19648 Deer Park Ave · Shenandoah, LA 70817

$380,000

4 bd · 2.5 ba · 2,934 sqft · SingleFamily public records · 18 Days on market

Built 1979 0.65 ac lot $130/sqft · 32% below area Est $550k · 31% under ↓ 10% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in White Oak Landing, one of Baton Rouge's established neighborhoods, this 4-bedroom, 2.5-bath home offers 2,876 square feet with a well-designed layout and known repairs with contractor quotes already in hand. The floor plan includes a dedicated office, formal dining room, expansive living room with high ceilings, and a large kitchen/dining combo designed for both entertaining and daily living. The primary suite is generously sized with an en suite bath, and the additional bedrooms offer comfortable space for guests, hobbies, or multi-purpose use. A separate living space over the garage adds flexibility for rental income, guest quarters, or bonus use. Multiple living and dining spaces give the home a flow that feels both functional and elevated. The lot is a standout feature, offering generous outdoor space with room to spread out, entertain, garden, or add future enhancements. The larger homesite adds meaningfully to the overall appeal and resale potential of the property. Three items need attention: the roof, one HVAC unit, and foundation repair. Contractor quotes are available for all three. Serious inquiries: request the quote package through your agent. Convenient access to shopping, dining, and major commuter routes. Flood Zone X.

Key facts

• 0.65 acre lot
• Garage
• Built 1979

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (26.9% below list).
• Recommended offer: $278k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.3% in Shenandoah — 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 76/100 on livability (#16 in LA, #3,778 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety 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: Shenandoah Elementary School (math 52% / reading 55%, grade C, #100 of 646 statewide, top 16%, 703 students, 58% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 32% of the median local income ($103k/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 $3k of loan paydown is wiped out by about $11k 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 18 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 $277,758 (26.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.73% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 11.4

CMA / ARV

• ARV (median comp): $550,373
• List price: $380,000
• Delta: -30.96%
• 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
19213 Indian Ridge Ave	0.37mi	4/3.0	2,905 (-1%)	11mo	$550,000	$189	70
19222 Indian Ridge Ave	0.38mi	4/3.5	3,136 (+7%)	6mo	$525,000	$167	62
5730 N Shore Dr	0.59mi	4/2.5	3,160 (+8%)	8mo	$625,000	$198	54
5245 Woodlake Dr	0.60mi	4/3.0	2,849 (-3%)	16mo	$499,900	$175	52
19657 W Piney Point Ave	0.06mi	5/3.0 (+1)	3,293 (+12%)	23mo	$549,500	$167	51
6036 Arborwood Ct	0.74mi	4/3.0	3,105 (+6%)	6mo	$524,700	$169	48
5113 Woodlake Dr	0.40mi	3/2.5 (-1)	3,286 (+12%)	13mo	$550,000	$167	45
17865 General Forrest Ave	0.75mi	4/3.0	2,807 (-4%)	13mo	$395,000	$141	45
5927 S Shore Dr	0.56mi	4/3.0	2,576 (-12%)	8mo	$520,000	$202	44
5318 Woodlake Dr	0.62mi	4/2.5	2,566 (-12%)	12mo	$399,500	$156	40
18631 Beaconwoods Dr	0.73mi	4/3.0	3,228 (+10%)	12mo	$810,000	$251	37
18723 W Piney Point Ave	0.61mi	4/2.5	2,617 (-11%)	22mo	$449,900	$172	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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.27×
• Total profit: $-77,851
• Equity at exit: $56,659

10-year hold

• IRR: -17.1%
• Equity multiple: 0.10×
• Total profit: $-96,205
• Equity at exit: $32,855

Cash invested: $106,400 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,778 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$256 /mo · $3,072/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $-213

Break-even live

Break-even rent $3,047

Max offer price $342,414

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-105	+0% $-213	+5% $-320	+10% $-428
Rent	-10% $-432	-5% $-322	+0% $-213	+5% $-103	+10% $7
Rate	-1.0pp $-21	-0.5pp $-116	base $-213	+0.5pp $-311	+1.0pp $-411

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19435 S Harrells Ferry Rd Baton Rouge, LA	3.0	2.5	2712	$2,600	$0.96	45d	1	0.72mi
4941 Pinehill Dr Baton Rouge, LA	4.0	2.5	2028	$2,350	$1.16	20d	1	1.38mi
17703 Shady Creek Ave Baton Rouge, LA	4.0	2.5	3184	$3,750	$1.18	45d	1	1.43mi

