4620 Southwind Dr · Baton Rouge, LA 70816

$200,000

3 bd · 2.0 ba · 1,696 sqft · SingleFamily public records · 1 Days on market

Built 1999 0.28 ac lot Est $254k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• 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

Opportunity awaits in this charming 3-bedroom, 2-bath home situated on a spacious lot with a fully fenced backyard. While some updates could further enhance the property, several improvements have already been completed, including an updated kitchen, newer laminate flooring throughout the main living areas and bedrooms, and durable ceramic tile flooring in the kitchen and bathrooms. The inviting living room features a vaulted ceiling, exposed brick fireplace, and plenty of natural light, creating a warm and welcoming atmosphere. The spacious kitchen offers painted cabinetry, stainless steel appliances including a gas range and dishwasher, ample counter space, and room for gathering. Step outside to enjoy the oversized covered patio overlooking the private backyard mature trees offer awesome shade. WHOLE HOME generator, 8 ft privacy fence in rear yard. Gate across the drive way. Rear 2 car carport & storage garage with roll up door. A great opportunity for buyers seeking value, space, and the chance to make a home their own. Age of roof is unknown. Flood Zone X. Make appointment for private showing today.

Key facts

• Updated kitchen
• 0.28 acre lot
• 2 parking spots

Tags

• FULLY FENCED BACKYARD
• UPDATED KITCHEN
• NEWER LAMINATE FLOORING
• CERAMIC TILE FLOORING
• EXPOSED BRICK FIREPLACE
• OVERSIZED COVERED PATIO

Property features AI

Exterior

• Parking: 2 parking spaces total; 2-space carport
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family detached residence; Residential property
• Construction: Frame and brick construction; Composition roof; Slab foundation; Built on level topography
• Exterior features: Covered patio; Outdoor lighting; Full privacy wood fence; Level lot

Interior

• Kitchen: Range; Oven; Dishwasher; Stainless steel appliances; Gas water heater
• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Cathedral ceilings; Beamed ceilings; Walk-in closets; Window treatments; Wood-burning fireplace
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $38 ($452/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 $168k (16.1% below list).
• Recommended offer: $168k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.2% 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.
• Zoned schools: Parkview Elementary School (math 47% / reading 64%, grade C, #89 of 646 statewide, top 14%, 539 students, 68% 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 flat; 255 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• 4 sale attempts since 12y 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.
• Current owner paid $155k; 29% 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 $167,812 (16.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.84% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $254,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4817 Shadeland Dr	0.13mi	3/2.0	1,804 (+6%)	2mo	$249,700	$138	81
4939 Sweet Birch Dr	0.27mi	3/2.0	1,757 (+4%)	2mo	$280,000	$159	80
4637 Tartan Dr	0.10mi	3/2.0	1,813 (+7%)	7mo	$219,000	$121	78
4212 Stumberg Ln	0.38mi	3/2.0	1,639 (-3%)	2mo	$219,000	$134	75
4634 Doral Dr	0.21mi	4/2.0 (+1)	1,867 (+10%)	8mo	$180,000	$96	62
12829 Stutgart Ave	0.46mi	3/2.0	1,903 (+12%)	1mo	$320,000	$168	58
13013 Carrington Place Ave	0.43mi	3/2.0	1,903 (+12%)	7mo	$285,000	$150	54
5130 Stumberg Ln	0.39mi	4/2.5 (+1)	1,516 (-11%)	8mo	$225,000	$148	51
5431 Parkknoll Place Dr	0.55mi	3/2.0	1,936 (+14%)	1mo	$360,000	$186	50
5003 S Laurel Creek Ct	0.61mi	3/2.0	1,898 (+12%)	2mo	$285,000	$150	50
4130 Country Glen Dr	0.66mi	3/2.0	1,530 (-10%)	6mo	$225,000	$147	47
5638 Hidden Ridge Ln	0.70mi	3/2.0	1,848 (+9%)	7mo	$298,500	$162	47

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 · 0.16% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.38×
• Total profit: $-34,705
• Equity at exit: $29,821

10-year hold

• IRR: -16.5%
• Equity multiple: 0.19×
• Total profit: $-45,341
• Equity at exit: $17,292

Cash invested: $56,000 (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 70816

• Rents YoY: 0.2%
• Active inventory: 255
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$156 /mo · $1,871/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $38

