4437 Sumrall Dr · Baton Rouge, LA 70811

$135,000

4 bd · 1.0 ba · 1,412 sqft · SingleFamily · 255 Days on market

Built 1977 0.25 ac lot $96/sqft · 6% below area Est $143k · 6% under

---

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 +25.2/30.0
• ARV discount +10.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.2/10.0
• 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

Welcome to this freshly painted 4-bedroom, 1-bath home offered at just $150,000! Perfect for first-time buyers or investors, this property features spacious living areas, an updated interior, and plenty of natural light throughout. With all the hard work already done, you can move right in and make it your own. Conveniently located near schools, shopping, and dining this home combines comfort and affordability in one great package. Don't miss out on this opportunity!

Key facts

• Freshly painted
• Natural light
• Updated interior

Tags

• FRESHLY PAINTED
• UPDATED INTERIOR
• NATURAL LIGHT
• SPACIOUS LIVING AREAS
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 123 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% of the median local income ($46k/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 $933 of loan paydown is wiped out by about $4k 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 255 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; 25% 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 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 1977 — 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: 1.12% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.60%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (median comp): $142,954
• List price: $135,000
• Delta: -5.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4510 Glen Oaks Dr	0.17mi	3/1.0 (-1)	1,401 (-1%)	13mo	$155,000	$111	75
4525 Oaklon Ave	0.08mi	3/2.0 (-1)	1,292 (-8%)	3mo	$204,400	$158	71
6343 Beechwood Dr	0.40mi	3/1.0 (-1)	1,320 (-6%)	7mo	$50,000	$38	60
4883 Crown Ave	0.28mi	3/2.0 (-1)	1,473 (+4%)	14mo	$175,000	$119	59
5581 Monarch Ave	0.73mi	4/2.0	1,575 (+12%)	0mo	$149,500	$95	42
5284 Peerless St	0.55mi	3/3.0 (-1)	1,238 (-12%)	9mo	$130,000	$105	33
5123 Paige St	0.46mi	3/1.5 (-1)	1,216 (-14%)	20mo	$1,000	$1	32
5965 Denham St	0.62mi	3/2.0 (-1)	1,594 (+13%)	17mo	$139,900	$88	27
5525 Paige St	0.73mi	3/3.0 (-1)	1,238 (-12%)	13mo	$99,000	$80	22
5535 Paige St	0.73mi	3/3.0 (-1)	1,238 (-12%)	13mo	$99,000	$80	22
5515 Paige St	0.73mi	3/3.0 (-1)	1,238 (-12%)	13mo	$95,000	$77	22
5553 Paige St	0.75mi	3/3.0 (-1)	1,238 (-12%)	13mo	$99,000	$80	21

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,612
• Equity at exit: $20,129

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $22,526
• Equity at exit: $11,672

Cash invested: $37,800 (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 70811

• Home prices YoY: -30.8%
• Active inventory: 123
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$708
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $302

Break-even live

Break-even rent $1,131

Max offer price $135,000

Occupancy floor 75%

Sensitivity live

Price	-10% $379	-5% $341	+0% $302	+5% $264	+10% $226
Rent	-10% $183	-5% $243	+0% $302	+5% $362	+10% $422
Rate	-1.0pp $370	-0.5pp $337	base $302	+0.5pp $267	+1.0pp $232

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	44d	1	0.45mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	14d	1	0.75mi
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	14d	1	0.80mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	0.81mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	24d	1	1.10mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	24d	1	1.24mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	24d	1	1.26mi
2127 71st Ave Baton Rouge, LA	4.0	2.0	1734	$1,600	$0.92	24d	1	1.41mi

