11121 Cypress Dale Ave · Baton Rouge, LA 70807

$109,900

4 bd · 1.5 ba · 1,730 sqft · SingleFamily public records · 131 Days on market

Built 1977 7,840 sqft lot $64/sqft · 30% below area Est $171k · 36% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Spacious 4 bedroom 1.5 bathroom brick-ranch style residence. Contains living room plus large bonus room with fireplace. Fenced-in shaded backyard.

Key facts

• Fenced-in backyard
• 7,840 sq ft lot
• Built 1977

Tags

• LIVING ROOM FIREPLACE
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: 101 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,510/mo this rent would consume 66% of the median local household income ($28k/yr) (locally 1092% 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 (-0.9%/yr); year-one equity from $760 of loan paydown is wiped out by about $957 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.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y ago; this cycle's ask is 22% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $55k; list at $110k implies a 100% gain — meaningful room to come down on a strong offer.

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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 1977 — 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. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.50%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $170,704
• List price: $109,900
• Delta: -35.62%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11121 Cypress Dale Ave	0.00mi	4/1.5	1,875 (+8%)	0mo	$109,900	$59	86
3802 Gregworth Dr	0.04mi	3/2.0 (-1)	1,845 (+7%)	2mo	$177,000	$96	79
5029 Clark St	0.73mi	3/2.0 (-1)	1,558 (-10%)	2mo	$210,000	$135	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.63×
• Total profit: $19,347
• Equity at exit: $27,209

10-year hold

• IRR: 19.5%
• Equity multiple: 2.99×
• Total profit: $61,286
• Equity at exit: $29,155

Cash invested: $30,772 (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 70807

• Home prices YoY: -1.1%
• Active inventory: 101
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$147 /mo · $1,767/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $423

Break-even live

Break-even rent $974

Max offer price $109,900

Occupancy floor 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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12246 Palmyra Dr Baton Rouge, LA	3.0	1.0	1054	$1,095	$1.04	43d	1	1.01mi
5744 Guice Dr Baton Rouge, LA	4.0	2.0	1840	$1,750	$0.95	14d	1	1.27mi
1648 Kildeer St Baton Rouge, LA	3.0	2.0	1450	$1,025	$0.71	21d	1	1.45mi

Listing history 26 events

1. 2026-05-19
   status Pending 146-char remark

   Show marketing remark (146 chars)

   Spacious 4 bedroom 1.5 bathroom brick-ranch style residence. Contains living room plus large bonus room with fireplace. Fenced-in shaded backyard.

2. 2026-05-19
   status Pending 146-char remark

   Show marketing remark (146 chars)

   Spacious 4 bedroom 1.5 bathroom brick-ranch style residence. Contains living room plus large bonus room with fireplace. Fenced-in shaded backyard.

3. 2026-05-01
   status Active 146-char remark

   Show marketing remark (146 chars)

   Spacious 4 bedroom 1.5 bathroom brick-ranch style residence. Contains living room plus large bonus room with fireplace. Fenced-in shaded backyard.

4. 2026-05-01
   status Active 146-char remark

   Show marketing remark (146 chars)

   Spacious 4 bedroom 1.5 bathroom brick-ranch style residence. Contains living room plus large bonus room with fireplace. Fenced-in shaded backyard.

5. 2026-03-18
   status Pending 146-char remark

   Show marketing remark (146 chars)

   Spacious 4 bedroom 1.5 bathroom brick-ranch style residence. Contains living room plus large bonus room with fireplace. Fenced-in shaded backyard.

6. 2026-03-18
   status Pending 146-char remark

   Show marketing remark (146 chars)

   Spacious 4 bedroom 1.5 bathroom brick-ranch style residence. Contains living room plus large bonus room with fireplace. Fenced-in shaded backyard.

7. 2026-03-03
   price $109,900 146-char remark

   Show marketing remark (146 chars)

   Spacious 4 bedroom 1.5 bathroom brick-ranch style residence. Contains living room plus large bonus room with fireplace. Fenced-in shaded backyard.

8. 2026-03-03
   price $109,900 146-char remark

   Show marketing remark (146 chars)

   Spacious 4 bedroom 1.5 bathroom brick-ranch style residence. Contains living room plus large bonus room with fireplace. Fenced-in shaded backyard.

