1328 Havenwood Dr · Baton Rouge, LA 70815

$230,000

3 bd · 2.5 ba · 2,532 sqft · SingleFamily public records · 1 Days on market

Built 1966 0.31 ac lot $91/sqft · 19% below area Est $297k · 23% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• 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

Located in the established Sherwood Forest East area of Baton Rouge, this spacious property offers incredible potential with solid bones, generous living space, and a rare private setting. Known for its mature trees, large lots, and convenient access to shopping, dining, and major roadways, Sherwood Forest remains a well-established neighborhood with timeless appeal. This 3 bedroom, 2 bath home is well maintained and in great condition, ready for your personal updates and design touches. Major improvements include a NEW roof and gutters installed in 2025. The home did NOT flood in 2016 and does not require flood insurance. A standout feature is the attached guest studio apartment connected to the garage, complete with a large bedroom, built-in shelving, kitchenette, and full bath with shower -- ideal for guests, extended family, private office space, or rental potential. The fully fenced backyard offers exceptional privacy as the property backs directly to the former golf course, creating a peaceful setting with no rear neighbors.

Key facts

• Large lots
• Private setting
• Mature trees

Tags

• PRIVATE SETTING
• MATURE TREES
• LARGE LOTS
• FULLY FENCED BACKYARD
• BACKS TO FORMER GOLF COURSE

Property features AI

Finance

• Other: Guest house and shed(s) on the property; Lot dimensions approximately 90 x 150 (about 0.31 acres)
• HOA & community: Homeowners association present

Exterior

• Parking: Garage with rear-facing door and automatic opener
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Single-story detached single family residence; Residential property; Located in Sherwood Forest East subdivision; Directions: Between Sherwood Forest Blvd and S Flannery off Old Hammond Hwy
• Construction: Brick construction; Slab foundation
• Exterior features: Patio; Fenced yard (Chain link, Full, Vinyl)

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Gas log fireplace; Smoke detector(s)
• Laundry & utility: Laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $198k (14.0% below list).
• Recommended offer: $198k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 165 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 ($59k/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 $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,839 (14.0% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

• ARV (median comp): $297,473
• List price: $230,000
• Delta: -22.68%
• 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
1328 Havenwood Dr	0.00mi	3/2.5	2,644 (+4%)	0mo	$230,000	$87	92
1346 Havenwood Dr	0.02mi	4/2.5 (+1)	2,328 (-8%)	2mo	$200,900	$86	79
12424 E Sheraton Ave	0.22mi	4/2.5 (+1)	2,464 (-3%)	8mo	$224,900	$91	74
12543 Warwick Ave	0.32mi	4/2.5 (+1)	2,700 (+7%)	4mo	$319,900	$118	65
12053 Foxshire Ct	0.36mi	3/3.5	2,717 (+7%)	2mo	$299,000	$110	65
11725 Glenhaven Dr	0.66mi	3/2.0	2,406 (-5%)	1mo	$215,000	$89	58
12511 E Robinhood Dr	0.75mi	4/2.0 (+1)	2,525 (-0%)	4mo	$249,900	$99	54
846 Westbrook Dr	0.31mi	4/2.5 (+1)	2,200 (-13%)	6mo	$375,000	$170	53
11146 Goodwood Blvd	0.66mi	4/2.5 (+1)	2,685 (+6%)	3mo	$270,000	$101	52
1165 S Tinley Dr	0.64mi	4/2.0 (+1)	2,395 (-5%)	3mo	$215,900	$90	51
379 Wilton Dr	0.71mi	4/3.0 (+1)	2,419 (-4%)	7mo	$289,000	$119	46
12265 Parkwood Dr	0.46mi	4/3.0 (+1)	2,157 (-15%)	3mo	$310,000	$144	44

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-29,407
• Equity at exit: $34,294

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-15,657
• Equity at exit: $19,886

Cash invested: $64,400 (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 70815

• Active inventory: 165
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$137 /mo · $1,638/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $124

Break-even live

Break-even rent $1,821

Max offer price $230,000

Occupancy floor 89%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10965 Goodwood Blvd Baton Rouge, LA	4.0	3.0	2934	$2,500	$0.85	14d	1	0.78mi
583 Fall River Dr Baton Rouge, LA	4.0	2.0	2050	$2,100	$1.02	14d	1	1.08mi
583 Fall River Dr Baton Rouge, LA	4.0	2.0	2050	$2,100	$1.02	23d	1	1.08mi
282 Allan Dr Baton Rouge, LA	3.0	2.0	1810	$2,000	$1.10	23d	1	1.20mi
12119 Mallory Ave Baton Rouge, LA	4.0	2.5	2345	$2,300	$0.98	14d	1	1.21mi
532 Glenway Dr Baton Rouge, LA	3.0	2.0	1780	$1,950	$1.10	23d	1	1.26mi

