14138 Pinehurst Ave · Baton Rouge, LA 70817

$199,900

3 bd · 3.0 ba · 2,490 sqft · SingleFamily public records · 27 Days on market

Built 1977 3,484 sqft lot $4/mo HOA

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• 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

Investor special with tons of potential! This spacious two-story home is ready for the right buyer to bring it back to life. The upstairs offers a bonus room (possible fourth bedroom) full bathroom, along with a large media/game room with wet bar that opens to a balcony -- perfect for entertaining, relaxing or reimagined for a studio apartment. The main floor offers 3 bedrooms, 2 bathrooms, a formal dining room, an eat-in kitchen, and a cozy fireplace in the living area. The home does need repairs and updates, including flooring, paint, and general clean-up, making it an excellent opportunity for investors, flippers, or buyers looking to customize a property to their vision. As you enter the property, you'll find a large open outdoor courtyard area ideal for creating a peaceful gathering space. Additional features include a two-car garage with extra storage space. Conveniently located near Woman's Hospital with easy access to shopping, dining, and medical facilities.

Key facts

• Wet bar
• Two car garage
• 3,484 sq ft lot

Tags

• LARGE MEDIA GAME ROOM
• WET BAR
• OUTDOOR COURTYARD AREA
• TWO CAR GARAGE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $45; Community park

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer; Cable connected
• Home design: Detached single-family residence; Residential property
• Construction: Wood siding; Shingle roof; Slab foundation; Built using wood siding
• Exterior features: Balcony; Enclosed porch/patio

Interior

• Kitchen: Eat-in kitchen
• Flooring: Tile; Ceramic tile; Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air; Window unit(s); Ceiling fan(s)
• Interior features: Wet bar; Walk-in closets; Eat-in kitchen; High ceilings; Fireplace
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 rising (+2.0%/yr); 360 active listings in the ZIP; 7 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).
• This rent runs 32% of the median local income ($103k/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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.38% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.20%
• DSCR: 1.72
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $505,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14013 Spalding Way	0.24mi	3/2.5	2,457 (-1%)	1mo	$541,895	$221	83
14332 Farris Dr	0.13mi	4/3.0 (+1)	2,400 (-4%)	3mo	$486,945	$203	81
14021 Spalding Way	0.24mi	4/3.5 (+1)	2,435 (-2%)	0mo	$495,000	$203	78
14228 Lovell Ct	0.10mi	4/3.0 (+1)	2,416 (-3%)	11mo	$526,955	$218	76
14113 Pinehurst Ave	0.05mi	3/2.5	2,224 (-11%)	8mo	$239,900	$108	71
14238 Haile Way	0.07mi	4/3.0 (+1)	2,260 (-9%)	8mo	$527,400	$233	69
14427 Spalding Way	0.24mi	4/3.0 (+1)	2,261 (-9%)	2mo	$477,542	$211	67
14005 Spalding Way	0.25mi	4/3.0 (+1)	2,650 (+6%)	11mo	$518,921	$196	63
8601 Foxfield Dr	0.71mi	3/2.5	2,484 (-0%)	3mo	$400,000	$161	62
8461 Grand View Dr	0.54mi	3/2.0	2,356 (-5%)	9mo	$385,000	$163	54
13612 Kimbleton Ave	0.68mi	4/2.5 (+1)	2,593 (+4%)	8mo	$399,000	$154	48
8519 Foxfield Dr	0.65mi	2/2.5 (-1)	2,285 (-8%)	9mo	$397,500	$174	41

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.24×
• Total profit: $13,203
• Equity at exit: $29,806

10-year hold

• IRR: 14.6%
• Equity multiple: 2.13×
• Total profit: $63,244
• Equity at exit: $17,284

Cash invested: $55,972 (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 70817

• Rents YoY: 2.0%
• Active inventory: 360
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,757 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$287 /mo · $3,444/yr
• Insurance: −$83
• HOA: −$4
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $756

Break-even live

Break-even rent $1,801

Max offer price $199,900

Occupancy floor 68%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7671 Dearborne Dr Baton Rouge, LA	3.0	2.0	1886	$4,000	$2.12	23d	1	0.22mi
7004 Spring Gardens Dr Baton Rouge, LA	3.0	2.0	1630	$2,000	$1.23	44d	1	0.94mi
7441 Quorum Dr Baton Rouge, LA	4.0	2.0	1861	$2,000	$1.07	23d	1	0.95mi
15616 Council Ave Baton Rouge, LA	3.0	2.0	2163	$2,200	$1.02	14d	1	1.11mi
5908 Stumberg Ln #21 Baton Rouge, LA	2.0	2.0	1588	$1,600	$1.01	44d	1	1.28mi
6714 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2082	$2,400	$1.15	14d	1	1.42mi
6708 Tiger Pointe Dr Baton Rouge, LA	4.0	2.5	2367	$2,500	$1.06	23d	1	1.42mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 37 events

