM
17. 2026-05-27
    listed $289,000 Active

    Show marketing remark (821 chars)

    Three bedroom 2.5 bath home nestled in peaceful Sherwood Forest subdivision. Property offers huge 17 x 31 sunroom perfect for relaxing mornings or evening unwinding, convenient rear parking carport. Step inside to massive open floorplan, laminate wood flooring, built-ins, cozy brick gas logs fireplace. Kitchen offers white cabinetry with ample storage, range oven, and an electric cooktop. Just off kitchen, breakfast and dining area provides a perfect setting for entertaining family and friends. Oversized primary bathroom includes dual vanities and large walk-in closet. Outside, enjoy spacious backyard shaded by mature trees, 7 x 21 outside storage room for all your storage needs. Huge mudroom. With a little TLC, this home presents endless potential for a first-time buyer or an excellent investment opportunity.

18. 2026-05-27
    listed $289,000 Active 821-char remark

    Show marketing remark (821 chars)

    Three bedroom 2.5 bath home nestled in peaceful Sherwood Forest subdivision. Property offers huge 17 x 31 sunroom perfect for relaxing mornings or evening unwinding, convenient rear parking carport. Step inside to massive open floorplan, laminate wood flooring, built-ins, cozy brick gas logs fireplace. Kitchen offers white cabinetry with ample storage, range oven, and an electric cooktop. Just off kitchen, breakfast and dining area provides a perfect setting for entertaining family and friends. Oversized primary bathroom includes dual vanities and large walk-in closet. Outside, enjoy spacious backyard shaded by mature trees, 7 x 21 outside storage room for all your storage needs. Huge mudroom. With a little TLC, this home presents endless potential for a first-time buyer or an excellent investment opportunity.

ⓘ 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: $1,497 · $125/mo
• Projected year-2 tax: $1,497 · $125/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,395
• − Mortgage interest: −$12,323
• − Property taxes: −$1,497
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$6,400
• Taxable loss: −$2,509
• Est. tax savings @ 24.0%: +$602
• After-tax cash flow: $1,852/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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $289,000 GBRMLS
• 2026-05-27 Listed $289,000 AcadianaMLS

Property tax history

+8.1%/yr

Latest (2025): $1,497 · +4.4% YoY. Source: county tax records.