5711 Beechwood Dr · Baton Rouge, LA 70805

$47,000

3 bd · 2.0 ba · 1,419 sqft · SingleFamily public records · 68 Days on market

Built 1950 0.30 ac lot $33/sqft · 66% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

INVESTMENT, INVESTMENT, INVESTMENT ,a 3-bedroom, 2-bath home with wood flooring and plenty of counter space in the kitchen, which opens to the breakfast area. There's a detached rear workshop with a storage area. Ready for a new owner to come in and renovate, and it's located just minutes from the interstate.

Key facts

• Wood flooring
• Counter space
• Storage area

Tags

• WOOD FLOORING
• COUNTER SPACE
• DETACHED REAR WORKSHOP
• STORAGE AREA
• BREAKFAST AREA
• MINUTES FROM THE INTERSTATE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $44k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.2% 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; 24 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 $1,298/mo this rent would consume 61% 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 $325 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $13k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $3k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $44,180 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.76% ✓
• Cap rate: 24.20%
• Cash-on-cash: 63.96%
• DSCR: 3.85
• GRM: 3.0

CMA / ARV

• ARV (median comp): $140,203
• List price: $47,000
• Delta: -66.48%
• 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	0.52mi	3/2.0	1,401 (-1%)	3mo	$149,500	$107	71
5151 Hollywood St	0.38mi	4/1.5 (+1)	1,475 (+4%)	1mo	$12,000	$8	67
5685 Winchester Ave	0.35mi	3/2.5	1,400 (-1%)	15mo	$154,900	$111	67
6343 Beechwood Dr	0.39mi	3/1.0	1,320 (-7%)	7mo	$50,000	$38	60
4510 Glen Oaks Dr	0.61mi	3/1.0	1,401 (-1%)	13mo	$155,000	$111	54
4536 St Katherine Ave	0.26mi	3/1.0	1,570 (+11%)	15mo	$174,000	$111	54
5668 Winchester Ave	0.38mi	3/2.0	1,230 (-13%)	11mo	$199,900	$163	51
4938 Shelley St	0.72mi	3/1.0	1,400 (-1%)	12mo	$99,900	$71	50
3820 Byron St	0.71mi	4/1.5 (+1)	1,366 (-4%)	4mo	$109,995	$81	50
4525 Oaklon Ave	0.71mi	3/2.0	1,292 (-9%)	3mo	$204,400	$158	50
3841 Lorraine St	0.56mi	2/1.0 (-1)	1,261 (-11%)	11mo	$39,900	$32	37
3352 Amarillo St	0.67mi	4/2.0 (+1)	1,605 (+13%)	15mo	$28,000	$17	29

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: 12.9%
• Equity multiple: 1.48×
• Total profit: $6,366
• Equity at exit: $7,008

10-year hold

• IRR: 17.4%
• Equity multiple: 2.10×
• Total profit: $14,526
• Equity at exit: $4,064

Cash invested: $13,160 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$246
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$20
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $275

Break-even live

Break-even rent $950

Max offer price $47,000

Occupancy floor 74%

Sensitivity live

Price	-10% $301	-5% $288	+0% $275	+5% $262	+10% $248
Rent	-10% $172	-5% $224	+0% $275	+5% $326	+10% $377
Rate	-1.0pp $299	-0.5pp $287	base $275	+0.5pp $263	+1.0pp $250

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	0.21mi
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	15d	1	0.33mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	44d	1	0.33mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	24d	1	0.50mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	24d	1	0.62mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	24d	1	0.63mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	44d	1	0.81mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	0.81mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	19d	1	0.81mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	44d	1	0.90mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	24d	1	0.97mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	19d	1	1.01mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	15d	1	1.02mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	1.08mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	15d	1	1.21mi
4912 Breckenridge Ave Baton Rouge, LA	3.0	2.0	1800	$1,075	$0.60	15d	1	1.22mi
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	24d	1	1.31mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	24d	1	1.36mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	1.37mi
8210 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	765	$920	$1.20	15d	1	1.44mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	24d	1	1.46mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	19d	1	1.46mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	24d	1	1.46mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	44d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $47,000 Active 68 DOM
2. 2026-06-17
   days on market $47,000 Active 67 DOM
3. 2026-06-16
   days on market $47,000 Active 66 DOM
4. 2026-06-15
   days on market $47,000 Active 65 DOM
5. 2026-06-14
   days on market $47,000 Active 63 DOM
6. 2026-06-10
   days on market $47,000 Active 60 DOM
7. 2026-06-09
   days on market $47,000 Active 59 DOM
8. 2026-06-08
   days on market $47,000 Active 58 DOM
9. 2026-06-07
   days on market $47,000 Active 57 DOM
10. 2026-06-05
    days on market $47,000 Active 54 DOM
11. 2026-06-03
    days on market $47,000 Active 53 DOM
12. 2026-06-03
    status $47,000 Active 52 DOM
13. 2026-05-12
    status Pending 310-char remark

