10841 Weiner Creek Dr · Baton Rouge, LA 70816

$170,000

3 bd · 3.0 ba · 1,500 sqft · SingleFamily public records · 26 Days on market

Built 1983 Est $206k · 17% 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 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

Completely renovated and ready for its next owner! This home at 10841 Weiner Creek Dr has been fully redone from top to bottom. Major updates are already taken care of, including a brand new roof, updated electrical, new HVAC system, updated plumbing, and a new water heater & acirc; & euro; & rdquo; so you won & acirc; & euro; & trade; t have to worry about the major stuff. Inside, everything has been refreshed with new flooring, new sheetrock, and fresh paint throughout, giving the home a clean, modern feel. The kitchen features all brand new appliances including a refrigerator, dishwasher, oven, and microwave. We also updated the light fixtures throughout the house

Key facts

• Updated electrical
• New flooring
• New water heater

Tags

• NEW ROOF
• UPDATED ELECTRICAL
• NEW HVAC SYSTEM
• UPDATED PLUMBING
• NEW WATER HEATER
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $65 ($776/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 $146k (13.9% below list).
• Recommended offer: $146k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Cedarcrest-Southmoor Elementary School (math 16% / reading 25%, grade F, #439 of 646 statewide, top 68%, 735 students, 72% FRL); Southeast Middle School (math 7% / reading 18%, grade F, #191 of 218 statewide, top 88%, 994 students, 77% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Market conditions: Rents flat; 255 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 26 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $146,406 (13.9% 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: 0.86% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $205,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10815 Stanley Aubin Ln	0.06mi	3/2.0	1,563 (+4%)	3mo	$190,000	$122	84
2901 Caroljack Dr	0.37mi	3/2.0	1,536 (+2%)	2mo	$199,700	$130	73
3224 Seracedar St	0.28mi	3/2.0	1,399 (-7%)	1mo	$224,900	$161	71
3465 Seracedar St	0.12mi	3/2.0	1,573 (+5%)	15mo	$215,000	$137	70
3033 Caroljack Dr	0.26mi	3/2.0	1,609 (+7%)	3mo	$199,999	$124	70
3227 Caroljack Dr	0.14mi	3/2.0	1,298 (-14%)	15mo	$177,400	$137	55
2916 Cavalier Dr	0.41mi	4/2.0 (+1)	1,625 (+8%)	9mo	$180,000	$111	50
11058 Cabot Ave	0.35mi	4/2.0 (+1)	1,687 (+12%)	7mo	$214,900	$127	48
11080 Royal Ascot Ave	0.55mi	3/2.0	1,629 (+9%)	10mo	$265,000	$163	48
4322 Debellevue Dr	0.59mi	3/1.0	1,343 (-10%)	4mo	$220,000	$164	43
3926 Garden View Dr	0.67mi	3/2.0	1,600 (+7%)	17mo	$300,000	$188	40
3968 Garden View Dr	0.69mi	3/2.0	1,639 (+9%)	16mo	$275,000	$168	35

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: -16.8%
• Equity multiple: 0.42×
• Total profit: $-27,528
• Equity at exit: $25,348

10-year hold

• IRR: -14.4%
• Equity multiple: 0.27×
• Total profit: $-34,559
• Equity at exit: $14,698

Cash invested: $47,600 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$891
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $65

Break-even live

Break-even rent $1,382

Max offer price $170,000

Occupancy floor 91%

Sensitivity live

Price	-10% $161	-5% $113	+0% $65	+5% $17	+10% $-32
Rent	-10% $-51	-5% $7	+0% $65	+5% $122	+10% $180
Rate	-1.0pp $150	-0.5pp $108	base $65	+0.5pp $21	+1.0pp $-24