Listing history 38 events

1. 2026-06-18
   days on market $135,000 Active 255 DOM
2. 2026-06-17
   days on market $135,000 Active 254 DOM
3. 2026-06-16
   days on market $135,000 Active 253 DOM
4. 2026-06-15
   days on market $135,000 Active 252 DOM
5. 2026-06-14
   days on market $135,000 Active 250 DOM
6. 2026-06-10
   days on market $135,000 Active 247 DOM
7. 2026-06-09
   days on market $135,000 Active 246 DOM
8. 2026-06-08
   days on market $135,000 Active 245 DOM
9. 2026-06-07
   days on market $135,000 Active 244 DOM
10. 2026-06-05
    days on market $135,000 Active 241 DOM
11. 2026-06-03
    days on market $135,000 Active 240 DOM
12. 2026-06-02
    days on market $135,000 Active 239 DOM
13. 2026-06-01
    days on market $135,000 Active 238 DOM
14. 2026-05-31
    days on market $135,000 Active 237 DOM
15. 2026-05-31
    days on market $135,000 Active 236 DOM
16. 2026-04-08
    price $135,000 471-char remark

    Show marketing remark (477 chars)

    Welcome to this freshly painted 4-bedroom, 1-bath home offered at just $150,000! Perfect for first-time buyers or investors, this property features spacious living areas, an updated interior, and plenty of natural light throughout. With all the hard work already done, you can move right in and make it your own. Conveniently located near schools, shopping, and dining this home combines comfort and affordability in one great package. Don’t miss out on this opportunity!

17. 2026-04-08
    price $135,000 477-char remark

    Show marketing remark (477 chars)

    Welcome to this freshly painted 4-bedroom, 1-bath home offered at just $150,000! Perfect for first-time buyers or investors, this property features spacious living areas, an updated interior, and plenty of natural light throughout. With all the hard work already done, you can move right in and make it your own. Conveniently located near schools, shopping, and dining this home combines comfort and affordability in one great package. Don’t miss out on this opportunity!

18. 2026-02-18
    status Active 471-char remark

    Show marketing remark (471 chars)

    Welcome to this freshly painted 4-bedroom, 1-bath home offered at just $150,000! Perfect for first-time buyers or investors, this property features spacious living areas, an updated interior, and plenty of natural light throughout. With all the hard work already done, you can move right in and make it your own. Conveniently located near schools, shopping, and dining this home combines comfort and affordability in one great package. Don't miss out on this opportunity!

19. 2026-02-18
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Welcome to this freshly painted 4-bedroom, 1-bath home offered at just $150,000! Perfect for first-time buyers or investors, this property features spacious living areas, an updated interior, and plenty of natural light throughout. With all the hard work already done, you can move right in and make it your own. Conveniently located near schools, shopping, and dining this home combines comfort and affordability in one great package. Don't miss out on this opportunity!

20. 2025-12-04
    price $140,000 471-char remark

    Show marketing remark (477 chars)

    Welcome to this freshly painted 4-bedroom, 1-bath home offered at just $150,000! Perfect for first-time buyers or investors, this property features spacious living areas, an updated interior, and plenty of natural light throughout. With all the hard work already done, you can move right in and make it your own. Conveniently located near schools, shopping, and dining this home combines comfort and affordability in one great package. Don’t miss out on this opportunity!

21. 2025-12-04
    price $140,000 477-char remark

    Show marketing remark (477 chars)

    Welcome to this freshly painted 4-bedroom, 1-bath home offered at just $150,000! Perfect for first-time buyers or investors, this property features spacious living areas, an updated interior, and plenty of natural light throughout. With all the hard work already done, you can move right in and make it your own. Conveniently located near schools, shopping, and dining this home combines comfort and affordability in one great package. Don’t miss out on this opportunity!

22. 2025-11-29
    price $148,000 471-char remark

    Show marketing remark (471 chars)

    Welcome to this freshly painted 4-bedroom, 1-bath home offered at just $150,000! Perfect for first-time buyers or investors, this property features spacious living areas, an updated interior, and plenty of natural light throughout. With all the hard work already done, you can move right in and make it your own. Conveniently located near schools, shopping, and dining this home combines comfort and affordability in one great package. Don't miss out on this opportunity!

