4808 Doral Dr · Baton Rouge, LA 70816

$205,000

3 bd · 2.0 ba · 1,951 sqft · SingleFamily public records · 235 Days on market

Built 1978 0.28 ac lot Est $314k · 35% under

---

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 +14.0/30.0
• DSCR +4.2/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• 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

THIS HOME HAS BEEN SHORT SALE APPROVED!! MINOR REPAIRS NEEEDED! READY FOR A QUICK CLOSING!!

Key facts

• 0.28 acre lot
• 2 parking spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $27 ($319/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 $180k (12.3% below list).
• Recommended offer: $180k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Rents flat; 250 active listings in the ZIP; 18 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 32% of the median local income ($67k/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 $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

• It's been on market 235 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 10y ago; this cycle's ask has dropped $70k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $179,747 (12.3% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $314,111
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13013 Carrington Place Ave	0.20mi	3/2.0	1,903 (-2%)	7mo	$285,000	$150	80
5431 Parkknoll Place Dr	0.42mi	3/2.0	1,936 (-1%)	1mo	$360,000	$186	78
5003 S Laurel Creek Ct	0.38mi	3/2.0	1,898 (-3%)	2mo	$285,000	$150	76
4817 Shadeland Dr	0.24mi	3/2.0	1,804 (-8%)	2mo	$249,700	$138	74
12829 Stutgart Ave	0.51mi	3/2.0	1,903 (-2%)	1mo	$320,000	$168	72
5144 Perthshire Dr	0.55mi	3/2.0	1,956 (+0%)	4mo	$315,000	$161	70
12522 Stutgart Ave	0.49mi	4/2.0 (+1)	2,014 (+3%)	1mo	$315,000	$156	66
13059 Quail Meadow Dr	0.49mi	3/2.5	2,003 (+3%)	6mo	$350,000	$175	66
4939 Sweet Birch Dr	0.47mi	3/2.0	1,757 (-10%)	2mo	$280,000	$159	60
5638 Hidden Ridge Ln	0.58mi	3/2.0	1,848 (-5%)	7mo	$298,500	$162	59
13128 Bluffton Ave	0.51mi	4/2.5 (+1)	2,050 (+5%)	5mo	$349,900	$171	57
5422 Bayridge Dr	0.54mi	3/2.0	2,193 (+12%)	5mo	$285,000	$130	50

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-36,506
• Equity at exit: $30,566

10-year hold

• IRR: -17.9%
• Equity multiple: 0.15×
• Total profit: $-48,917
• Equity at exit: $17,725

Cash invested: $57,400 (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 70816

• Rents YoY: 0.2%
• Active inventory: 250
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$233 /mo · $2,795/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $27

Break-even live

Break-even rent $1,764

Max offer price $205,000

Occupancy floor 94%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5050 Stumberg Ln Baton Rouge, LA	3.0	2.0	1591	$1,950	$1.23	23d	1	0.19mi
12417 Coursey Blvd Baton Rouge, LA	3.0	2.0	1679	$1,800	$1.07	23d	1	0.28mi
5017 Parkoaks Dr Baton Rouge, LA	3.0	2.0	2107	$1,950	$0.93	44d	1	0.39mi
4138 Stumberg Ln Baton Rouge, LA	3.0	2.0	1477	$1,925	$1.30	44d	1	0.41mi
4126 Stumberg Ln Baton Rouge, LA	3.0	2.0	1480	$2,150	$1.45	14d	1	0.42mi
5113 Sandy Ridge Dr Baton Rouge, LA	3.0	2.0	1812	$1,695	$0.94	21d	1	0.60mi
13675 Coursey Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	951	$1,300	$1.37	44d	23	0.73mi
4644 Grenache Dr Baton Rouge, LA	4.0	3.0	2159	$2,250	$1.04	23d	1	0.79mi
5908 Stumberg Ln #21 Baton Rouge, LA	2.0	2.0	1588	$1,600	$1.01	44d	1	0.91mi
6212 Stumberg Ln Baton Rouge, LA	3.0	2.0	1424	$1,500	$1.05	44d	1	0.93mi
14142 Watercrest Ln Baton Rouge, LA	3.0	3.0	1875	$2,300	$1.23	14d	1	0.95mi
4719 Mendocino Way Baton Rouge, LA	4.0	2.0	1704	$2,200	$1.29	14d	1	1.09mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	23d	1	1.27mi
3948 Preakness Dr Baton Rouge, LA	3.0	2.0	2478	$2,200	$0.89	23d	1	1.42mi
5714 Ardmore Dr Baton Rouge, LA	3.0	2.0	1700	$1,700	$1.00	14d	1	1.44mi
10854 Woodland Oaks Dr Baton Rouge, LA	3.0	2.0	2084	$2,150	$1.03	14d	1	1.47mi
7004 Spring Gardens Dr Baton Rouge, LA	3.0	2.0	1630	$2,000	$1.23	44d	1	1.47mi
15444 Summerwood Ave Baton Rouge, LA	2.0	2.0	1323	$1,650	$1.25	23d	1	1.49mi

