4198 Jefferson Woods Dr · Inniswold, LA 70809

$98,500

2 bd · 1.5 ba · 1,116 sqft · SingleFamily · 16 Days on market

Built 1997 871 sqft lot Est $180k · 45% under $184/mo HOA · 13% of rent ↓ 22% since listing

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Why this score? — see what drove the B 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 +26.9/30.0
• ARV discount +15.0/15.0
• 1% rule +9.9/10.0
• DSCR +9.3/10.0
• Livability +3.5/5.0
• 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

Investor Special! 2-bedroom, 1.5-bath townhome in the Jefferson Hwy./Bluebonnet corridor. This property offers strong potential for renovation to flip or rent. Features include a living room with a fireplace, laminate flooring, and tall ceilings. The kitchen opens to the dining area, with a convenient half bath and in-unit laundry nearby. Primary bedroom features a bay window; second bedroom shares a Jack-and-Jill bath. Additional highlights: double carport, privacy patio, fenced yard, landscaped exterior, and enclosed patio with storm doors. Ready for your updates-- Prime opportunity for investors or buyers looking to build equity!

Key facts

• Laminate flooring
• Tall ceilings
• In-unit laundry

Tags

• LIVING ROOM WITH FIREPLACE
• LAMINATE FLOORING
• TALL CEILINGS
• KITCHEN OPENS TO DINING AREA
• IN-UNIT LAUNDRY
• BAY WINDOW

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.0% in Inniswold — 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 69/100 on livability (#79 in LA) — a middle-class / working-renter tenant base. Strengths: crime A, housing B+, employment B; 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 (+2.2%/yr); 254 active listings in the ZIP; 28 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $681 of loan paydown is wiped out by about $3k 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 16 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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.

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 $97,022 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.49% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $179,676
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10066 Jefferson Hwy Unit A	0.18mi	2/2.5	1,060 (-5%)	2mo	$115,000	$108	78
4334 Bea Dr	0.17mi	3/1.5 (+1)	1,155 (+4%)	13mo	$185,500	$161	71
4938 Idlewood Dr	0.56mi	3/1.5 (+1)	1,045 (-6%)	7mo	$179,000	$171	52
10196 Oliphant Rd	0.54mi	3/2.0 (+1)	1,186 (+6%)	9mo	$198,000	$167	50
3564 Partridge Ln	0.69mi	3/1.5 (+1)	1,028 (-8%)	20mo	$120,000	$117	33

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $325
• Equity at exit: $14,687

10-year hold

• IRR: 9.0%
• Equity multiple: 1.66×
• Total profit: $18,290
• Equity at exit: $8,516

Cash invested: $27,580 (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 70809

• Rents YoY: 2.2%
• Active inventory: 254
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$517
• Tax from tax record: −$143 /mo · $1,719/yr
• Insurance: −$41
• HOA: −$184
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $273

Break-even live

Break-even rent $1,120

Max offer price $98,500

Occupancy floor 76%

Sensitivity live

Price	-10% $328	-5% $301	+0% $273	+5% $245	+10% $217
Rent	-10% $157	-5% $215	+0% $273	+5% $331	+10% $388
Rate	-1.0pp $322	-0.5pp $298	base $273	+0.5pp $247	+1.0pp $221

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4188 Jefferson Woods Dr Baton Rouge, LA	2.0	1.5	1200	$1,800	$1.50	44d	1	0.04mi
9925 Jefferson Hwy Baton Rouge, LA	2.0	2.5	1458	$1,900	$1.30	15d	1	0.06mi
10066 Jefferson Hwy Unit C Baton Rouge, LA	3.0	2.5	1437	$1,250	$0.87	24d	1	0.19mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$1,888	$1.71	15d	10	0.21mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,213	$1.22	15d	16	0.31mi
10296 W Winston Ave #8 Baton Rouge, LA	1.0	1.0	750	$1,200	$1.60	15d	1	0.38mi
10390 Jefferson Hwy Baton Rouge, LA	1.0–4.0	1.0–2.0	1050	$1,244	$1.18	15d	13	0.41mi
10286 W Winston Ave Baton Rouge, LA	2.0	1.5	1150	$1,195	$1.04	44d	1	0.44mi
10438 Jefferson Hwy Unit G Baton Rouge, LA	1.0	1.0	930	$1,195	$1.28	44d	1	0.52mi
10245 Airline Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	898	$1,469	$1.63	15d	14	0.60mi
10642 Stanley Aubin Ln Unit C Baton Rouge, LA	2.0	1.5	1050	$900	$0.86	44d	1	0.71mi
4085 Fleet Dr Baton Rouge, LA	3.0	1.5	1000	$1,400	$1.40	19d	1	0.71mi
3484 Cedarcrest Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	937	$1,122	$1.20	24d	1	0.73mi
10280 Janice St Unit 11 Baton Rouge, LA	1.0	1.0	800	$600	$0.75	44d	1	0.75mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	24d	1	0.89mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	840	$1,450	$1.73	44d	1	0.93mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	24d	1	0.93mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	44d	1	1.02mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	44d	1	1.12mi
8732 Jefferson Hwy #7 Baton Rouge, LA	2.0	2.5	1200	$1,700	$1.42	24d	1	1.22mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,284	$1.53	15d	19	1.31mi
11550 Southfork Ave Baton Rouge, LA	2.0	2.0	1020	$1,300	$1.27	24d	2	1.32mi
10795 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,287	$1.54	15d	16	1.33mi
11555 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	825	$1,370	$1.66	15d	22	1.33mi
5960 Siegen Ln Baton Rouge, LA	1.0–2.0	1.0–2.0	1006	$1,386	$1.38	15d	8	1.35mi
10707 Industriplex Blvd Baton Rouge, LA	1.0–4.0	1.0–2.0	1127	$1,349	$1.20	15d	9	1.36mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,096	$1.06	15d	13	1.43mi
4155 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1140	$1,511	$1.33	15d	12	1.46mi

