10151 Sandhill Ct · Baton Rouge, LA 70809

$379,500

4 bd · 3.0 ba · 2,578 sqft · SingleFamily public records · 371 Days on market

Built 2005 9,147 sqft lot $147/sqft · 27% above area Est $367k · at est. $25/mo HOA · 1% of rent

---

Why this score? — see what drove the C- 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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +6.0/15.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• 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

Step inside to discover oversized rooms, abundant storage, and charming features throughout this beautiful home! The amazing 500 square foot sunroom overlooking the beautifully landscaped back yard is the showstopper for this beautifully maintained 4-bedroom, 3-bathroom home with over 3,160 sq ft of comfortable living space. The sunken living room creates a cozy vibe, while the formal dining room shines with crown molding and natural light. There's a private bedroom and bath downstairs, the primary suite with it's huge bathroom are on the second floor, with the laundry. The sunroom overlooks an amazingly landscaped back yard with fruit trees, lighting, and a privacy fence. There's also a shed and a whole-house generator, with built-ins in the garage. See this one in person!!

Key facts

• Landscaped backyard
• Private bedroom
• Full bath

Tags

• LANDSCAPED BACKYARD
• PRIVATE BEDROOM
• FULL BATH
• KEEPING ROOM
• BREAKFAST AREA
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $380k).
• Recommended offer: $334k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Woodlawn Elementary (math 37% / reading 56%, grade D-, #159 of 646 statewide, top 25%, 718 students, 65% 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 rising (+2.2%/yr); 259 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $4,020/mo this rent would consume 60% of the median local household income ($80k/yr) (locally 830% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 371 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $265k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $333,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 371 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.06% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (median comp): $367,019
• List price: $379,500
• Delta: 3.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10043 High Pines Dr	0.16mi	5/3.0 (+1)	2,821 (+9%)	19mo	$339,000	$120	56
9044 Thistle Ridge Dr	0.73mi	3/2.5 (-1)	2,480 (-4%)	15mo	$375,000	$151	40

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-45,305
• Equity at exit: $56,585

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-27,264
• Equity at exit: $32,812

Cash invested: $106,260 (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: 259
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $4,020 medium
• Mortgage (P&I): −$1,990
• Tax from tax record: −$272 /mo · $3,266/yr
• Insurance: −$158
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$25
• Vacancy / Maint / Mgmt: −$844
• Net cashflow: $304

Break-even live

Break-even rent $3,635

Max offer price $379,500

Occupancy floor 87%

Sensitivity live

Price	-10% $519	-5% $411	+0% $304	+5% $196	+10% $89
Rent	-10% $-14	-5% $145	+0% $304	+5% $463	+10% $621
Rate	-1.0pp $495	-0.5pp $400	base $304	+0.5pp $205	+1.0pp $105

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: $94,875
• Closing costs: $11,385
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16756 Amberwood Dr Baton Rouge, LA	3.0	3.5	3522	$5,500	$1.56	25d	1	1.13mi
7671 Dearborne Dr Baton Rouge, LA	3.0	2.0	1886	$4,000	$2.12	25d	1	1.28mi
17951 Grand Cypress Creek Ave Baton Rouge, LA	3.0	2.0	2880	$5,000	$1.74	21d	1	1.42mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 33 events

1. 2026-06-22
   days on market $379,500 Active 371 DOM
2. 2026-06-18
   days on market $379,500 Active 368 DOM
3. 2026-06-17
   days on market $379,500 Active 367 DOM
4. 2026-06-16
   days on market $379,500 Active 366 DOM
5. 2026-06-15
   days on market $379,500 Active 365 DOM
6. 2026-06-14
   days on market $379,500 Active 363 DOM
7. 2026-06-10
   days on market $379,500 Active 360 DOM
8. 2026-06-09
   days on market $379,500 Active 359 DOM
9. 2026-06-08
   days on market $379,500 Active 358 DOM
10. 2026-06-07
    days on market $379,500 Active 357 DOM
11. 2026-06-05
    days on market $379,500 Active 354 DOM
12. 2026-06-03
    days on market $379,500 Active 353 DOM
13. 2026-06-02
    days on market $379,500 Active 352 DOM
14. 2026-06-01
    days on market $379,500 Active 351 DOM
15. 2026-05-31
    days on market $379,500 Active 350 DOM
16. 2026-05-31
    days on market $379,500 Active 349 DOM
17. 2025-10-04
    price $379,500 785-char remark