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10642 Stanley Aubin Ln Unit C Baton Rouge, LA	2.0	1.5	1050	$900	$0.86	45d	1	0.07mi
3484 Cedarcrest Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	937	$1,294	$1.38	25d	1	0.21mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	45d	1	0.29mi
10245 Airline Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	898	$1,469	$1.63	16d	14	0.36mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	45d	1	0.36mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,284	$1.53	16d	19	0.54mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,572	$1.59	16d	16	0.58mi
10795 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,287	$1.54	16d	16	0.61mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$2,121	$1.92	16d	10	0.62mi
3938 Garden View Dr Baton Rouge, LA	3.0	2.0	1620	$2,000	$1.23	23d	1	0.68mi
10111 Jefferson Hwy Baton Rouge, LA	3.0	2.5	1877	$2,100	$1.12	25d	1	0.68mi
4188 Jefferson Woods Dr Baton Rouge, LA	2.0	1.5	1200	$1,800	$1.50	45d	1	0.73mi
10286 W Winston Ave Baton Rouge, LA	2.0	1.5	1150	$1,195	$1.04	45d	1	0.73mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	25d	1	0.77mi
9925 Jefferson Hwy Baton Rouge, LA	2.0	2.5	1458	$1,900	$1.30	16d	1	0.78mi
10390 Jefferson Hwy Baton Rouge, LA	1.0–4.0	1.0–2.0	1050	$1,469	$1.40	16d	13	0.79mi
10066 Jefferson Hwy Unit C Baton Rouge, LA	3.0	2.5	1437	$1,250	$0.87	25d	1	0.82mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	45d	1	0.85mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	25d	1	0.85mi
2222 Seracedar Dr Baton Rouge, LA	3.0	2.0	1550	$1,700	$1.10	45d	1	0.86mi
2257 Silverest Ave Baton Rouge, LA	3.0	1.5	1800	$1,700	$0.94	25d	1	0.91mi
2166 Silverest Ave Baton Rouge, LA	3.0	2.0	1640	$1,800	$1.10	25d	1	0.97mi
11111 N Harrells Ferry Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	949	$1,185	$1.25	25d	1	1.09mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.5	2071	$1,900	$0.92	45d	1	1.10mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.0	2071	$1,900	$0.92	21d	1	1.10mi
10854 Woodland Oaks Dr Baton Rouge, LA	3.0	2.0	2084	$2,150	$1.03	16d	1	1.12mi
2001 Red Stick Dr Baton Rouge, LA	3.0	3.0	1559	$2,150	$1.38	25d	1	1.25mi
10655 Woodland Oaks Dr Baton Rouge, LA	3.0	2.0	1852	$2,200	$1.19	16d	1	1.26mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	45d	1	1.27mi
12138 Coursey Blvd #1 Baton Rouge, LA	2.0	1.5	1150	$1,550	$1.35	25d	1	1.30mi
3098 Drusilla Ln Baton Rouge, LA	3.0	1.5	1537	$1,600	$1.04	45d	1	1.35mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,318	$1.27	16d	13	1.41mi

Listing history 30 events

1. 2026-06-22
   days on market $170,000 Active 26 DOM
2. 2026-06-18
   days on market $170,000 Active 23 DOM
3. 2026-06-17
   days on market $170,000 Active 22 DOM
4. 2026-06-16
   days on market $170,000 Active 21 DOM
5. 2026-06-15
   days on market $170,000 Active 20 DOM
6. 2026-06-14
   days on market $170,000 Active 18 DOM
7. 2026-06-10
   days on market $170,000 Active 15 DOM
8. 2026-06-09
   days on market $170,000 Active 14 DOM
9. 2026-06-08
   days on market $170,000 Active 13 DOM
10. 2026-06-07
    days on market $170,000 Active 12 DOM
11. 2026-06-05
    days on market $170,000 Active 9 DOM
12. 2026-06-03
    days on market $170,000 Active 8 DOM
13. 2026-06-02
    days on market $170,000 Active 7 DOM
14. 2026-06-01
    days on market $170,000 Active 6 DOM
15. 2026-05-31
    days on market $170,000 Active 5 DOM
16. 2026-05-31
    days on market $170,000 Active 4 DOM
17. 2026-05-26
    listed $170,000 Active
18. 2024-06-01
    historical
19. 2024-04-29
    status Active
20. 2024-04-03
    status Pending
21. 2024-03-28
    status Active
22. 2024-03-28
    historical
23. 2024-03-20
    status Pending
24. 2024-03-12
    status Active
25. 2024-02-22
    historical
26. 2024-02-15
    status Active
27. 2024-02-02
    status Pending
28. 2023-12-14
    listed $110,000 Active
29. 2023-12-14
    listed $110,000
30. 2005-06-10
    listed $79,900

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $1,556 · $130/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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,569
• − Mortgage interest: −$9,523
• − Property taxes: −$1,556
• − Insurance: −$850
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$4,945
• Taxable loss: −$2,116
• Est. tax savings @ 24.0%: +$508
• After-tax cash flow: $1,283/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

• 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

+112.8% since first listed

14 events — show timeline

• 2026-05-26 Listed $170,000 FSBO.com
• 2024-06-01 Delisted — GBRMLS
• 2024-04-29 Relisted — GBRMLS
• 2024-04-03 Pending — GBRMLS
• 2024-03-28 Relisted — GBRMLS
• 2024-03-28 Delisted — GBRMLS
• 2024-03-20 Pending — GBRMLS
• 2024-03-12 Relisted — GBRMLS
• 2024-02-22 Delisted — GBRMLS
• 2024-02-15 Relisted — GBRMLS
• 2024-02-02 Pending — GBRMLS
• 2023-12-14 Listed $110,000 AcadianaMLS
• 2023-12-14 Listed $110,000 GBRMLS
• 2005-06-10 Listed $79,900 AcadianaMLS

Property tax history

+15.0%/yr

Latest (2025): $1,556 · -0.5% YoY. Source: county tax records.