    Show marketing remark (318 chars)

    INVESTMENT, INVESTMENT, INVESTMENT , a 3-bedroom, 2-bath home with wood flooring and plenty of counter space in the kitchen, which opens to the breakfast area. There’s a detached rear workshop with a storage area. Ready for a new owner to come in and renovate, and it's located just minutes from the interstate.

14. 2026-05-12
    status Pending 318-char remark

    Show marketing remark (318 chars)

    INVESTMENT, INVESTMENT, INVESTMENT , a 3-bedroom, 2-bath home with wood flooring and plenty of counter space in the kitchen, which opens to the breakfast area. There’s a detached rear workshop with a storage area. Ready for a new owner to come in and renovate, and it's located just minutes from the interstate.

15. 2026-05-05
    price $47,000 310-char remark

    Show marketing remark (318 chars)

    INVESTMENT, INVESTMENT, INVESTMENT , a 3-bedroom, 2-bath home with wood flooring and plenty of counter space in the kitchen, which opens to the breakfast area. There’s a detached rear workshop with a storage area. Ready for a new owner to come in and renovate, and it's located just minutes from the interstate.

16. 2026-05-05
    price $47,000 318-char remark

    Show marketing remark (318 chars)

    INVESTMENT, INVESTMENT, INVESTMENT , a 3-bedroom, 2-bath home with wood flooring and plenty of counter space in the kitchen, which opens to the breakfast area. There’s a detached rear workshop with a storage area. Ready for a new owner to come in and renovate, and it's located just minutes from the interstate.

17. 2026-03-20
    listed $50,000 Active 310-char remark

    Show marketing remark (318 chars)

    INVESTMENT, INVESTMENT, INVESTMENT , a 3-bedroom, 2-bath home with wood flooring and plenty of counter space in the kitchen, which opens to the breakfast area. There’s a detached rear workshop with a storage area. Ready for a new owner to come in and renovate, and it's located just minutes from the interstate.

18. 2026-03-20
    listed $50,000 Active 318-char remark

    Show marketing remark (318 chars)

    INVESTMENT, INVESTMENT, INVESTMENT , a 3-bedroom, 2-bath home with wood flooring and plenty of counter space in the kitchen, which opens to the breakfast area. There’s a detached rear workshop with a storage area. Ready for a new owner to come in and renovate, and it's located just minutes from the interstate.

19. 2025-11-25
    soldstatus Closed
20. 2025-11-06
    status Pending
21. 2025-10-11
    price $38,900
22. 2025-10-11
    price $38,900
23. 2025-09-11
    listed $45,000 Active
24. 2025-09-11
    listed $45,000 Active
25. 1998-10-05
    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: $696 · $58/mo
• Projected year-2 tax: $696 · $58/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 7/10 Severe FEMA zone AE · 99% 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: $15,577
• − Mortgage interest: −$2,633
• − Property taxes: −$696
• − Insurance: −$5,354
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$1,367
• Taxable income: $3,035
• Est. tax owed @ 24.0%: −$728
• After-tax cash flow: $2,570/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

+4.4% since first listed

13 events — show timeline

• 2026-05-12 Pending — AcadianaMLS
• 2026-05-12 Pending — GBRMLS
• 2026-05-05 Price Changed $47,000 AcadianaMLS
• 2026-05-05 Price Changed $47,000 GBRMLS
• 2026-03-20 Listed $50,000 GBRMLS
• 2026-03-20 Listed $50,000 AcadianaMLS
• 2025-11-25 Sold (MLS) — GBRMLS
• 2025-11-06 Pending — GBRMLS
• 2025-10-11 Price Changed $38,900 GBRMLS
• 2025-10-11 Price Changed $38,900 AcadianaMLS
• 2025-09-11 Listed $45,000 GBRMLS
• 2025-09-11 Listed $45,000 AcadianaMLS
• 1998-10-05 Sold (Public Records) — Public Records

Property tax history

+26.4%/yr

Latest (2025): $696 · +4.7% YoY. Source: county tax records.