10566 Goodwood Blvd · Baton Rouge, LA 70815

$225,000

3 bd · 2.0 ba · 1,920 sqft · SingleFamily public records · 54 Days on market

Built 1965 0.38 ac lot $117/sqft · 10% below area Est $238k · 5% under

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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 +13.3/30.0
• ARV discount +9.9/15.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• 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

Charming 3 bedroom 2 baths located in beautiful Goodwood subdivision. Home would be excellent for first time homeowners or great investment opportunity. Spacious open floor plan with beautiful hardwood flooring, fireplace in corner living room area, huge kitchen with large cabinet space and island looking out at the extra large backyard with deck wonderful for entertaining or family gatherings. Don't forget to check out the oversized storage area located next to the covered double parking area.

Key facts

• Hardwood flooring
• Open floor plan
• Huge kitchen

Tags

• OPEN FLOOR PLAN
• HARDWOOD FLOORING
• FIREPLACE
• HUGE KITCHEN
• LARGE CABINET SPACE
• ISLAND

Property features AI

Finance

• Other: Located in Broadmoor Terrace subdivision; Directions: South side of Goodwood Blvd between Allyson and Melanie

Exterior

• Parking: Carport (2 spaces); 2 total parking spaces
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family detached home; One-story
• Construction: Brick construction; Slab foundation
• Exterior features: Deck; Patio; Porch; Wood fencing; 110 x 150 lot dimensions; Approximately 0.38 acre lot

Interior

• Flooring: Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Wood flooring; Fireplace
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $2 ($22/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 $186k (17.3% below list).
• Recommended offer: $186k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 17 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 38% 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

• It's been on market 54 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 24y ago; this cycle's ask has dropped $60k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $156k; 44% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,094 (17.3% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (median comp): $237,727
• List price: $225,000
• Delta: -5.35%
• 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
10431 Goodwood Blvd	0.11mi	3/2.0	2,000 (+4%)	8mo	$248,000	$124	81
1330 Sharp Rd	0.31mi	3/2.5	1,847 (-4%)	9mo	$164,900	$89	70
935 Marilyn Dr	0.37mi	4/2.0 (+1)	2,007 (+4%)	4mo	$289,000	$144	66
575 Lonita St	0.36mi	3/2.0	1,768 (-8%)	10mo	$189,000	$107	62
1464 Wellington Dr	0.70mi	3/2.0	1,917 (-0%)	8mo	$260,000	$136	61
9760 Judi Ave	0.70mi	3/2.0	2,005 (+4%)	3mo	$250,000	$125	58
1535 W Bellridge Dr	0.51mi	4/2.5 (+1)	2,071 (+8%)	4mo	$267,000	$129	53
1874 Stonegate Ct	0.69mi	3/2.0	1,754 (-9%)	2mo	$195,000	$111	52
1595 Bellfort Dr	0.73mi	4/2.0 (+1)	2,088 (+9%)	2mo	$180,000	$86	44
9823 S Riveroaks Dr	0.64mi	3/2.0	1,679 (-13%)	6mo	$199,900	$119	44
9525 Southmoor Dr	0.74mi	3/2.0	2,198 (+14%)	6mo	$295,000	$134	36
11213 Major Oak Dr	0.74mi	4/2.0 (+1)	2,140 (+12%)	9mo	$199,900	$93	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-36,370
• Equity at exit: $33,548

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-31,625
• Equity at exit: $19,454

Cash invested: $63,000 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$195 /mo · $2,336/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $2

Break-even live

Break-even rent $1,859

Max offer price $225,000

Occupancy floor 95%

Sensitivity live

Price	-10% $129	-5% $65	+0% $2	+5% $-62	+10% $-126
Rent	-10% $-145	-5% $-72	+0% $2	+5% $75	+10% $149
Rate	-1.0pp $115	-0.5pp $59	base $2	+0.5pp $-57	+1.0pp $-116

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 Lonita St Baton Rouge, LA	3.0	2.0	1678	$1,900	$1.13	24d	1	0.24mi
9922 N Parkview Dr Baton Rouge, LA	3.0	2.0	1847	$2,500	$1.35	44d	1	0.47mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.5	2071	$1,900	$0.92	44d	1	0.78mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.0	2071	$1,900	$0.92	19d	1	0.78mi
9540 Lindale Ave Unit A Baton Rouge, LA	3.0	2.5	1655	$1,900	$1.15	24d	1	0.78mi
2166 Silverest Ave Baton Rouge, LA	3.0	2.0	1640	$1,800	$1.10	24d	1	0.88mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	44d	1	0.89mi
2001 Red Stick Dr Baton Rouge, LA	3.0	3.0	1559	$2,150	$1.38	24d	1	0.89mi
2222 Seracedar Dr Baton Rouge, LA	3.0	2.0	1550	$1,700	$1.10	44d	1	0.91mi
2257 Silverest Ave Baton Rouge, LA	3.0	1.5	1800	$1,700	$0.94	24d	1	0.93mi
344 Burgess Pl Baton Rouge, LA	3.0	2.0	1295	$1,675	$1.29	24d	1	0.99mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	22d	1	1.08mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	15d	1	1.08mi
9152 Woodbine St Baton Rouge, LA	4.0	2.0	2322	$2,200	$0.95	44d	1	1.08mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	44d	1	1.08mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	24d	1	1.08mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,318	$1.27	15d	13	1.33mi

Listing history 38 events

1. 2026-06-18
   days on market $225,000 Active 54 DOM
2. 2026-06-18
   price $225,000 Active 53 DOM
3. 2026-06-17
   days on market $289,500 Active 53 DOM

   Show marketing remark (499 chars)

   Charming 3 bedroom 2 baths located in beautiful Goodwood subdivision. Home would be excellent for first time homeowners or great investment opportunity. Spacious open floor plan with beautiful hardwood flooring, fireplace in corner living room area, huge kitchen with large cabinet space and island looking out at the extra large backyard with deck wonderful for entertaining or family gatherings. Don't forget to check out the oversized storage area located next to the covered double parking area.