    Show marketing remark (785 chars)

    Step inside to discover oversized rooms, abundant storage, and charming features throughout this beautiful home! The amazing 500 square foot sunroom overlooking the beautifully landscaped back yard is the showstopper for this beautifully maintained 4-bedroom, 3-bathroom home with over 3,160 sq ft of comfortable living space. The sunken living room creates a cozy vibe, while the formal dining room shines with crown molding and natural light. There's a private bedroom and bath downstairs, the primary suite with it's huge bathroom are on the second floor, with the laundry. The sunroom overlooks an amazingly landscaped back yard with fruit trees, lighting, and a privacy fence. There's also a shed and a whole-house generator, with built-ins in the garage. See this one in person!!

18. 2025-10-04
    price $379,500 785-char remark

    Show marketing remark (785 chars)

    Step inside to discover oversized rooms, abundant storage, and charming features throughout this beautiful home! The amazing 500 square foot sunroom overlooking the beautifully landscaped back yard is the showstopper for this beautifully maintained 4-bedroom, 3-bathroom home with over 3,160 sq ft of comfortable living space. The sunken living room creates a cozy vibe, while the formal dining room shines with crown molding and natural light. There's a private bedroom and bath downstairs, the primary suite with it's huge bathroom are on the second floor, with the laundry. The sunroom overlooks an amazingly landscaped back yard with fruit trees, lighting, and a privacy fence. There's also a shed and a whole-house generator, with built-ins in the garage. See this one in person!!

19. 2025-08-09
    price $382,500 785-char remark

    Show marketing remark (785 chars)

    Step inside to discover oversized rooms, abundant storage, and charming features throughout this beautiful home! The amazing 500 square foot sunroom overlooking the beautifully landscaped back yard is the showstopper for this beautifully maintained 4-bedroom, 3-bathroom home with over 3,160 sq ft of comfortable living space. The sunken living room creates a cozy vibe, while the formal dining room shines with crown molding and natural light. There's a private bedroom and bath downstairs, the primary suite with it's huge bathroom are on the second floor, with the laundry. The sunroom overlooks an amazingly landscaped back yard with fruit trees, lighting, and a privacy fence. There's also a shed and a whole-house generator, with built-ins in the garage. See this one in person!!

20. 2025-08-09
    price $382,500 785-char remark

    Show marketing remark (785 chars)

    Step inside to discover oversized rooms, abundant storage, and charming features throughout this beautiful home! The amazing 500 square foot sunroom overlooking the beautifully landscaped back yard is the showstopper for this beautifully maintained 4-bedroom, 3-bathroom home with over 3,160 sq ft of comfortable living space. The sunken living room creates a cozy vibe, while the formal dining room shines with crown molding and natural light. There's a private bedroom and bath downstairs, the primary suite with it's huge bathroom are on the second floor, with the laundry. The sunroom overlooks an amazingly landscaped back yard with fruit trees, lighting, and a privacy fence. There's also a shed and a whole-house generator, with built-ins in the garage. See this one in person!!

21. 2025-06-15
    price $385,000 785-char remark

    Show marketing remark (785 chars)

    Step inside to discover oversized rooms, abundant storage, and charming features throughout this beautiful home! The amazing 500 square foot sunroom overlooking the beautifully landscaped back yard is the showstopper for this beautifully maintained 4-bedroom, 3-bathroom home with over 3,160 sq ft of comfortable living space. The sunken living room creates a cozy vibe, while the formal dining room shines with crown molding and natural light. There's a private bedroom and bath downstairs, the primary suite with it's huge bathroom are on the second floor, with the laundry. The sunroom overlooks an amazingly landscaped back yard with fruit trees, lighting, and a privacy fence. There's also a shed and a whole-house generator, with built-ins in the garage. See this one in person!!