Listing history 21 events

1. 2026-06-22
   days on market $380,000 Active 18 DOM
2. 2026-06-18
   days on market $380,000 Active 15 DOM
3. 2026-06-17
   days on market $380,000 Active 14 DOM
4. 2026-06-16
   days on market $380,000 Active 13 DOM
5. 2026-06-15
   days on market $380,000 Active 12 DOM
6. 2026-06-14
   days on market $380,000 Active 10 DOM
7. 2026-06-10
   days on market $380,000 Active 7 DOM
8. 2026-06-09
   days on market $380,000 Active 6 DOM
9. 2026-06-08
   days on market $380,000 Active 5 DOM
10. 2026-06-07
    pricedays on market $380,000 Active 4 DOM
11. 2026-05-04
    status Active 1265-char remark

    Show marketing remark (1265 chars)

    Located in White Oak Landing, one of Baton Rouge's established neighborhoods, this 4-bedroom, 2.5-bath home offers 2,876 square feet with a well-designed layout and known repairs with contractor quotes already in hand. The floor plan includes a dedicated office, formal dining room, expansive living room with high ceilings, and a large kitchen/dining combo designed for both entertaining and daily living. The primary suite is generously sized with an en suite bath, and the additional bedrooms offer comfortable space for guests, hobbies, or multi-purpose use. A separate living space over the garage adds flexibility for rental income, guest quarters, or bonus use. Multiple living and dining spaces give the home a flow that feels both functional and elevated. The lot is a standout feature, offering generous outdoor space with room to spread out, entertain, garden, or add future enhancements. The larger homesite adds meaningfully to the overall appeal and resale potential of the property. Three items need attention: the roof, one HVAC unit, and foundation repair. Contractor quotes are available for all three. Serious inquiries: request the quote package through your agent. Convenient access to shopping, dining, and major commuter routes. Flood Zone X.

12. 2026-05-04
    price $350,000 1265-char remark

    Show marketing remark (1265 chars)

    Located in White Oak Landing, one of Baton Rouge's established neighborhoods, this 4-bedroom, 2.5-bath home offers 2,876 square feet with a well-designed layout and known repairs with contractor quotes already in hand. The floor plan includes a dedicated office, formal dining room, expansive living room with high ceilings, and a large kitchen/dining combo designed for both entertaining and daily living. The primary suite is generously sized with an en suite bath, and the additional bedrooms offer comfortable space for guests, hobbies, or multi-purpose use. A separate living space over the garage adds flexibility for rental income, guest quarters, or bonus use. Multiple living and dining spaces give the home a flow that feels both functional and elevated. The lot is a standout feature, offering generous outdoor space with room to spread out, entertain, garden, or add future enhancements. The larger homesite adds meaningfully to the overall appeal and resale potential of the property. Three items need attention: the roof, one HVAC unit, and foundation repair. Contractor quotes are available for all three. Serious inquiries: request the quote package through your agent. Convenient access to shopping, dining, and major commuter routes. Flood Zone X.

13. 2026-05-04
    status Active 1265-char remark

    Show marketing remark (1265 chars)

    Located in White Oak Landing, one of Baton Rouge's established neighborhoods, this 4-bedroom, 2.5-bath home offers 2,876 square feet with a well-designed layout and known repairs with contractor quotes already in hand. The floor plan includes a dedicated office, formal dining room, expansive living room with high ceilings, and a large kitchen/dining combo designed for both entertaining and daily living. The primary suite is generously sized with an en suite bath, and the additional bedrooms offer comfortable space for guests, hobbies, or multi-purpose use. A separate living space over the garage adds flexibility for rental income, guest quarters, or bonus use. Multiple living and dining spaces give the home a flow that feels both functional and elevated. The lot is a standout feature, offering generous outdoor space with room to spread out, entertain, garden, or add future enhancements. The larger homesite adds meaningfully to the overall appeal and resale potential of the property. Three items need attention: the roof, one HVAC unit, and foundation repair. Contractor quotes are available for all three. Serious inquiries: request the quote package through your agent. Convenient access to shopping, dining, and major commuter routes. Flood Zone X.

14. 2026-05-04
    price $350,000 1265-char remark

    Show marketing remark (1265 chars)

    Located in White Oak Landing, one of Baton Rouge's established neighborhoods, this 4-bedroom, 2.5-bath home offers 2,876 square feet with a well-designed layout and known repairs with contractor quotes already in hand. The floor plan includes a dedicated office, formal dining room, expansive living room with high ceilings, and a large kitchen/dining combo designed for both entertaining and daily living. The primary suite is generously sized with an en suite bath, and the additional bedrooms offer comfortable space for guests, hobbies, or multi-purpose use. A separate living space over the garage adds flexibility for rental income, guest quarters, or bonus use. Multiple living and dining spaces give the home a flow that feels both functional and elevated. The lot is a standout feature, offering generous outdoor space with room to spread out, entertain, garden, or add future enhancements. The larger homesite adds meaningfully to the overall appeal and resale potential of the property. Three items need attention: the roof, one HVAC unit, and foundation repair. Contractor quotes are available for all three. Serious inquiries: request the quote package through your agent. Convenient access to shopping, dining, and major commuter routes. Flood Zone X.