Listing history 5 events

1. 2026-05-16
   status Pending 1046-char remark

   Show marketing remark (1046 chars)

   Located in the established Sherwood Forest East area of Baton Rouge, this spacious property offers incredible potential with solid bones, generous living space, and a rare private setting. Known for its mature trees, large lots, and convenient access to shopping, dining, and major roadways, Sherwood Forest remains a well-established neighborhood with timeless appeal. This 3 bedroom, 2 bath home is well maintained and in great condition, ready for your personal updates and design touches. Major improvements include a NEW roof and gutters installed in 2025. The home did NOT flood in 2016 and does not require flood insurance. A standout feature is the attached guest studio apartment connected to the garage, complete with a large bedroom, built-in shelving, kitchenette, and full bath with shower -- ideal for guests, extended family, private office space, or rental potential. The fully fenced backyard offers exceptional privacy as the property backs directly to the former golf course, creating a peaceful setting with no rear neighbors.

2. 2026-05-16
   status Pending 1051-char remark

   Show marketing remark (1046 chars)

   Located in the established Sherwood Forest East area of Baton Rouge, this spacious property offers incredible potential with solid bones, generous living space, and a rare private setting. Known for its mature trees, large lots, and convenient access to shopping, dining, and major roadways, Sherwood Forest remains a well-established neighborhood with timeless appeal. This 3 bedroom, 2 bath home is well maintained and in great condition, ready for your personal updates and design touches. Major improvements include a NEW roof and gutters installed in 2025. The home did NOT flood in 2016 and does not require flood insurance. A standout feature is the attached guest studio apartment connected to the garage, complete with a large bedroom, built-in shelving, kitchenette, and full bath with shower -- ideal for guests, extended family, private office space, or rental potential. The fully fenced backyard offers exceptional privacy as the property backs directly to the former golf course, creating a peaceful setting with no rear neighbors.

3. 2026-05-14
   listed $230,000 Active 1046-char remark

   Show marketing remark (1046 chars)

   Located in the established Sherwood Forest East area of Baton Rouge, this spacious property offers incredible potential with solid bones, generous living space, and a rare private setting. Known for its mature trees, large lots, and convenient access to shopping, dining, and major roadways, Sherwood Forest remains a well-established neighborhood with timeless appeal. This 3 bedroom, 2 bath home is well maintained and in great condition, ready for your personal updates and design touches. Major improvements include a NEW roof and gutters installed in 2025. The home did NOT flood in 2016 and does not require flood insurance. A standout feature is the attached guest studio apartment connected to the garage, complete with a large bedroom, built-in shelving, kitchenette, and full bath with shower -- ideal for guests, extended family, private office space, or rental potential. The fully fenced backyard offers exceptional privacy as the property backs directly to the former golf course, creating a peaceful setting with no rear neighbors.

4. 2026-05-14
   listed $230,000 Active 1051-char remark

   Show marketing remark (1046 chars)

   Located in the established Sherwood Forest East area of Baton Rouge, this spacious property offers incredible potential with solid bones, generous living space, and a rare private setting. Known for its mature trees, large lots, and convenient access to shopping, dining, and major roadways, Sherwood Forest remains a well-established neighborhood with timeless appeal. This 3 bedroom, 2 bath home is well maintained and in great condition, ready for your personal updates and design touches. Major improvements include a NEW roof and gutters installed in 2025. The home did NOT flood in 2016 and does not require flood insurance. A standout feature is the attached guest studio apartment connected to the garage, complete with a large bedroom, built-in shelving, kitchenette, and full bath with shower -- ideal for guests, extended family, private office space, or rental potential. The fully fenced backyard offers exceptional privacy as the property backs directly to the former golf course, creating a peaceful setting with no rear neighbors.

5. 1992-08-03
   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: $1,638 · $137/mo
• Projected year-2 tax: $1,638 · $137/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 · 20 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: $23,741
• − Mortgage interest: −$12,884
• − Property taxes: −$1,638
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$6,691
• Taxable loss: −$2,420
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $2,074/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): 31,024
• Household income: $59,254
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1461.0

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 0.68)
• Race & ethnicity: Black 48% White 25% Hispanic / Latino 16% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Estonian 1% Iranian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 14% Vietnamese 5% Arabic 2%

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: ▼ -145.28%
• Current HPI: 181.3654
• 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

+0.0% since first listed

7 events — show timeline

• 2026-06-12 Sold (MLS) — AcadianaMLS
• 2026-06-12 Sold (MLS) — GBRMLS
• 2026-05-16 Pending — AcadianaMLS
• 2026-05-16 Pending — GBRMLS
• 2026-05-14 Listed $230,000 AcadianaMLS
• 2026-05-14 Listed $230,000 GBRMLS
• 1992-08-03 Sold (Public Records) — Public Records

Property tax history

+20.9%/yr

Latest (2025): $1,638 · +4.4% YoY. Source: county tax records.