18341 Lake Indigo Dr · Old Jefferson, LA 70817

$279,000

3 bd · 2.0 ba · 1,534 sqft · SingleFamily public records · 11 Days on market

Built 1991 8,276 sqft lot Est $262k · 6% over $13/mo HOA · 1% of rent

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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 +14.7/30.0
• ARV discount +4.6/15.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Precious move-in ready home in the desirable Azalea Lakes subdivision! This charming property offers wonderful curb appeal with a welcoming front porch and classic hanging lantern. The kitchen and dining areas feature beautiful Mexican tile flooring, while wood and tile floors extend throughout the remainder of the home--no carpet. The spacious living room boasts a vaulted ceiling with beadboard accents, a cozy fireplace, and built-in shelving. The kitchen is equipped with granite countertops, a tiled backsplash, updated lighting and hardware, bar seating, and a walk-in pantry. The primary suite offers double vanities and a walk-in closet. Step outside to enjoy the peaceful, fenced backyard overlooking a wooded green space, providing both privacy and a serene setting. Additional features include a two-car rear carport, extra parking pad, iron driveway gate, storage room, and a separate storage shed. Major updates include a roof replaced in 2021 and HVAC system replaced in 2024. Located in Flood Zone X. Residents of Azalea Lakes enjoy access to a beautiful 50-acre stocked lake for fishing and boating.

Key facts

• Vaulted ceiling
• Front porch
• Cozy fireplace

Tags

• AZALEA LAKES SUBDIVISION
• FRONT PORCH
• MEXICAN TILE FLOORING
• VAULTED CEILING
• COZY FIREPLACE
• BUILT-IN SHELVING

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $150 (approximately $12.50/month)

Exterior

• Parking: 2 total parking spaces; 2-car carport
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Detached single-family home; Residential property; Located in the Azalea Lakes subdivision
• Construction: Wood siding, frame, and brick construction; Shingle roof; Slab foundation; Built on a 0.19-acre lot (approx. 60 x 135)
• Exterior features: Deck; Full wood fencing; Shed

Interior

• Flooring: Tile; Wood; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Built-in features; High ceilings; Wood-burning fireplace
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $72 ($865/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 $240k (13.9% below list).
• Recommended offer: $240k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.4% in Old Jefferson — 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 73/100 on livability (#36 in LA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living A; Watch: amenities F, commute F.
• 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: Woodlawn Elementary (math 37% / reading 56%, grade D-, #159 of 646 statewide, top 25%, 718 students, 65% FRL); Woodlawn Middle School (math 20% / reading 39%, grade F, #116 of 218 statewide, top 53%, 887 students, 69% FRL); Woodlawn High School (math 25% / reading 30%, grade F, #133 of 265 statewide, top 51%, 1,527 students, 62% FRL).
• Market conditions: Rents rising (+2.0%/yr); 361 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 26y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,179 (13.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $262,314
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18482 Lake Iris Ave	0.11mi	3/2.5	1,546 (+1%)	5mo	$220,000	$142	88
18544 Lake Iris Ave	0.15mi	3/2.0	1,598 (+4%)	4mo	$298,000	$186	83
18553 Lake Iris Ave	0.17mi	3/2.0	1,635 (+7%)	2mo	$294,000	$180	80
18377 Three Bars Dr	0.42mi	3/2.0	1,536 (+0%)	4mo	$260,000	$169	77
18514 Hoo Shoo Too Rd	0.25mi	3/2.0	1,604 (+5%)	5mo	$275,000	$171	77
18345 Lake Myrtle Dr	0.37mi	3/2.0	1,590 (+4%)	2mo	$275,000	$173	75
18421 Doc Olena Dr	0.46mi	3/2.0	1,578 (+3%)	1mo	$269,500	$171	73
10606 Grace Ln	0.11mi	3/2.5	1,679 (+10%)	6mo	$284,000	$169	72
18252 Lake Myrtle Dr	0.43mi	3/2.0	1,585 (+3%)	5mo	$249,900	$158	70
18440 Three Bars Dr	0.43mi	3/2.0	1,623 (+6%)	1mo	$285,000	$176	70
17715 Doc Bar Ave	0.54mi	3/2.0	1,653 (+8%)	1mo	$300,000	$181	61
17742 La Grange Ct	0.61mi	3/2.0	1,733 (+13%)	5mo	$250,000	$144	46

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-42,919
• Equity at exit: $41,600

10-year hold

• IRR: -8.7%
• Equity multiple: 0.48×
• Total profit: $-40,726
• Equity at exit: $24,123

