1777 Rue Desiree · Oak Hills Place, LA 70810

$299,900

4 bd · 2.0 ba · 1,750 sqft · SingleFamily public records · 100 Days on market

Built 1978 0.39 ac lot $171/sqft · at area comps Est $294k · at est.

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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 +15.7/30.0
• ARV discount +6.6/15.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover modern elegance in this exquisitely remodeled home. Enjoy the luxury of 3 cm granite countertops and sleek stainless-steel appliances in a gourmet kitchen that’s perfect for any culinary enthusiast. Benefit from the peace of mind offered by a new architectural roof, efficient new AC and heating systems, and freshly painted interiors and exteriors. Each bathroom has been fully remodeled with stylish fixtures and finishes, creating a serene retreat. This home combines sophisticated upgrades with exceptional comfort, making it an ideal choice for discerning buyers. Don’t miss your chance to own this meticulously updated gem—schedule a tour today!

Key facts

• Gourmet kitchen
• Granite countertops
• 0.39 acre lot

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GOURMET KITCHEN
• NEW ARCHITECTURAL ROOF
• NEW AC AND HEATING SYSTEMS
• FULLY REMODELED BATHROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $259k (13.5% below list).
• Recommended offer: $259k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.8% in Oak Hills Place — 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 78/100 on livability (#7 in LA, #2,600 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living D, 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.
• Market conditions: Rents flat; 625 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 34% of the median local income ($92k/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 $9k 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 100 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,403 (13.5% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. Schools are B-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?
6. 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?
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: 0.86% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (median comp): $294,232
• List price: $299,900
• Delta: 1.93%
• 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
1741 Obrien Dr	0.36mi	3/2.0 (-1)	1,675 (-4%)	5mo	$299,900	$179	67
1122 Rue Crozat	0.48mi	3/2.0 (-1)	1,746 (-0%)	9mo	$225,000	$129	65
1337 Rue Desiree	0.30mi	3/2.0 (-1)	1,842 (+5%)	9mo	$260,000	$141	65
11710 N Oak Hills Pkwy	0.53mi	3/2.5 (-1)	1,755 (+0%)	7mo	$324,500	$185	62
1342 Barkley Dr	0.51mi	4/2.0	1,900 (+9%)	2mo	$289,900	$153	60
1103 Rue Desiree	0.49mi	3/2.5 (-1)	1,650 (-6%)	1mo	$290,000	$176	60
12092 S Tom Stokes Ct	0.40mi	3/2.0 (-1)	1,541 (-12%)	7mo	$279,000	$181	51
12115 Mirkwood Ave	0.39mi	3/2.0 (-1)	1,509 (-14%)	4mo	$285,000	$189	50
1451 White Cross Dr	0.65mi	3/2.0 (-1)	1,949 (+11%)	0mo	$255,000	$131	45
12547 Kentmere Ave	0.71mi	3/2.0 (-1)	1,864 (+6%)	10mo	$367,500	$197	43
629 Carnforth Dr	0.63mi	3/2.0 (-1)	1,960 (+12%)	6mo	$325,000	$166	41
648 Carnforth Dr	0.65mi	3/2.0 (-1)	1,964 (+12%)	12mo	$399,000	$203	34

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 · 0.68% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.45×
• Total profit: $-46,196
• Equity at exit: $44,716

10-year hold

• IRR: -11.7%
• Equity multiple: 0.37×
• Total profit: $-52,852
• Equity at exit: $25,930

Cash invested: $83,972 (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 70810

• Rents YoY: 0.7%
• Active inventory: 625
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,594 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$220 /mo · $2,642/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $131

Break-even live

Break-even rent $2,428

Max offer price $299,900

Occupancy floor 90%

Sensitivity live

Price	-10% $301	-5% $216	+0% $131	+5% $47	+10% $-38
Rent	-10% $-73	-5% $29	+0% $131	+5% $234	+10% $336
Rate	-1.0pp $283	-0.5pp $208	base $131	+0.5pp $54	+1.0pp $-25

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11432 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,400	$1.92	45d	1	0.19mi
11430 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,400	$1.92	45d	1	0.19mi
10440 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,600	$2.03	22d	1	0.20mi
10734 Erin Vale Ave Baton Rouge, LA	3.0	2.0	1614	$2,000	$1.24	45d	1	0.27mi
1741 Twisted Oak Ln Baton Rouge, LA	3.0	2.0	1368	$1,825	$1.33	45d	1	0.38mi
1741 Twisted Oak Ln Baton Rouge, LA	3.0	2.0	1508	$1,825	$1.21	24d	1	0.38mi
10642 Molly Ave Baton Rouge, LA	3.0	2.0	1950	$2,300	$1.18	24d	1	0.39mi
12336 Perkins Rd Unit 1519872P Baton Rouge, LA	3.0	2.0	1894	$3,138	$1.66	15d	1	0.53mi
10156 Perkins Rowe Baton Rouge, LA	1.0–4.0	1.0–4.0	1433	$3,373	$2.35	15d	23	0.56mi
10201 Park Rowe Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1036	$2,428	$2.34	15d	18	0.56mi
8500 Bluebonnet Blvd #24 Baton Rouge, LA	3.0	2.0	1430	$1,600	$1.12	20d	1	0.72mi
8008 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1071	$1,994	$1.86	15d	10	0.84mi
13344 Natchez Ct Baton Rouge, LA	3.0	2.0	1521	$2,500	$1.64	24d	1	1.08mi
7317 Meadow Park Ave Baton Rouge, LA	3.0	2.0	1251	$1,600	$1.28	45d	1	1.11mi
9955 Buttercup Dr Baton Rouge, LA	3.0	2.0	1570	$1,950	$1.24	45d	1	1.20mi
13431 Briargrove Ave Baton Rouge, LA	4.0	2.0	1551	$1,900	$1.23	24d	1	1.23mi
9402 Dawson Trace Ave Baton Rouge, LA	3.0	2.5	1766	$2,250	$1.27	45d	1	1.26mi
9441 Boone Dr Baton Rouge, LA	3.0	2.0	1611	$2,050	$1.27	24d	1	1.27mi
9516 Thayer Ave Baton Rouge, LA	3.0	2.0	1596	$1,950	$1.22	45d	1	1.33mi
7072 Kodiak Dr Baton Rouge, LA	3.0	2.0	1650	$3,450	$2.09	24d	1	1.41mi
1345 Bullrush Dr Baton Rouge, LA	3.0	2.0	1294	$1,800	$1.39	15d	1	1.45mi
9477 Macedonia Ave Baton Rouge, LA	4.0	2.0	1604	$1,950	$1.22	24d	1	1.48mi
9176 Boone Dr Baton Rouge, LA	3.0	2.0	1469	$1,950	$1.33	45d	1	1.50mi