HOA detail

• Monthly dues: $184 · $2,208/yr

Listing history 15 events

1. 2026-04-03
   status Pending 640-char remark

   Show marketing remark (640 chars)

   Investor Special! 2-bedroom, 1.5-bath townhome in the Jefferson Hwy./Bluebonnet corridor. This property offers strong potential for renovation to flip or rent. Features include a living room with a fireplace, laminate flooring, and tall ceilings. The kitchen opens to the dining area, with a convenient half bath and in-unit laundry nearby. Primary bedroom features a bay window; second bedroom shares a Jack-and-Jill bath. Additional highlights: double carport, privacy patio, fenced yard, landscaped exterior, and enclosed patio with storm doors. Ready for your updates-- Prime opportunity for investors or buyers looking to build equity!

2. 2026-04-03
   status Pending

   Show marketing remark (640 chars)

   Investor Special! 2-bedroom, 1.5-bath townhome in the Jefferson Hwy./Bluebonnet corridor. This property offers strong potential for renovation to flip or rent. Features include a living room with a fireplace, laminate flooring, and tall ceilings. The kitchen opens to the dining area, with a convenient half bath and in-unit laundry nearby. Primary bedroom features a bay window; second bedroom shares a Jack-and-Jill bath. Additional highlights: double carport, privacy patio, fenced yard, landscaped exterior, and enclosed patio with storm doors. Ready for your updates-- Prime opportunity for investors or buyers looking to build equity!

3. 2026-03-18
   listed $98,500 Active

   Show marketing remark (640 chars)

   Investor Special! 2-bedroom, 1.5-bath townhome in the Jefferson Hwy./Bluebonnet corridor. This property offers strong potential for renovation to flip or rent. Features include a living room with a fireplace, laminate flooring, and tall ceilings. The kitchen opens to the dining area, with a convenient half bath and in-unit laundry nearby. Primary bedroom features a bay window; second bedroom shares a Jack-and-Jill bath. Additional highlights: double carport, privacy patio, fenced yard, landscaped exterior, and enclosed patio with storm doors. Ready for your updates-- Prime opportunity for investors or buyers looking to build equity!

4. 2026-03-18
   listed $98,500 Active 640-char remark

   Show marketing remark (640 chars)

   Investor Special! 2-bedroom, 1.5-bath townhome in the Jefferson Hwy./Bluebonnet corridor. This property offers strong potential for renovation to flip or rent. Features include a living room with a fireplace, laminate flooring, and tall ceilings. The kitchen opens to the dining area, with a convenient half bath and in-unit laundry nearby. Primary bedroom features a bay window; second bedroom shares a Jack-and-Jill bath. Additional highlights: double carport, privacy patio, fenced yard, landscaped exterior, and enclosed patio with storm doors. Ready for your updates-- Prime opportunity for investors or buyers looking to build equity!

5. 2017-06-19
   soldstatus $134,000
6. 2017-06-16
   soldstatus Sold 880-char remark

   Show marketing remark (880 chars)

   Stylish townhome in highly sought after Jefferson Hwy. /Bluebonnet corridor. Lots of light from bay window for the living room which also features a fireplace, laminate flooring and tall ceilings. Kitchen, with its convection electric range, microwave, dishwasher and garbage disposal overlooks dining room with a strategically place half bath and laundry area nearby. Refrigerator is included. The master bedroom also features a bay window (much in the styling of San Francisco townhomes from which this development takes it name) and is separated from the second bedroom by a jack 'n jill bath. Unit features a nice privacy patio and double carport. Air conditioning new in 2016. You can purchase this one with no money down (It's approved by Rural Development) and also is a true townhome so can be FHA or conventional financing. Only Townhome in this price range in this area!

