5024 Sherwood St · Baton Rouge, LA 70805

$99,000

3 bd · 1.5 ba · 1,400 sqft · SingleFamily · 126 Days on market

Built 1976 10,454 sqft lot $71/sqft · 19% below area Est $123k · 19% under

---

Why this score? — see what drove the B 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect for a first-time homebuyer or an investor looking to start or expand a rental portfolio. Priced to sell, this newly updated 3-bedroom, 1.5-bath cottage offers charm, functionality, and strong income potential. The spacious kitchen is a standout feature, providing ample room for cooking, gathering, and entertaining. The property was most recently rented for $1,350 per month, making it an excellent opportunity for investors or a smart move for an owner-occupant looking to build equity.

Key facts

• Spacious kitchen
• Newly updated
• 0.24 acre lot

Tags

• SPACIOUS KITCHEN
• NEWLY UPDATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Rents soft (-1.2%/yr); 155 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,204/mo this rent would consume 57% of the median local household income ($25k/yr) (locally 1980% 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 (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 126 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.
• Current owner paid $83k; 19% 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1976 — 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: 1.22% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.41%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

• ARV (median comp): $122,503
• List price: $99,000
• Delta: -19.19%
• 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
4784 Sycamore St	0.34mi	3/2.0	1,401 (+0%)	3mo	$149,500	$107	79
4126 Prescott Ct	0.16mi	3/1.0	1,300 (-7%)	5mo	$135,000	$104	74
5354 Linden St	0.41mi	3/2.0	1,400 (0%)	11mo	$169,900	$121	70
6034 Clayton Dr	0.61mi	3/1.0	1,423 (+2%)	11mo	$42,000	$30	58
3536 Beechwood Dr	0.64mi	3/1.5	1,288 (-8%)	2mo	$77,500	$60	55
3820 Byron St	0.70mi	4/1.5 (+1)	1,366 (-2%)	4mo	$109,995	$81	55
5151 Hollywood St	0.68mi	4/1.5 (+1)	1,475 (+5%)	1mo	$12,000	$8	53
4524 Sycamore St	0.41mi	4/1.5 (+1)	1,200 (-14%)	3mo	$105,000	$88	49
5921 Linden Dr	0.61mi	3/1.0	1,204 (-14%)	3mo	$159,995	$133	44
4236 Delaware St	0.61mi	3/2.0	1,200 (-14%)	9mo	$79,500	$66	38
3815 Webb Dr	0.68mi	3/1.0	1,190 (-15%)	4mo	$10,000	$8	38
3765 Webb Dr	0.69mi	4/2.0 (+1)	1,190 (-15%)	1mo	$120,000	$101	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $3,064
• Equity at exit: $14,761

10-year hold

• IRR: 9.7%
• Equity multiple: 1.65×
• Total profit: $18,078
• Equity at exit: $8,560

Cash invested: $27,720 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$519
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $356

Break-even live

Break-even rent $753

Max offer price $99,000

Occupancy floor 65%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	43d	1	0.22mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	19d	1	0.34mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	43d	1	0.42mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	23d	1	0.57mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	23d	1	0.61mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	0.62mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	23d	1	0.62mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	23d	1	0.63mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	23d	1	0.67mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	0.85mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	23d	1	0.87mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	19d	1	0.87mi
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	14d	1	0.92mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	43d	1	1.01mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	19d	1	1.07mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	14d	1	1.18mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	43d	1	1.21mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	43d	1	1.21mi
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	23d	1	1.22mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	23d	1	1.27mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	19d	1	1.28mi
4912 Breckenridge Ave Baton Rouge, LA	3.0	2.0	1800	$1,075	$0.60	14d	1	1.41mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	43d	1	1.42mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	43d	1	1.45mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,289	$1.21	14d	18	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $99,000 Active 126 DOM
2. 2026-06-17
   days on market $99,000 Active 125 DOM
3. 2026-06-16
   days on market $99,000 Active 124 DOM
4. 2026-06-15
   days on market $99,000 Active 123 DOM
5. 2026-06-14
   days on market $99,000 Active 121 DOM
6. 2026-06-10
   days on market $99,000 Active 118 DOM
7. 2026-06-09
   days on market $99,000 Active 117 DOM
8. 2026-06-08
   days on market $99,000 Active 116 DOM
9. 2026-06-07
   days on market $99,000 Active 115 DOM
10. 2026-06-05
    days on market $99,000 Active 112 DOM
11. 2026-06-03
    days on market $99,000 Active 111 DOM
12. 2026-06-02
    days on market $99,000 Active 110 DOM
13. 2026-06-01
    days on market $99,000 Active 109 DOM
14. 2026-05-31
    days on market $99,000 Active 108 DOM
15. 2026-05-31
    days on market $99,000 Active 107 DOM
16. 2026-03-23
    price $99,000 496-char remark