15. 2026-04-15
    status Pending 1265-char remark

    Show marketing remark (1265 chars)

    Located in White Oak Landing, one of Baton Rouge's established neighborhoods, this 4-bedroom, 2.5-bath home offers 2,876 square feet with a well-designed layout and known repairs with contractor quotes already in hand. The floor plan includes a dedicated office, formal dining room, expansive living room with high ceilings, and a large kitchen/dining combo designed for both entertaining and daily living. The primary suite is generously sized with an en suite bath, and the additional bedrooms offer comfortable space for guests, hobbies, or multi-purpose use. A separate living space over the garage adds flexibility for rental income, guest quarters, or bonus use. Multiple living and dining spaces give the home a flow that feels both functional and elevated. The lot is a standout feature, offering generous outdoor space with room to spread out, entertain, garden, or add future enhancements. The larger homesite adds meaningfully to the overall appeal and resale potential of the property. Three items need attention: the roof, one HVAC unit, and foundation repair. Contractor quotes are available for all three. Serious inquiries: request the quote package through your agent. Convenient access to shopping, dining, and major commuter routes. Flood Zone X.

16. 2026-04-15
    status Pending 1265-char remark

    Show marketing remark (1265 chars)

    Located in White Oak Landing, one of Baton Rouge's established neighborhoods, this 4-bedroom, 2.5-bath home offers 2,876 square feet with a well-designed layout and known repairs with contractor quotes already in hand. The floor plan includes a dedicated office, formal dining room, expansive living room with high ceilings, and a large kitchen/dining combo designed for both entertaining and daily living. The primary suite is generously sized with an en suite bath, and the additional bedrooms offer comfortable space for guests, hobbies, or multi-purpose use. A separate living space over the garage adds flexibility for rental income, guest quarters, or bonus use. Multiple living and dining spaces give the home a flow that feels both functional and elevated. The lot is a standout feature, offering generous outdoor space with room to spread out, entertain, garden, or add future enhancements. The larger homesite adds meaningfully to the overall appeal and resale potential of the property. Three items need attention: the roof, one HVAC unit, and foundation repair. Contractor quotes are available for all three. Serious inquiries: request the quote package through your agent. Convenient access to shopping, dining, and major commuter routes. Flood Zone X.

17. 2026-04-12
    status Active 1265-char remark

    Show marketing remark (1265 chars)

    Located in White Oak Landing, one of Baton Rouge's established neighborhoods, this 4-bedroom, 2.5-bath home offers 2,876 square feet with a well-designed layout and known repairs with contractor quotes already in hand. The floor plan includes a dedicated office, formal dining room, expansive living room with high ceilings, and a large kitchen/dining combo designed for both entertaining and daily living. The primary suite is generously sized with an en suite bath, and the additional bedrooms offer comfortable space for guests, hobbies, or multi-purpose use. A separate living space over the garage adds flexibility for rental income, guest quarters, or bonus use. Multiple living and dining spaces give the home a flow that feels both functional and elevated. The lot is a standout feature, offering generous outdoor space with room to spread out, entertain, garden, or add future enhancements. The larger homesite adds meaningfully to the overall appeal and resale potential of the property. Three items need attention: the roof, one HVAC unit, and foundation repair. Contractor quotes are available for all three. Serious inquiries: request the quote package through your agent. Convenient access to shopping, dining, and major commuter routes. Flood Zone X.

18. 2026-04-12
    status Active 1265-char remark

    Show marketing remark (1265 chars)

    Located in White Oak Landing, one of Baton Rouge's established neighborhoods, this 4-bedroom, 2.5-bath home offers 2,876 square feet with a well-designed layout and known repairs with contractor quotes already in hand. The floor plan includes a dedicated office, formal dining room, expansive living room with high ceilings, and a large kitchen/dining combo designed for both entertaining and daily living. The primary suite is generously sized with an en suite bath, and the additional bedrooms offer comfortable space for guests, hobbies, or multi-purpose use. A separate living space over the garage adds flexibility for rental income, guest quarters, or bonus use. Multiple living and dining spaces give the home a flow that feels both functional and elevated. The lot is a standout feature, offering generous outdoor space with room to spread out, entertain, garden, or add future enhancements. The larger homesite adds meaningfully to the overall appeal and resale potential of the property. Three items need attention: the roof, one HVAC unit, and foundation repair. Contractor quotes are available for all three. Serious inquiries: request the quote package through your agent. Convenient access to shopping, dining, and major commuter routes. Flood Zone X.