9. 2026-01-07
   price $121,000 146-char remark

   Show marketing remark (146 chars)

   Spacious 4 bedroom 1.5 bathroom brick-ranch style residence. Contains living room plus large bonus room with fireplace. Fenced-in shaded backyard.

10. 2026-01-07
    price $121,000 146-char remark

    Show marketing remark (146 chars)

    Spacious 4 bedroom 1.5 bathroom brick-ranch style residence. Contains living room plus large bonus room with fireplace. Fenced-in shaded backyard.

11. 2025-11-25
    listed $90,000 Active 146-char remark

    Show marketing remark (146 chars)

    Spacious 4 bedroom 1.5 bathroom brick-ranch style residence. Contains living room plus large bonus room with fireplace. Fenced-in shaded backyard.

12. 2025-11-24
    listed $90,000 Active 146-char remark

    Show marketing remark (146 chars)

    Spacious 4 bedroom 1.5 bathroom brick-ranch style residence. Contains living room plus large bonus room with fireplace. Fenced-in shaded backyard.

13. 2024-07-17
    soldstatus $55,003
14. 2023-12-07
    soldstatus $1,224,235
15. 2012-08-10
    soldstatus
16. 2012-07-11
    listed $41,900
17. 2012-07-11
    listed $41,900
18. 2011-01-30
    listed $58,000
19. 2011-01-30
    listed $58,000
20. 2007-03-05
    soldstatus
21. 2007-02-15
    soldstatus $117,900
22. 2006-06-11
    listed $116,900
23. 2006-06-11
    listed $116,900
24. 2004-07-22
    soldstatus
25. 2004-04-14
    listed $64,900
26. 2004-04-14
    listed $64,900

ⓘ 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: $1,767 · $147/mo
• Projected year-2 tax: $1,767 · $147/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,115
• − Mortgage interest: −$6,156
• − Property taxes: −$1,767
• − Insurance: −$550
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$3,197
• Taxable income: $3,547
• Est. tax owed @ 24.0%: −$851
• After-tax cash flow: $4,227/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): 15,300
• Household income: $27,534
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1092.0

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: Predominantly Black (91%)
• Race & ethnicity: Black 91% Two or more races 6% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▼ -0.87%
• Current HPI: 78.3629
• Rent YoY: —
• 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

+69.3% since first listed

26 events — show timeline

• 2026-05-19 Pending — AcadianaMLS
• 2026-05-19 Pending — GBRMLS
• 2026-05-01 Relisted — AcadianaMLS
• 2026-05-01 Relisted — GBRMLS
• 2026-03-18 Pending — AcadianaMLS
• 2026-03-18 Pending — GBRMLS
• 2026-03-03 Price Changed $109,900 AcadianaMLS
• 2026-03-03 Price Changed $109,900 GBRMLS
• 2026-01-07 Price Changed $121,000 AcadianaMLS
• 2026-01-07 Price Changed $121,000 GBRMLS
• 2025-11-25 Listed $90,000 GBRMLS
• 2025-11-24 Listed $90,000 AcadianaMLS
• 2024-07-17 Sold (Public Records) $55,003 Public Records
• 2023-12-07 Sold (Public Records) $1,224,235 Public Records
• 2012-08-10 Sold (MLS) — GBRMLS
• 2012-07-11 Listed $41,900 GBRMLS
• 2012-07-11 Listed $41,900 AcadianaMLS
• 2011-01-30 Listed $58,000 AcadianaMLS
• 2011-01-30 Listed $58,000 GBRMLS
• 2007-03-05 Sold (MLS) — GBRMLS
• 2007-02-15 Sold (Public Records) $117,900 Public Records
• 2006-06-11 Listed $116,900 AcadianaMLS
• 2006-06-11 Listed $116,900 GBRMLS
• 2004-07-22 Sold (MLS) — GBRMLS
• 2004-04-14 Listed $64,900 AcadianaMLS
• 2004-04-14 Listed $64,900 GBRMLS

Property tax history

+2.4%/yr

Latest (2025): $1,767 · +4.7% YoY. Source: county tax records.