    Show marketing remark (496 chars)

    Perfect for a first-time homebuyer or an investor looking to start or expand a rental portfolio. Priced to sell, this newly updated 3-bedroom, 1.5-bath cottage offers charm, functionality, and strong income potential. The spacious kitchen is a standout feature, providing ample room for cooking, gathering, and entertaining. The property was most recently rented for $1,350 per month, making it an excellent opportunity for investors or a smart move for an owner-occupant looking to build equity.

17. 2026-03-23
    price $99,000 496-char remark

    Show marketing remark (496 chars)

    Perfect for a first-time homebuyer or an investor looking to start or expand a rental portfolio. Priced to sell, this newly updated 3-bedroom, 1.5-bath cottage offers charm, functionality, and strong income potential. The spacious kitchen is a standout feature, providing ample room for cooking, gathering, and entertaining. The property was most recently rented for $1,350 per month, making it an excellent opportunity for investors or a smart move for an owner-occupant looking to build equity.

18. 2026-02-12
    listed $104,000 Active 496-char remark

    Show marketing remark (496 chars)

    Perfect for a first-time homebuyer or an investor looking to start or expand a rental portfolio. Priced to sell, this newly updated 3-bedroom, 1.5-bath cottage offers charm, functionality, and strong income potential. The spacious kitchen is a standout feature, providing ample room for cooking, gathering, and entertaining. The property was most recently rented for $1,350 per month, making it an excellent opportunity for investors or a smart move for an owner-occupant looking to build equity.

19. 2026-02-12
    listed $104,000 Active 496-char remark

    Show marketing remark (496 chars)

    Perfect for a first-time homebuyer or an investor looking to start or expand a rental portfolio. Priced to sell, this newly updated 3-bedroom, 1.5-bath cottage offers charm, functionality, and strong income potential. The spacious kitchen is a standout feature, providing ample room for cooking, gathering, and entertaining. The property was most recently rented for $1,350 per month, making it an excellent opportunity for investors or a smart move for an owner-occupant looking to build equity.

20. 2025-07-17
    soldstatus $83,000
21. 2025-07-16
    soldstatus Closed
22. 2025-05-30
    status Pending
23. 2025-05-25
    listed $92,000 Active
24. 2025-05-25
    listed $92,000 Active
25. 2024-03-27
    historical $1,145
26. 2024-03-18
    listed $1,145
27. 2012-11-02
    soldstatus $27,000
28. 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: $416 · $35/mo
• Projected year-2 tax: $544 · $45/mo
• Expected delta: +$128/yr (+$11/mo · 30.9%)

ⓘ 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 (shaded) · 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: $14,446
• − Mortgage interest: −$5,546
• − Property taxes: −$416
• − Insurance: −$495
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,880
• Taxable income: $2,798
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $3,600/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): 23,288
• Household income: $25,397
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 1980.0

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 (95%)
• Race & ethnicity: Black 95% Hispanic / Latino 2% White 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -110.79%
• Current HPI: 75.7121
• Rent YoY: ▼ -1.21%
• 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

+266.7% since first listed

13 events — show timeline

• 2026-03-23 Price Changed $99,000 AcadianaMLS
• 2026-03-23 Price Changed $99,000 GBRMLS
• 2026-02-12 Listed $104,000 GBRMLS
• 2026-02-12 Listed $104,000 AcadianaMLS
• 2025-07-17 Sold (Public Records) $83,000 Public Records
• 2025-07-16 Sold (MLS) — GBRMLS
• 2025-05-30 Pending — GBRMLS
• 2025-05-25 Listed $92,000 GBRMLS
• 2025-05-25 Listed $92,000 AcadianaMLS
• 2024-03-27 Rental Removed $1,145 BUILDIUM
• 2024-03-18 Listed for Rent $1,145 BUILDIUM
• 2012-11-02 Sold (Public Records) $27,000 Public Records
• 1995-12-19 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $416 · +4.7% YoY. Source: county tax records.