4. 2026-06-16
   days on market $289,500 Active 52 DOM
5. 2026-06-15
   days on market $289,500 Active 51 DOM
6. 2026-06-14
   days on market $289,500 Active 49 DOM
7. 2026-06-10
   days on market $289,500 Active 46 DOM
8. 2026-06-09
   days on market $289,500 Active 45 DOM
9. 2026-06-08
   days on market $289,500 Active 44 DOM
10. 2026-06-07
    days on market $289,500 Active 43 DOM
11. 2026-06-05
    days on market $289,500 Active 40 DOM
12. 2026-06-03
    days on market $289,500 Active 39 DOM
13. 2026-06-02
    days on market $289,500 Active 38 DOM
14. 2026-06-01
    days on market $289,500 Active 37 DOM
15. 2026-05-31
    days on market $289,500 Active 36 DOM
16. 2026-05-31
    days on market $289,500 Active 35 DOM
17. 2026-04-25
    price $289,500 499-char remark

    Show marketing remark (499 chars)

    Charming 3 bedroom 2 baths located in beautiful Goodwood subdivision. Home would be excellent for first time homeowners or great investment opportunity. Spacious open floor plan with beautiful hardwood flooring, fireplace in corner living room area, huge kitchen with large cabinet space and island looking out at the extra large backyard with deck wonderful for entertaining or family gatherings. Don't forget to check out the oversized storage area located next to the covered double parking area.

18. 2026-04-25
    listed $285,500 Active 499-char remark

    Show marketing remark (499 chars)

    Charming 3 bedroom 2 baths located in beautiful Goodwood subdivision. Home would be excellent for first time homeowners or great investment opportunity. Spacious open floor plan with beautiful hardwood flooring, fireplace in corner living room area, huge kitchen with large cabinet space and island looking out at the extra large backyard with deck wonderful for entertaining or family gatherings. Don't forget to check out the oversized storage area located next to the covered double parking area.

19. 2026-04-25
    listed $289,500 Active 499-char remark

    Show marketing remark (499 chars)

    Charming 3 bedroom 2 baths located in beautiful Goodwood subdivision. Home would be excellent for first time homeowners or great investment opportunity. Spacious open floor plan with beautiful hardwood flooring, fireplace in corner living room area, huge kitchen with large cabinet space and island looking out at the extra large backyard with deck wonderful for entertaining or family gatherings. Don't forget to check out the oversized storage area located next to the covered double parking area.

20. 2019-10-01
    soldstatus
21. 2019-08-21
    listed $1,550
22. 2012-08-10
    soldstatus
23. 2012-08-10
    soldstatus $156,000
24. 2012-05-10
    listed $159,900
25. 2012-05-10
    listed $159,900
26. 2011-08-03
    listed $170,000
27. 2011-08-03
    listed $170,000
28. 2006-08-15
    soldstatus
29. 2006-08-15
    soldstatus $150,000
30. 2006-03-08
    listed $149,000
31. 2006-03-08
    listed $149,000
32. 2003-07-07
    listed $149,900
33. 2003-07-07
    listed $149,900
34. 2002-09-27
    listed $180,000
35. 2002-09-27
    listed $180,000
36. 2002-07-02
    soldstatus
37. 2002-04-15
    listed $102,000
38. 2002-04-15
    listed $102,000

ⓘ 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: $2,336 · $195/mo
• Projected year-2 tax: $2,336 · $195/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 · 19 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: $22,331
• − Mortgage interest: −$12,603
• − Property taxes: −$2,336
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$6,545
• Taxable loss: −$3,852
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $946/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

+120.6% since first listed

24 events — show timeline

• 2026-06-17 Price Changed $225,000 AcadianaMLS
• 2026-06-17 Price Changed $225,000 GBRMLS
• 2026-04-25 Price Changed $289,500 GBRMLS
• 2026-04-25 Listed $285,500 GBRMLS
• 2026-04-25 Listed $289,500 AcadianaMLS
• 2019-10-01 Sold (MLS) — GBRMLS
• 2019-08-21 Listed $1,550 GBRMLS
• 2012-08-10 Sold (Public Records) $156,000 Public Records
• 2012-08-10 Sold (MLS) — GBRMLS
• 2012-05-10 Listed $159,900 AcadianaMLS
• 2012-05-10 Listed $159,900 GBRMLS
• 2011-08-03 Listed $170,000 AcadianaMLS
• 2011-08-03 Listed $170,000 GBRMLS
• 2006-08-15 Sold (Public Records) $150,000 Public Records
• 2006-08-15 Sold (MLS) — GBRMLS
• 2006-03-08 Listed $149,000 GBRMLS
• 2006-03-08 Listed $149,000 AcadianaMLS
• 2003-07-07 Listed $149,900 AcadianaMLS
• 2003-07-07 Listed $149,900 GBRMLS
• 2002-09-27 Listed $180,000 AcadianaMLS
• 2002-09-27 Listed $180,000 GBRMLS
• 2002-07-02 Sold (MLS) — GBRMLS
• 2002-04-15 Listed $102,000 GBRMLS
• 2002-04-15 Listed $102,000 AcadianaMLS

Property tax history

+2.7%/yr

Latest (2025): $2,336 · +4.5% YoY. Source: county tax records.