Listing history 50 events

1. 2026-06-18
   price $205,000 Active 235 DOM
2. 2026-06-18
   days on market $210,000 Active 235 DOM
3. 2026-06-17
   days on market $210,000 Active 234 DOM
4. 2026-06-16
   days on market $210,000 Active 233 DOM
5. 2026-06-15
   days on market $210,000 Active 232 DOM
6. 2026-06-14
   pricedays on market $210,000 Active 230 DOM
7. 2026-06-10
   days on market $220,000 Active 227 DOM
8. 2026-06-09
   days on market $220,000 Active 226 DOM
9. 2026-06-08
   days on market $220,000 Active 225 DOM
10. 2026-06-07
    days on market $220,000 Active 224 DOM
11. 2026-06-05
    days on market $220,000 Active 221 DOM
12. 2026-06-03
    days on market $220,000 Active 220 DOM
13. 2026-06-02
    days on market $220,000 Active 219 DOM
14. 2026-06-01
    days on market $220,000 Active 218 DOM
15. 2026-05-31
    days on market $220,000 Active 217 DOM
16. 2026-05-31
    statusdays on market $220,000 Active 216 DOM
17. 2026-03-26
    status Pending 91-char remark

    Show marketing remark (91 chars)

    THIS HOME HAS BEEN SHORT SALE APPROVED!! MINOR REPAIRS NEEEDED! READY FOR A QUICK CLOSING!!

18. 2026-03-25
    status Pending
19. 2026-01-26
    price $220,000 91-char remark

    Show marketing remark (91 chars)

    THIS HOME HAS BEEN SHORT SALE APPROVED!! MINOR REPAIRS NEEEDED! READY FOR A QUICK CLOSING!!

20. 2026-01-26
    price $220,000

    Show marketing remark (91 chars)

    THIS HOME HAS BEEN SHORT SALE APPROVED!! MINOR REPAIRS NEEEDED! READY FOR A QUICK CLOSING!!

21. 2025-10-25
    price $225,000 91-char remark

    Show marketing remark (91 chars)

    THIS HOME HAS BEEN SHORT SALE APPROVED!! MINOR REPAIRS NEEEDED! READY FOR A QUICK CLOSING!!

22. 2025-10-25
    price $225,000

    Show marketing remark (91 chars)

    THIS HOME HAS BEEN SHORT SALE APPROVED!! MINOR REPAIRS NEEEDED! READY FOR A QUICK CLOSING!!

23. 2025-10-16
    price $230,000 91-char remark

    Show marketing remark (91 chars)

    THIS HOME HAS BEEN SHORT SALE APPROVED!! MINOR REPAIRS NEEEDED! READY FOR A QUICK CLOSING!!

24. 2025-10-16
    price $230,000

    Show marketing remark (91 chars)

    THIS HOME HAS BEEN SHORT SALE APPROVED!! MINOR REPAIRS NEEEDED! READY FOR A QUICK CLOSING!!

25. 2025-09-05
    price $260,000 91-char remark

    Show marketing remark (91 chars)

    THIS HOME HAS BEEN SHORT SALE APPROVED!! MINOR REPAIRS NEEEDED! READY FOR A QUICK CLOSING!!

26. 2025-09-05
    price $260,000

    Show marketing remark (91 chars)

    THIS HOME HAS BEEN SHORT SALE APPROVED!! MINOR REPAIRS NEEEDED! READY FOR A QUICK CLOSING!!

27. 2025-08-22
    status Active

    Show marketing remark (91 chars)

    THIS HOME HAS BEEN SHORT SALE APPROVED!! MINOR REPAIRS NEEEDED! READY FOR A QUICK CLOSING!!

