5490 Sleepy Hollow Dr · Shenandoah, LA 70817

$155,000

2 bd · 2.0 ba · 1,234 sqft · SingleFamily · 63 Days on market

Built 1983 2,613 sqft lot $126/sqft · at area comps Est $162k · at est. $33/mo HOA · 2% of rent

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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 +19.0/30.0
• ARV discount +9.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

RARE CORNER-UNIT PRIVACY! Welcome to this beautifully refreshed and uniquely positioned townhome in Shenandoah Square, offering the exceptional advantage of having only one attached neighbor. This premier corner location provides a sense of space and quiet that is hard to find in townhome living. Truly move-in ready, the home is headlined by a brand-new roof installed in 2025 and a Rheem 2.5-ton AC system replaced in 2020. The interior has been recently transformed with all-new flooring throughout, featuring modern laminate across the first floor and plush new carpet on the second level, all complemented by a fresh, neutral paint palette and updated fixtures. The functional split floor plan provides maximum flexibility, with one bedroom and a full bath located on the first floor and a second bedroom and full bath on the upper level. Located in a preferred Flood Zone X. Zoned for the highly-rated Shenandoah Elementary and situated just minutes from premium shopping and dining, this home offers the perfect blend of comfort, updated systems, and corner-unit convenience. Vacant and easy to show, schedule your private tour today!

Key facts

• New flooring
• Split floor plan
• Flood zone x

Tags

• CORNER UNIT
• NEW ROOF
• RHEEM AC SYSTEM
• NEW FLOORING
• SPLIT FLOOR PLAN
• FLOOD ZONE X

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $162 ($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 $151k (2.5% below list).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.0% 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.
• Market conditions: Rents rising (+2.0%/yr); 360 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 is only 18% of the median local income ($103k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 63 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; 22% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.98% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (median comp): $162,245
• List price: $155,000
• Delta: -4.47%
• 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
5345 Sleepy Hollow Dr	0.06mi	2/2.0	1,172 (-5%)	6mo	$149,500	$128	84
15474 Springwood Ave	0.44mi	2/2.0	1,218 (-1%)	2mo	$149,500	$123	76
5111 Paducah Ct	0.39mi	3/2.0 (+1)	1,263 (+2%)	5mo	$199,500	$158	69
5138 Cumberland Cove Dr	0.09mi	2/1.5	1,057 (-14%)	4mo	$114,500	$108	66
5101 Paducah Ct	0.40mi	3/2.0 (+1)	1,320 (+7%)	4mo	$199,500	$151	61
5942 N Fort Clarke Dr	0.42mi	3/2.0 (+1)	1,330 (+8%)	2mo	$175,000	$132	61
15512 Summerwood Ave	0.36mi	2/2.0	1,354 (+10%)	10mo	$189,000	$140	59
5219 Carnifix Ct	0.44mi	2/2.0	1,068 (-14%)	1mo	$159,900	$150	56
15463 Springwood Ave	0.47mi	2/2.0	1,382 (+12%)	4mo	$159,000	$115	55
15521 Summerwood Ave	0.40mi	2/2.0	1,410 (+14%)	4mo	$225,000	$160	54
15443 Springwood Ave	0.47mi	3/2.0 (+1)	1,348 (+9%)	8mo	$219,000	$162	50
15725 Springwood Ave	0.40mi	3/2.0 (+1)	1,411 (+14%)	4mo	$219,000	$155	49

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-16,221
• Equity at exit: $23,111

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-6,594
• Equity at exit: $13,402

Cash invested: $43,400 (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: 360
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$813
• Tax from tax record: −$122 /mo · $1,462/yr
• Insurance: −$65
• HOA: −$33
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $162