Break-even live

Break-even rent $1,630

Max offer price $200,000

Occupancy floor 93%

Sensitivity live

Price	-10% $151	-5% $94	+0% $38	+5% $-19	+10% $-76
Rent	-10% $-95	-5% $-29	+0% $38	+5% $104	+10% $170
Rate	-1.0pp $138	-0.5pp $89	base $38	+0.5pp $-14	+1.0pp $-67

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12417 Coursey Blvd Baton Rouge, LA	3.0	2.0	1679	$1,800	$1.07	25d	1	0.10mi
12138 Coursey Blvd #1 Baton Rouge, LA	2.0	1.5	1150	$1,550	$1.35	25d	1	0.26mi
5017 Parkoaks Dr Baton Rouge, LA	3.0	2.0	2107	$1,950	$0.93	45d	1	0.31mi
4360 Stumberg Ln Baton Rouge, LA	2.0	2.5	1100	$1,300	$1.18	45d	1	0.35mi
5050 Stumberg Ln Baton Rouge, LA	3.0	2.0	1591	$1,950	$1.23	25d	1	0.36mi
4138 Stumberg Ln Baton Rouge, LA	3.0	2.0	1477	$1,925	$1.30	45d	1	0.37mi
4126 Stumberg Ln Baton Rouge, LA	3.0	2.0	1480	$2,150	$1.45	16d	1	0.40mi
12784 Brogdon Ln Unit 12784-H Baton Rouge, LA	2.0	2.0	1100	$1,100	$1.00	45d	1	0.44mi
5159 S Oaks Dr Baton Rouge, LA	2.0	2.5	1200	$1,500	$1.25	45d	1	0.48mi
5113 Sandy Ridge Dr Baton Rouge, LA	3.0	2.0	1812	$1,695	$0.94	23d	1	0.80mi
4644 Grenache Dr Baton Rouge, LA	4.0	3.0	2159	$2,250	$1.04	25d	1	0.88mi
13675 Coursey Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	951	$1,300	$1.37	45d	23	0.88mi
5908 Stumberg Ln #21 Baton Rouge, LA	2.0	2.0	1588	$1,600	$1.01	45d	1	1.04mi
6212 Stumberg Ln Baton Rouge, LA	3.0	2.0	1424	$1,500	$1.05	45d	1	1.07mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	25d	1	1.09mi
14142 Watercrest Ln Baton Rouge, LA	3.0	3.0	1875	$2,300	$1.23	16d	1	1.10mi
4719 Mendocino Way Baton Rouge, LA	4.0	2.0	1704	$2,200	$1.29	16d	1	1.23mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	45d	1	1.33mi
10854 Woodland Oaks Dr Baton Rouge, LA	3.0	2.0	2084	$2,150	$1.03	16d	1	1.34mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	45d	1	1.36mi
10655 Woodland Oaks Dr Baton Rouge, LA	3.0	2.0	1852	$2,200	$1.19	16d	1	1.44mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,284	$1.53	16d	19	1.47mi

Listing history 3 events

1. 2026-06-22
   status $200,000 Active 1 DOM
2. 2026-06-14
   remarks 699-char remark
3. 2026-06-14
   listed $200,000 Pending 1 DOM

ⓘ 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: $1,871 · $156/mo
• Projected year-2 tax: $1,871 · $156/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: $20,137
• − Mortgage interest: −$11,203
• − Property taxes: −$1,871
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$5,818
• Taxable loss: −$2,977
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $1,166/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): 45,718
• Household income: $67,353
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 2162.0

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 0.67)
• Race & ethnicity: Black 41% White 38% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 1% Hispanic 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 9% Chinese 1% Other Indo-European 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: ▼ -161.21%
• Current HPI: 157.3823
• Rent YoY: ▲ 0.16%
• 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

+25.1% since first listed

9 events — show timeline

• 2026-06-13 Pending — AcadianaMLS
• 2026-06-13 Pending — GBRMLS
• 2026-06-12 Listed $200,000 GBRMLS
• 2026-06-12 Listed $200,000 AcadianaMLS
• 2015-01-22 Sold (Public Records) $155,000 Public Records
• 2015-01-20 Sold (MLS) — GBRMLS
• 2014-09-19 Listed $159,900 AcadianaMLS
• 2014-09-19 Listed $159,900 GBRMLS
• 1979-02-07 Sold (Public Records) — Public Records

Property tax history

+24.0%/yr

Latest (2025): $1,871 · +4.7% YoY. Source: county tax records.