28. 2025-08-22
    price $270,000

    Show marketing remark (91 chars)

    THIS HOME HAS BEEN SHORT SALE APPROVED!! MINOR REPAIRS NEEEDED! READY FOR A QUICK CLOSING!!

29. 2025-08-22
    price $270,000 91-char remark

    Show marketing remark (91 chars)

    THIS HOME HAS BEEN SHORT SALE APPROVED!! MINOR REPAIRS NEEEDED! READY FOR A QUICK CLOSING!!

30. 2025-08-18
    listed $275,000 91-char remark

    Show marketing remark (91 chars)

    THIS HOME HAS BEEN SHORT SALE APPROVED!! MINOR REPAIRS NEEEDED! READY FOR A QUICK CLOSING!!

31. 2022-08-19
    soldstatus Sold
32. 2022-07-09
    status Pending
33. 2022-07-01
    listed $1,900
34. 2022-06-02
    price $240,000
35. 2022-05-09
    listed $250,000 Active
36. 2022-05-09
    listed $240,000
37. 2019-11-01
    soldstatus
38. 2019-10-24
    historical
39. 2019-10-07
    listed $215,000 Active
40. 2019-10-07
    listed $215,000
41. 2019-10-07
    listed $1,600
42. 2019-07-09
    historical
43. 2019-07-08
    soldstatus
44. 2019-06-20
    price $208,000
45. 2019-06-20
    listed $1,600
46. 2019-05-28
    price $210,000
47. 2019-04-14
    price $212,000
48. 2019-03-25
    price $215,000
49. 2019-02-24
    listed $220,000 Active
50. 2019-02-24
    listed $208,000

ⓘ 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: $2,795 · $233/mo
• Projected year-2 tax: $2,795 · $233/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: $21,570
• − Mortgage interest: −$11,483
• − Property taxes: −$2,795
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$5,964
• Taxable loss: −$3,148
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $1,075/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

+10.1% since first listed

40 events — show timeline

• 2026-03-26 Pending — AcadianaMLS
• 2026-03-25 Pending — GBRMLS
• 2026-01-26 Price Changed $220,000 AcadianaMLS
• 2026-01-26 Price Changed $220,000 GBRMLS
• 2025-10-25 Price Changed $225,000 AcadianaMLS
• 2025-10-25 Price Changed $225,000 GBRMLS
• 2025-10-16 Price Changed $230,000 AcadianaMLS
• 2025-10-16 Price Changed $230,000 GBRMLS
• 2025-09-05 Price Changed $260,000 AcadianaMLS
• 2025-09-05 Price Changed $260,000 GBRMLS
• 2025-08-22 Relisted — GBRMLS
• 2025-08-22 Price Changed $270,000 GBRMLS
• 2025-08-22 Price Changed $270,000 AcadianaMLS
• 2025-08-18 Listed $275,000 AcadianaMLS
• 2022-08-19 Sold (MLS) — GBRMLS
• 2022-07-09 Pending — GBRMLS
• 2022-07-01 Listed $1,900 GBRMLS
• 2022-06-02 Price Changed $240,000 GBRMLS
• 2022-05-09 Listed $240,000 AcadianaMLS
• 2022-05-09 Listed $250,000 GBRMLS
• 2019-11-01 Sold (MLS) — GBRMLS
• 2019-10-24 Delisted — GBRMLS
• 2019-10-07 Listed $1,600 GBRMLS
• 2019-10-07 Listed $215,000 AcadianaMLS
• 2019-10-07 Listed $215,000 GBRMLS
• 2019-07-09 Delisted — GBRMLS
• 2019-07-08 Sold (MLS) — GBRMLS
• 2019-06-20 Price Changed $208,000 GBRMLS
• 2019-06-20 Listed $1,600 GBRMLS
• 2019-05-28 Price Changed $210,000 GBRMLS
• 2019-04-14 Price Changed $212,000 GBRMLS
• 2019-03-25 Price Changed $215,000 GBRMLS
• 2019-02-24 Listed $208,000 AcadianaMLS
• 2019-02-24 Listed $220,000 GBRMLS
• 2016-05-24 Sold (Public Records) $200,000 Public Records
• 2016-05-24 Sold (MLS) — GBRMLS
• 2016-04-15 Pending — GBRMLS
• 2016-04-12 Listed $199,900 GBRMLS
• 2016-04-11 Listed $199,900 AcadianaMLS
• 1995-08-17 Sold (Public Records) — Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,795 · +4.7% YoY. Source: county tax records.