Break-even live

Break-even rent $1,307

Max offer price $155,000

Occupancy floor 84%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5157 Cumberland Cove Dr Baton Rouge, LA	3.0	2.0	1159	$1,650	$1.42	14d	1	0.12mi
15580 George Oneal Rd Baton Rouge, LA	1.0–3.0	1.0–2.0	1063	$1,245	$1.17	14d	8	0.16mi
4844 Mokki Ln Baton Rouge, LA	3.0	2.0	1440	$1,690	$1.17	43d	1	0.29mi
5213 Berryville Ct Baton Rouge, LA	3.0	2.0	1237	$1,750	$1.41	14d	1	0.31mi
4804 Mokki Ln Baton Rouge, LA	3.0	2.0	1440	$1,875	$1.30	21d	1	0.33mi
15444 Summerwood Ave Baton Rouge, LA	2.0	2.0	1323	$1,650	$1.25	23d	1	0.42mi
4810 Kennesaw Dr Unit 4810-C Baton Rouge, LA	3.0	2.0	1275	$1,100	$0.86	43d	1	0.55mi
16534 George Oneal Rd Apt C Baton Rouge, LA	2.0	1.5	900	$950	$1.06	23d	1	0.62mi
15959 Tiger Bend Rd Baton Rouge, LA	1.0–2.0	1.0–1.5	934	$1,265	$1.35	14d	3	0.92mi
13675 Coursey Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	951	$1,130	$1.19	43d	23	0.99mi
3482 King Bradford Dr Baton Rouge, LA	2.0	2.0	980	$1,100	$1.12	23d	1	1.17mi
3412 Yorkfield Dr Baton Rouge, LA	2.0	1.5	1128	$950	$0.84	43d	1	1.26mi
3412 Yorkfield Dr Unit D Baton Rouge, LA	2.0	1.5	1010	$900	$0.89	23d	1	1.26mi
3412 Yorkfield Dr Unit D Baton Rouge, LA	2.0	1.5	1010	$1,000	$0.99	43d	1	1.26mi
17235 Terrance Ave Baton Rouge, LA	3.0	2.0	1256	$1,590	$1.27	14d	1	1.27mi
14020 Tiger Bend Rd Apt 4 Baton Rouge, LA	2.0	1.5	1176	$1,100	$0.94	43d	1	1.32mi
14020 Tiger Bend Rd Apt 11 Baton Rouge, LA	2.0	1.5	1176	$1,100	$0.94	23d	1	1.34mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 28 events

1. 2026-06-18
   days on market $155,000 Active 63 DOM
2. 2026-06-17
   days on market $155,000 Active 62 DOM
3. 2026-06-16
   days on market $155,000 Active 61 DOM
4. 2026-06-15
   days on market $155,000 Active 60 DOM
5. 2026-06-14
   pricedays on market $155,000 Active 58 DOM
6. 2026-06-10
   days on market $159,000 Active 55 DOM
7. 2026-06-09
   days on market $159,000 Active 54 DOM
8. 2026-06-08
   days on market $159,000 Active 53 DOM
9. 2026-06-07
   days on market $159,000 Active 52 DOM
10. 2026-06-05
    days on market $159,000 Active 49 DOM
11. 2026-06-03
    days on market $159,000 Active 48 DOM
12. 2026-06-02
    days on market $159,000 Active 47 DOM
13. 2026-06-01
    days on market $159,000 Active 46 DOM
14. 2026-05-31
    days on market $159,000 Active 45 DOM
15. 2026-05-31
    days on market $159,000 Active 44 DOM
16. 2026-04-29
    price $159,000 1142-char remark

    Show marketing remark (1142 chars)

    RARE CORNER-UNIT PRIVACY! Welcome to this beautifully refreshed and uniquely positioned townhome in Shenandoah Square, offering the exceptional advantage of having only one attached neighbor. This premier corner location provides a sense of space and quiet that is hard to find in townhome living. Truly move-in ready, the home is headlined by a brand-new roof installed in 2025 and a Rheem 2.5-ton AC system replaced in 2020. The interior has been recently transformed with all-new flooring throughout, featuring modern laminate across the first floor and plush new carpet on the second level, all complemented by a fresh, neutral paint palette and updated fixtures. The functional split floor plan provides maximum flexibility, with one bedroom and a full bath located on the first floor and a second bedroom and full bath on the upper level. Located in a preferred Flood Zone X. Zoned for the highly-rated Shenandoah Elementary and situated just minutes from premium shopping and dining, this home offers the perfect blend of comfort, updated systems, and corner-unit convenience. Vacant and easy to show, schedule your private tour today!