1. 2026-06-18
   days on market $199,900 Active 27 DOM
2. 2026-06-17
   days on market $199,900 Active 26 DOM
3. 2026-06-16
   days on market $199,900 Active 25 DOM
4. 2026-06-15
   days on market $199,900 Active 24 DOM
5. 2026-06-14
   days on market $199,900 Active 22 DOM
6. 2026-06-10
   days on market $199,900 Active 19 DOM
7. 2026-06-09
   days on market $199,900 Active 18 DOM
8. 2026-06-08
   days on market $199,900 Active 17 DOM
9. 2026-06-07
   days on market $199,900 Active 16 DOM
10. 2026-06-05
    days on market $199,900 Active 13 DOM
11. 2026-06-03
    days on market $199,900 Active 12 DOM
12. 2026-06-02
    days on market $199,900 Active 11 DOM
13. 2026-06-01
    days on market $199,900 Active 10 DOM
14. 2026-05-31
    days on market $199,900 Active 9 DOM
15. 2026-05-31
    days on market $199,900 Active 8 DOM
16. 2026-05-22
    listed $199,900 Active 981-char remark

    Show marketing remark (981 chars)

    Investor special with tons of potential! This spacious two-story home is ready for the right buyer to bring it back to life. The upstairs offers a bonus room (possible fourth bedroom) full bathroom, along with a large media/game room with wet bar that opens to a balcony -- perfect for entertaining, relaxing or reimagined for a studio apartment. The main floor offers 3 bedrooms, 2 bathrooms, a formal dining room, an eat-in kitchen, and a cozy fireplace in the living area. The home does need repairs and updates, including flooring, paint, and general clean-up, making it an excellent opportunity for investors, flippers, or buyers looking to customize a property to their vision. As you enter the property, you'll find a large open outdoor courtyard area ideal for creating a peaceful gathering space. Additional features include a two-car garage with extra storage space. Conveniently located near Woman's Hospital with easy access to shopping, dining, and medical facilities.

17. 2026-05-22
    listed $199,900 Active

    Show marketing remark (981 chars)

    Investor special with tons of potential! This spacious two-story home is ready for the right buyer to bring it back to life. The upstairs offers a bonus room (possible fourth bedroom) full bathroom, along with a large media/game room with wet bar that opens to a balcony -- perfect for entertaining, relaxing or reimagined for a studio apartment. The main floor offers 3 bedrooms, 2 bathrooms, a formal dining room, an eat-in kitchen, and a cozy fireplace in the living area. The home does need repairs and updates, including flooring, paint, and general clean-up, making it an excellent opportunity for investors, flippers, or buyers looking to customize a property to their vision. As you enter the property, you'll find a large open outdoor courtyard area ideal for creating a peaceful gathering space. Additional features include a two-car garage with extra storage space. Conveniently located near Woman's Hospital with easy access to shopping, dining, and medical facilities.

18. 2025-05-26
    price $208,000
19. 2025-05-26
    price $208,000
20. 2025-05-26
    price $199,900
21. 2025-05-26
    price $199,900
22. 2025-01-13
    price $208,000
23. 2025-01-13
    price $208,000
24. 2024-12-11
    listed $215,000 Active
25. 2024-12-11
    historical
26. 2024-11-19
    listed $215,000 Active
27. 2024-11-19
    listed $215,000 Active
28. 2022-11-11
    historical
29. 2022-09-13
    price $217,500
30. 2022-08-24
    listed $225,000 Active
31. 2022-08-24
    listed $217,500
32. 2012-08-09
    soldstatus $175,000
33. 2006-06-23
    soldstatus $199,000
34. 2006-06-23
    soldstatus $199,000
35. 2006-06-21
    soldstatus
36. 2006-02-10
    listed $199,900
37. 2006-02-10
    listed $199,900

ⓘ 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: $3,444 · $287/mo
• Projected year-2 tax: $3,444 · $287/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: $33,090
• − Mortgage interest: −$11,198
• − Property taxes: −$3,444
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,647
• − Management: −$2,647
• − HOA: −$48
• − Depreciation: −$5,815
• Taxable income: $6,291
• Est. tax owed @ 24.0%: −$1,510
• After-tax cash flow: $7,560/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): 33,482
• Household income: $102,639
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 755.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 21% Two or more races 9% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 91% English-only · Spanish 3% Arabic 1% Vietnamese 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: ▼ -149.27%
• Current HPI: 170.6826
• Rent YoY: ▲ 2.05%
• 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

+0.0% since first listed

22 events — show timeline

• 2026-05-22 Listed $199,900 GBRMLS
• 2026-05-22 Listed $199,900 AcadianaMLS
• 2025-05-26 Price Changed $208,000 AcadianaMLS
• 2025-05-26 Price Changed $208,000 GBRMLS
• 2025-05-26 Price Changed $199,900 AcadianaMLS
• 2025-05-26 Price Changed $199,900 GBRMLS
• 2025-01-13 Price Changed $208,000 AcadianaMLS
• 2025-01-13 Price Changed $208,000 GBRMLS
• 2024-12-11 Listed $215,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-19 Listed $215,000 AcadianaMLS
• 2024-11-19 Listed $215,000 GBRMLS
• 2022-11-11 Delisted — GBRMLS
• 2022-09-13 Price Changed $217,500 GBRMLS
• 2022-08-24 Listed $217,500 AcadianaMLS
• 2022-08-24 Listed $225,000 GBRMLS
• 2012-08-09 Sold (Public Records) $175,000 Public Records
• 2006-06-23 Sold (Public Records) $199,000 Public Records
• 2006-06-23 Sold (Public Records) $199,000 Public Records
• 2006-06-21 Sold (MLS) — GBRMLS
• 2006-02-10 Listed $199,900 GBRMLS
• 2006-02-10 Listed $199,900 AcadianaMLS

Property tax history

+7.9%/yr

Latest (2025): $3,444 · +5.7% YoY. Source: county tax records.