7. 2017-04-20
   status Pending 880-char remark

   Show marketing remark (880 chars)

   Stylish townhome in highly sought after Jefferson Hwy. /Bluebonnet corridor. Lots of light from bay window for the living room which also features a fireplace, laminate flooring and tall ceilings. Kitchen, with its convection electric range, microwave, dishwasher and garbage disposal overlooks dining room with a strategically place half bath and laundry area nearby. Refrigerator is included. The master bedroom also features a bay window (much in the styling of San Francisco townhomes from which this development takes it name) and is separated from the second bedroom by a jack 'n jill bath. Unit features a nice privacy patio and double carport. Air conditioning new in 2016. You can purchase this one with no money down (It's approved by Rural Development) and also is a true townhome so can be FHA or conventional financing. Only Townhome in this price range in this area!

8. 2017-04-12
   listed $138,500 Active 880-char remark

   Show marketing remark (880 chars)

   Stylish townhome in highly sought after Jefferson Hwy. /Bluebonnet corridor. Lots of light from bay window for the living room which also features a fireplace, laminate flooring and tall ceilings. Kitchen, with its convection electric range, microwave, dishwasher and garbage disposal overlooks dining room with a strategically place half bath and laundry area nearby. Refrigerator is included. The master bedroom also features a bay window (much in the styling of San Francisco townhomes from which this development takes it name) and is separated from the second bedroom by a jack 'n jill bath. Unit features a nice privacy patio and double carport. Air conditioning new in 2016. You can purchase this one with no money down (It's approved by Rural Development) and also is a true townhome so can be FHA or conventional financing. Only Townhome in this price range in this area!

9. 2017-04-12
   listed $138,500

   Show marketing remark (880 chars)

   Stylish townhome in highly sought after Jefferson Hwy. /Bluebonnet corridor. Lots of light from bay window for the living room which also features a fireplace, laminate flooring and tall ceilings. Kitchen, with its convection electric range, microwave, dishwasher and garbage disposal overlooks dining room with a strategically place half bath and laundry area nearby. Refrigerator is included. The master bedroom also features a bay window (much in the styling of San Francisco townhomes from which this development takes it name) and is separated from the second bedroom by a jack 'n jill bath. Unit features a nice privacy patio and double carport. Air conditioning new in 2016. You can purchase this one with no money down (It's approved by Rural Development) and also is a true townhome so can be FHA or conventional financing. Only Townhome in this price range in this area!

10. 2008-04-22
    soldstatus
11. 2008-04-22
    soldstatus $138,000
12. 2008-01-16
    listed $145,000
13. 2008-01-16
    listed $145,000
14. 2008-01-16
    listed $145,000
15. 2005-11-02
    soldstatus $125,900

ⓘ 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: $1,719 · $143/mo
• Projected year-2 tax: $1,719 · $143/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 (unshaded) · 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,582
• − Mortgage interest: −$5,518
• − Property taxes: −$1,719
• − Insurance: −$492
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − HOA: −$2,208
• − Depreciation: −$2,865
• Taxable income: $1,967
• Est. tax owed @ 24.0%: −$472
• After-tax cash flow: $2,800/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 — Inniswold

• Score: 69/100
• State rank: #79
• US rank: #8943

Category grades

Amenities F Commute F Cost of living C+ Crime A Employment B Housing B+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: East Baton Rouge Parish · 399,686 people
• City population: 25,649
• Metro: Baton Rouge, LA
• Population (ZIP): 25,732
• Household income: $79,967
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 830.0

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 0.56)
• Race & ethnicity: White 62% Black 23% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -205.49%
• Current HPI: 154.7018
• Rent YoY: ▲ 2.16%
• 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

-21.8% since first listed

15 events — show timeline

• 2026-04-03 Pending — AcadianaMLS
• 2026-04-03 Pending — GBRMLS
• 2026-03-18 Listed $98,500 GBRMLS
• 2026-03-18 Listed $98,500 AcadianaMLS
• 2017-06-19 Sold (Public Records) $134,000 Public Records
• 2017-06-16 Sold (MLS) — GBRMLS
• 2017-04-20 Pending — GBRMLS
• 2017-04-12 Listed $138,500 GBRMLS
• 2017-04-12 Listed $138,500 AcadianaMLS
• 2008-04-22 Sold (Public Records) $138,000 Public Records
• 2008-04-22 Sold (MLS) — GSREIN
• 2008-01-16 Listed $145,000 GSREIN
• 2008-01-16 Listed $145,000 AcadianaMLS
• 2008-01-16 Listed $145,000 AcadianaMLS
• 2005-11-02 Sold (Public Records) $125,900 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,719 · -0.5% YoY. Source: county tax records.