17. 2026-04-28
    price $159,000 1143-char remark

    Show marketing remark (1143 chars)

    RARE CORNER-UNIT PRIVACY! Welcome to this beautifully refreshed and uniquely positioned townhome in Shenandoah Square, offering the exceptional advantage of having only one attached neighbor. This premier corner location provides a sense of space and quiet that is hard to find in townhome living. Truly move-in ready, the home is headlined by a brand-new roof installed in 2025 and a Rheem 2.5-ton AC system replaced in 2020. The interior has been recently transformed with all-new flooring throughout, featuring modern laminate across the first floor and plush new carpet on the second level, all complemented by a fresh, neutral paint palette and updated fixtures. The functional split floor plan provides maximum flexibility, with one bedroom and a full bath located on the first floor and a second bedroom and full bath on the upper level. Located in a preferred Flood Zone X. Zoned for the highly-rated Shenandoah Elementary and situated just minutes from premium shopping and dining, this home offers the perfect blend of comfort, updated systems, and corner-unit convenience. Vacant and easy to show, schedule your private tour today!

18. 2026-04-16
    listed $169,900 Active 1142-char remark

    Show marketing remark (1143 chars)

    RARE CORNER-UNIT PRIVACY! Welcome to this beautifully refreshed and uniquely positioned townhome in Shenandoah Square, offering the exceptional advantage of having only one attached neighbor. This premier corner location provides a sense of space and quiet that is hard to find in townhome living. Truly move-in ready, the home is headlined by a brand-new roof installed in 2025 and a Rheem 2.5-ton AC system replaced in 2020. The interior has been recently transformed with all-new flooring throughout, featuring modern laminate across the first floor and plush new carpet on the second level, all complemented by a fresh, neutral paint palette and updated fixtures. The functional split floor plan provides maximum flexibility, with one bedroom and a full bath located on the first floor and a second bedroom and full bath on the upper level. Located in a preferred Flood Zone X. Zoned for the highly-rated Shenandoah Elementary and situated just minutes from premium shopping and dining, this home offers the perfect blend of comfort, updated systems, and corner-unit convenience. Vacant and easy to show, schedule your private tour today!

19. 2026-04-16
    listed $169,900 Active 1143-char remark

    Show marketing remark (1143 chars)

    RARE CORNER-UNIT PRIVACY! Welcome to this beautifully refreshed and uniquely positioned townhome in Shenandoah Square, offering the exceptional advantage of having only one attached neighbor. This premier corner location provides a sense of space and quiet that is hard to find in townhome living. Truly move-in ready, the home is headlined by a brand-new roof installed in 2025 and a Rheem 2.5-ton AC system replaced in 2020. The interior has been recently transformed with all-new flooring throughout, featuring modern laminate across the first floor and plush new carpet on the second level, all complemented by a fresh, neutral paint palette and updated fixtures. The functional split floor plan provides maximum flexibility, with one bedroom and a full bath located on the first floor and a second bedroom and full bath on the upper level. Located in a preferred Flood Zone X. Zoned for the highly-rated Shenandoah Elementary and situated just minutes from premium shopping and dining, this home offers the perfect blend of comfort, updated systems, and corner-unit convenience. Vacant and easy to show, schedule your private tour today!

20. 2020-01-21
    soldstatus $127,500
21. 2020-01-17
    soldstatus Sold
22. 2019-12-09
    status Pending
23. 2019-12-02
    price $127,500
24. 2019-10-22
    status Active
25. 2019-10-11
    status Pending
26. 2019-09-12
    listed $129,900 Active
27. 2019-09-12
    listed $127,500
28. 1984-12-20
    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: $1,462 · $122/mo
• Projected year-2 tax: $1,462 · $122/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: $18,143
• − Mortgage interest: −$8,682
• − Property taxes: −$1,462
• − Insurance: −$775
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − HOA: −$396
• − Depreciation: −$4,509
• Taxable loss: −$584
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $2,086/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

+22.4% since first listed

13 events — show timeline

• 2026-04-29 Price Changed $159,000 AcadianaMLS
• 2026-04-28 Price Changed $159,000 GBRMLS
• 2026-04-16 Listed $169,900 GBRMLS
• 2026-04-16 Listed $169,900 AcadianaMLS
• 2020-01-21 Sold (Public Records) $127,500 Public Records
• 2020-01-17 Sold (MLS) — GBRMLS
• 2019-12-09 Pending — GBRMLS
• 2019-12-02 Price Changed $127,500 GBRMLS
• 2019-10-22 Relisted — GBRMLS
• 2019-10-11 Pending — GBRMLS
• 2019-09-12 Listed $127,500 AcadianaMLS
• 2019-09-12 Listed $129,900 GBRMLS
• 1984-12-20 Sold (Public Records) — Public Records

Property tax history

+37.5%/yr

Latest (2025): $1,462 · -0.5% YoY. Source: county tax records.