Listing history 28 events

1. 2026-06-18
   days on market $299,900 Active 100 DOM
2. 2026-06-17
   days on market $299,900 Active 99 DOM
3. 2026-06-16
   days on market $299,900 Active 98 DOM
4. 2026-06-15
   days on market $299,900 Active 97 DOM
5. 2026-06-14
   days on market $299,900 Active 95 DOM
6. 2026-06-10
   days on market $299,900 Active 92 DOM
7. 2026-06-09
   days on market $299,900 Active 91 DOM
8. 2026-06-08
   days on market $299,900 Active 90 DOM
9. 2026-06-07
   days on market $299,900 Active 89 DOM
10. 2026-06-05
    days on market $299,900 Active 86 DOM
11. 2026-06-03
    days on market $299,900 Active 85 DOM
12. 2026-06-02
    days on market $299,900 Active 84 DOM
13. 2026-06-01
    days on market $299,900 Active 83 DOM
14. 2026-05-31
    days on market $299,900 Active 82 DOM
15. 2026-05-31
    days on market $299,900 Active 81 DOM
16. 2026-03-10
    listed $299,900 Active 678-char remark

    Show marketing remark (661 chars)

    Discover modern elegance in this exquisitely remodeled home. Enjoy the luxury of 3 cm granite countertops and sleek stainless-steel appliances in a gourmet kitchen that's perfect for any culinary enthusiast. Benefit from the peace of mind offered by a new architectural roof, efficient new AC and heating systems, and freshly painted interiors and exteriors. Each bathroom has been fully remodeled with stylish fixtures and finishes, creating a serene retreat. This home combines sophisticated upgrades with exceptional comfort, making it an ideal choice for discerning buyers. Don't miss your chance to own this meticulously updated gem--schedule a tour today!

17. 2026-03-10
    listed $299,900 Active 661-char remark

    Show marketing remark (661 chars)

    Discover modern elegance in this exquisitely remodeled home. Enjoy the luxury of 3 cm granite countertops and sleek stainless-steel appliances in a gourmet kitchen that's perfect for any culinary enthusiast. Benefit from the peace of mind offered by a new architectural roof, efficient new AC and heating systems, and freshly painted interiors and exteriors. Each bathroom has been fully remodeled with stylish fixtures and finishes, creating a serene retreat. This home combines sophisticated upgrades with exceptional comfort, making it an ideal choice for discerning buyers. Don't miss your chance to own this meticulously updated gem--schedule a tour today!

18. 2025-07-02
    status Active
19. 2025-06-12
    status Pending
20. 2025-02-26
    price $319,900
21. 2025-02-26
    price $319,900
22. 2024-12-11
    listed $329,900 Active
23. 2024-12-11
    historical
24. 2024-08-30
    listed $329,900 Active
25. 2024-08-30
    listed $329,900 Active
26. 2001-06-11
    soldstatus
27. 2001-03-06
    listed $134,900
28. 2001-03-06
    listed $134,900

ⓘ 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: $2,642 · $220/mo
• Projected year-2 tax: $2,642 · $220/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 · 21 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: $31,128
• − Mortgage interest: −$16,799
• − Property taxes: −$2,642
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − Depreciation: −$8,724
• Taxable loss: −$3,517
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $2,422/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 — Oak Hills Place

• Score: 78/100
• State rank: #7
• US rank: #2600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Hills Place, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 42,659
• Household income: $92,098
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1106.0

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 0.60)
• Race & ethnicity: White 55% Black 29% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Slovak 2% Scottish 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -117.55%
• Current HPI: 172.7593
• Rent YoY: ▲ 0.68%
• 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

+122.3% since first listed

13 events — show timeline

• 2026-03-10 Listed $299,900 GBRMLS
• 2026-03-10 Listed $299,900 AcadianaMLS
• 2025-07-02 Relisted — GBRMLS
• 2025-06-12 Pending — GBRMLS
• 2025-02-26 Price Changed $319,900 AcadianaMLS
• 2025-02-26 Price Changed $319,900 GBRMLS
• 2024-12-11 Listed $329,900 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-08-30 Listed $329,900 GBRMLS
• 2024-08-30 Listed $329,900 AcadianaMLS
• 2001-06-11 Sold (MLS) — GBRMLS
• 2001-03-06 Listed $134,900 GBRMLS
• 2001-03-06 Listed $134,900 AcadianaMLS

Property tax history

+9.3%/yr

Latest (2025): $2,642 · -0.5% YoY. Source: county tax records.