22. 2025-06-15
    price $385,000 785-char remark

    Show marketing remark (785 chars)

    Step inside to discover oversized rooms, abundant storage, and charming features throughout this beautiful home! The amazing 500 square foot sunroom overlooking the beautifully landscaped back yard is the showstopper for this beautifully maintained 4-bedroom, 3-bathroom home with over 3,160 sq ft of comfortable living space. The sunken living room creates a cozy vibe, while the formal dining room shines with crown molding and natural light. There's a private bedroom and bath downstairs, the primary suite with it's huge bathroom are on the second floor, with the laundry. The sunroom overlooks an amazingly landscaped back yard with fruit trees, lighting, and a privacy fence. There's also a shed and a whole-house generator, with built-ins in the garage. See this one in person!!

23. 2025-06-15
    listed $380,000 Active 785-char remark

    Show marketing remark (785 chars)

    Step inside to discover oversized rooms, abundant storage, and charming features throughout this beautiful home! The amazing 500 square foot sunroom overlooking the beautifully landscaped back yard is the showstopper for this beautifully maintained 4-bedroom, 3-bathroom home with over 3,160 sq ft of comfortable living space. The sunken living room creates a cozy vibe, while the formal dining room shines with crown molding and natural light. There's a private bedroom and bath downstairs, the primary suite with it's huge bathroom are on the second floor, with the laundry. The sunroom overlooks an amazingly landscaped back yard with fruit trees, lighting, and a privacy fence. There's also a shed and a whole-house generator, with built-ins in the garage. See this one in person!!

24. 2025-06-15
    listed $380,000 Active 785-char remark

    Show marketing remark (785 chars)

    Step inside to discover oversized rooms, abundant storage, and charming features throughout this beautiful home! The amazing 500 square foot sunroom overlooking the beautifully landscaped back yard is the showstopper for this beautifully maintained 4-bedroom, 3-bathroom home with over 3,160 sq ft of comfortable living space. The sunken living room creates a cozy vibe, while the formal dining room shines with crown molding and natural light. There's a private bedroom and bath downstairs, the primary suite with it's huge bathroom are on the second floor, with the laundry. The sunroom overlooks an amazingly landscaped back yard with fruit trees, lighting, and a privacy fence. There's also a shed and a whole-house generator, with built-ins in the garage. See this one in person!!

25. 2019-11-27
    soldstatus Sold
26. 2019-11-27
    soldstatus $265,000
27. 2019-11-07
    status Pending
28. 2019-10-22
    price $280,000
29. 2019-07-14
    listed $287,000 Active
30. 2019-07-14
    listed $280,000
31. 2005-08-18
    soldstatus
32. 2005-02-22
    listed $194,350
33. 2005-02-22
    listed $194,350

ⓘ 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: $3,266 · $272/mo
• Projected year-2 tax: $3,266 · $272/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 AE · 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,239
• − Mortgage interest: −$21,258
• − Property taxes: −$3,266
• − Insurance: −$7,016
• − Repairs & maintenance: −$3,859
• − Management: −$3,859
• − HOA: −$300
• − Depreciation: −$11,040
• Taxable loss: −$2,359
• Est. tax savings @ 24.0%: +$566
• After-tax cash flow: $4,211/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): 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

+95.3% since first listed

17 events — show timeline

• 2025-10-04 Price Changed $379,500 AcadianaMLS
• 2025-10-04 Price Changed $379,500 GBRMLS
• 2025-08-09 Price Changed $382,500 GBRMLS
• 2025-08-09 Price Changed $382,500 AcadianaMLS
• 2025-06-15 Price Changed $385,000 AcadianaMLS
• 2025-06-15 Price Changed $385,000 GBRMLS
• 2025-06-15 Listed $380,000 GBRMLS
• 2025-06-15 Listed $380,000 AcadianaMLS
• 2019-11-27 Sold (Public Records) $265,000 Public Records
• 2019-11-27 Sold (MLS) — GBRMLS
• 2019-11-07 Pending — GBRMLS
• 2019-10-22 Price Changed $280,000 GBRMLS
• 2019-07-14 Listed $280,000 AcadianaMLS
• 2019-07-14 Listed $287,000 GBRMLS
• 2005-08-18 Sold (MLS) — GBRMLS
• 2005-02-22 Listed $194,350 GBRMLS
• 2005-02-22 Listed $194,350 AcadianaMLS

Property tax history

+2.4%/yr

Latest (2025): $3,266 · -0.5% YoY. Source: county tax records.