19. 2026-04-07
    status Pending 1265-char remark

    Show marketing remark (1265 chars)

    Located in White Oak Landing, one of Baton Rouge's established neighborhoods, this 4-bedroom, 2.5-bath home offers 2,876 square feet with a well-designed layout and known repairs with contractor quotes already in hand. The floor plan includes a dedicated office, formal dining room, expansive living room with high ceilings, and a large kitchen/dining combo designed for both entertaining and daily living. The primary suite is generously sized with an en suite bath, and the additional bedrooms offer comfortable space for guests, hobbies, or multi-purpose use. A separate living space over the garage adds flexibility for rental income, guest quarters, or bonus use. Multiple living and dining spaces give the home a flow that feels both functional and elevated. The lot is a standout feature, offering generous outdoor space with room to spread out, entertain, garden, or add future enhancements. The larger homesite adds meaningfully to the overall appeal and resale potential of the property. Three items need attention: the roof, one HVAC unit, and foundation repair. Contractor quotes are available for all three. Serious inquiries: request the quote package through your agent. Convenient access to shopping, dining, and major commuter routes. Flood Zone X.

20. 2026-03-27
    listed $390,000 1265-char remark

    Show marketing remark (1265 chars)

    Located in White Oak Landing, one of Baton Rouge's established neighborhoods, this 4-bedroom, 2.5-bath home offers 2,876 square feet with a well-designed layout and known repairs with contractor quotes already in hand. The floor plan includes a dedicated office, formal dining room, expansive living room with high ceilings, and a large kitchen/dining combo designed for both entertaining and daily living. The primary suite is generously sized with an en suite bath, and the additional bedrooms offer comfortable space for guests, hobbies, or multi-purpose use. A separate living space over the garage adds flexibility for rental income, guest quarters, or bonus use. Multiple living and dining spaces give the home a flow that feels both functional and elevated. The lot is a standout feature, offering generous outdoor space with room to spread out, entertain, garden, or add future enhancements. The larger homesite adds meaningfully to the overall appeal and resale potential of the property. Three items need attention: the roof, one HVAC unit, and foundation repair. Contractor quotes are available for all three. Serious inquiries: request the quote package through your agent. Convenient access to shopping, dining, and major commuter routes. Flood Zone X.

21. 2026-03-27
    listed $390,000 Active 1265-char remark

    Show marketing remark (1265 chars)

    Located in White Oak Landing, one of Baton Rouge's established neighborhoods, this 4-bedroom, 2.5-bath home offers 2,876 square feet with a well-designed layout and known repairs with contractor quotes already in hand. The floor plan includes a dedicated office, formal dining room, expansive living room with high ceilings, and a large kitchen/dining combo designed for both entertaining and daily living. The primary suite is generously sized with an en suite bath, and the additional bedrooms offer comfortable space for guests, hobbies, or multi-purpose use. A separate living space over the garage adds flexibility for rental income, guest quarters, or bonus use. Multiple living and dining spaces give the home a flow that feels both functional and elevated. The lot is a standout feature, offering generous outdoor space with room to spread out, entertain, garden, or add future enhancements. The larger homesite adds meaningfully to the overall appeal and resale potential of the property. Three items need attention: the roof, one HVAC unit, and foundation repair. Contractor quotes are available for all three. Serious inquiries: request the quote package through your agent. Convenient access to shopping, dining, and major commuter routes. Flood Zone X.

ⓘ 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: $3,072 · $256/mo
• Projected year-2 tax: $3,072 · $256/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,331
• − Mortgage interest: −$21,286
• − Property taxes: −$3,072
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,666
• − Management: −$2,666
• − Depreciation: −$11,055
• Taxable loss: −$9,314
• Est. tax savings @ 24.0%: +$2,235
• After-tax cash flow: $-318/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 — Shenandoah

• Score: 76/100
• State rank: #16
• US rank: #3778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shenandoah, LA
• 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

-10.3% since first listed

11 events — show timeline

• 2026-05-04 Relisted — AcadianaMLS
• 2026-05-04 Price Changed $350,000 AcadianaMLS
• 2026-05-04 Relisted — GBRMLS
• 2026-05-04 Price Changed $350,000 GBRMLS
• 2026-04-15 Pending — AcadianaMLS
• 2026-04-15 Pending — GBRMLS
• 2026-04-12 Relisted — AcadianaMLS
• 2026-04-12 Relisted — GBRMLS
• 2026-04-07 Pending — GBRMLS
• 2026-03-27 Listed $390,000 GBRMLS
• 2026-03-27 Listed $390,000 AcadianaMLS

Property tax history

+3.1%/yr

Latest (2025): $3,072 · -0.5% YoY. Source: county tax records.