23. 2025-11-18
    price $148,000 477-char remark

    Show marketing remark (477 chars)

    Welcome to this freshly painted 4-bedroom, 1-bath home offered at just $150,000! Perfect for first-time buyers or investors, this property features spacious living areas, an updated interior, and plenty of natural light throughout. With all the hard work already done, you can move right in and make it your own. Conveniently located near schools, shopping, and dining this home combines comfort and affordability in one great package. Don’t miss out on this opportunity!

24. 2025-10-06
    listed $150,000 Active 477-char remark

    Show marketing remark (471 chars)

    Welcome to this freshly painted 4-bedroom, 1-bath home offered at just $150,000! Perfect for first-time buyers or investors, this property features spacious living areas, an updated interior, and plenty of natural light throughout. With all the hard work already done, you can move right in and make it your own. Conveniently located near schools, shopping, and dining this home combines comfort and affordability in one great package. Don't miss out on this opportunity!

25. 2025-10-06
    listed $150,000 Active 471-char remark

    Show marketing remark (471 chars)

    Welcome to this freshly painted 4-bedroom, 1-bath home offered at just $150,000! Perfect for first-time buyers or investors, this property features spacious living areas, an updated interior, and plenty of natural light throughout. With all the hard work already done, you can move right in and make it your own. Conveniently located near schools, shopping, and dining this home combines comfort and affordability in one great package. Don't miss out on this opportunity!

26. 2019-06-03
    soldstatus $108,000
27. 2019-05-31
    soldstatus Sold
28. 2019-05-01
    status Pending
29. 2019-04-25
    listed $110,000 Active
30. 2019-04-25
    listed $110,000
31. 2018-07-18
    soldstatus $42,000
32. 2018-07-12
    soldstatus Sold
33. 2018-05-08
    status Pending
34. 2018-04-28
    listed $42,000 Active
35. 2018-04-28
    listed $42,000
36. 2003-07-22
    soldstatus
37. 2003-02-22
    listed $49,900
38. 2003-02-22
    listed $49,900

ⓘ 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: $1,550 · $129/mo
• Projected year-2 tax: $1,550 · $129/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 (unshaded) · 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: $18,165
• − Mortgage interest: −$7,562
• − Property taxes: −$1,550
• − Insurance: −$675
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$3,927
• Taxable income: $1,544
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $3,259/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): 12,154
• Household income: $45,523
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 444.0

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 (82%)
• Race & ethnicity: Black 82% White 9% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -64.98%
• Current HPI: 146.22
• 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

+170.5% since first listed

23 events — show timeline

• 2026-04-08 Price Changed $135,000 AcadianaMLS
• 2026-04-08 Price Changed $135,000 GBRMLS
• 2026-02-18 Relisted — AcadianaMLS
• 2026-02-18 Pending — AcadianaMLS
• 2025-12-04 Price Changed $140,000 AcadianaMLS
• 2025-12-04 Price Changed $140,000 GBRMLS
• 2025-11-29 Price Changed $148,000 AcadianaMLS
• 2025-11-18 Price Changed $148,000 GBRMLS
• 2025-10-06 Listed $150,000 GBRMLS
• 2025-10-06 Listed $150,000 AcadianaMLS
• 2019-06-03 Sold (Public Records) $108,000 Public Records
• 2019-05-31 Sold (MLS) — GBRMLS
• 2019-05-01 Pending — GBRMLS
• 2019-04-25 Listed $110,000 AcadianaMLS
• 2019-04-25 Listed $110,000 GBRMLS
• 2018-07-18 Sold (Public Records) $42,000 Public Records
• 2018-07-12 Sold (MLS) — GBRMLS
• 2018-05-08 Pending — GBRMLS
• 2018-04-28 Listed $42,000 AcadianaMLS
• 2018-04-28 Listed $42,000 GBRMLS
• 2003-07-22 Sold (MLS) — GBRMLS
• 2003-02-22 Listed $49,900 AcadianaMLS
• 2003-02-22 Listed $49,900 GBRMLS

Property tax history

+10.4%/yr

Latest (2025): $1,550 · +4.7% YoY. Source: county tax records.