Cash invested: $78,120 (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 70817

• Rents YoY: 2.0%
• Active inventory: 361
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,402 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$233 /mo · $2,796/yr
• Insurance: −$116
• HOA: −$13
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $72

Break-even live

Break-even rent $2,311

Max offer price $279,000

Occupancy floor 92%

Sensitivity live

Price	-10% $230	-5% $151	+0% $72	+5% $-7	+10% $-86
Rent	-10% $-118	-5% $-23	+0% $72	+5% $167	+10% $262
Rate	-1.0pp $213	-0.5pp $143	base $72	+0.5pp $0	+1.0pp $-74

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18482 Lake Iris Ave Baton Rouge, LA	3.0	2.0	1580	$2,895	$1.83	20d	1	0.09mi
18585 Lakefield Ave Baton Rouge, LA	3.0	2.0	1616	$2,100	$1.30	20d	1	0.18mi
17950 Airline Hwy Prairieville, LA	1.0–3.0	1.0–2.0	964	$1,850	$1.92	16d	15	0.99mi
10028 Savannah Jane Ln Baton Rouge, LA	4.0	2.0	1870	$2,250	$1.20	20d	1	1.04mi
10028 Savannah Jane Ln Baton Rouge, LA	4.0	2.0	1870	$2,250	$1.20	45d	1	1.04mi
20122 Leandor Isle Ave Baton Rouge, LA	3.0	2.0	1463	$1,850	$1.26	16d	1	1.10mi
16632 Highland Club Ave Baton Rouge, LA	3.0	2.5	2076	$2,400	$1.16	45d	1	1.17mi
18606 Perkins Oak Rd Prairieville, LA	3.0	2.0	1540	$2,150	$1.40	16d	1	1.27mi
18596 White Oak Dr Prairieville, LA	3.0	2.0	1867	$2,150	$1.15	16d	1	1.33mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 7 events

1. 2026-06-22
   days on market $279,000 Active 11 DOM
2. 2026-06-18
   days on market $279,000 Active 8 DOM
3. 2026-06-17
   days on market $279,000 Active 7 DOM
4. 2026-06-16
   days on market $279,000 Active 6 DOM
5. 2026-06-15
   days on market $279,000 Active 5 DOM
6. 2026-06-14
   remarks 693-char remark
7. 2026-06-14
   listed $279,000 Active 3 DOM

ⓘ 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: $2,796 · $233/mo
• Projected year-2 tax: $2,796 · $233/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 · 22 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,821
• − Mortgage interest: −$15,628
• − Property taxes: −$2,796
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,306
• − Management: −$2,306
• − HOA: −$156
• − Depreciation: −$8,116
• Taxable loss: −$3,881
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $1,797/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 — Old Jefferson

• Score: 73/100
• State rank: #36
• US rank: #5501

Category grades

Amenities F Commute F Cost of living A Crime B Employment A Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 33,482
• Household income: $102,639
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 755.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 21% Two or more races 9% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 91% English-only · Spanish 3% Arabic 1% Vietnamese 1%

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: ▼ -149.27%
• Current HPI: 170.6826
• Rent YoY: ▲ 2.05%
• 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

+114.8% since first listed

20 events — show timeline

• 2026-06-10 Listed $279,000 GBRMLS
• 2026-06-10 Listed $279,000 AcadianaMLS
• 2021-12-20 Sold (Public Records) $255,000 Public Records
• 2021-12-17 Sold (MLS) — GBRMLS
• 2021-11-19 Pending — GBRMLS
• 2021-11-15 Listed $255,000 AcadianaMLS
• 2021-11-15 Listed $255,000 GBRMLS
• 2019-05-13 Sold (Public Records) $210,000 Public Records
• 2019-05-10 Sold (MLS) — GBRMLS
• 2019-04-09 Pending — GBRMLS
• 2019-04-05 Listed $214,900 AcadianaMLS
• 2019-04-05 Listed $214,900 GBRMLS
• 2014-10-07 Sold (Public Records) $190,000 Public Records
• 2014-10-03 Sold (MLS) — GBRMLS
• 2014-05-30 Listed $195,000 AcadianaMLS
• 2014-05-30 Listed $195,000 GBRMLS
• 2000-06-20 Sold (Public Records) — Public Records
• 2000-06-20 Sold (MLS) — GBRMLS
• 2000-02-22 Listed $129,900 AcadianaMLS
• 2000-02-22 Listed $129,900 GBRMLS

Property tax history

+9.3%/yr

Latest (2025): $2,796 · -0.5% YoY. Source: county tax records.