4625 Parkoaks Dr #63 · Baton Rouge, LA 70816

$130,000

2 bd · 2.5 ba · 1,260 sqft · SingleFamily public records · 16 Days on market

Built 1955 Est $212k · 39% under $21/mo HOA · 1% of rent

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS AWESOME TOWN HOME WILL CAPTIVATE YOUR IMAGINATION THE MOMENT YOU WALK IN! AWESOME VINYL WOOD GRAIN FLOORS COMM REALLY NICE DINING ROOM, KITCHEN WIND BLACK GRANITE TILE COUNTERTOPS, REFRIGERATOR, WASH IT DRY IT TO REMAIN AT NO ADDITIONAL COST NO WARRANTY

Key facts

• $21 HOA
• 2 parking spots
• Pool

Property features AI

Finance

• Other: Private in-ground pool (private pool on the property); Subdivision: Town Homes Of Park Oaks
• HOA & community: Homeowners association with an annual fee of $200 (approximately $16.67/month)

Exterior

• Parking: Assigned parking (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Attached townhouse; Residential property; Property is attached
• Construction: Brick, frame, and cement siding construction; Slab foundation
• Exterior features: Balcony; Tennis court(s); Community clubhouse; Community pool; Level lot

Interior

• Kitchen: Electric cooktop
• Flooring: Carpet; Other flooring; Vinyl wood-grain floors
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% 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: Parkview Elementary School (math 47% / reading 64%, grade C, #89 of 646 statewide, top 14%, 539 students, 68% 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 flat; 255 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $899 of loan paydown is wiped out by about $4k 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 ($128k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y 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

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.10% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $211,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4230 Stumberg Ln	0.38mi	3/2.0 (+1)	1,290 (+2%)	3mo	$175,000	$136	68
5126 Stumberg Ln	0.47mi	2/2.5	1,354 (+8%)	2mo	$201,800	$149	64
4142 Stumberg Ln	0.43mi	3/2.0 (+1)	1,313 (+4%)	5mo	$159,000	$121	62
4344 Country Hill Dr	0.68mi	3/2.0 (+1)	1,330 (+6%)	1mo	$235,000	$177	51
13318 Country Manor Ave	0.73mi	3/2.0 (+1)	1,280 (+2%)	13mo	$226,900	$177	46
4027 Country Hill Dr	0.68mi	3/2.0 (+1)	1,346 (+7%)	16mo	$225,000	$167	37
4416 Country Hill Dr	0.71mi	3/2.0 (+1)	1,404 (+11%)	8mo	$230,000	$164	34
4252 Country Hill Dr	0.61mi	3/2.0 (+1)	1,378 (+9%)	19mo	$230,000	$167	33
3934 Country Hill Dr	0.69mi	3/2.0 (+1)	1,351 (+7%)	20mo	$239,900	$178	32
13021 Country Park Ave	0.74mi	3/2.0 (+1)	1,343 (+7%)	20mo	$249,900	$186	31
13226 Country Manor Ave	0.69mi	3/2.0 (+1)	1,399 (+11%)	15mo	$235,000	$168	30
13256 Country Manor Ave	0.72mi	3/2.0 (+1)	1,400 (+11%)	18mo	$255,600	$183	26

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-9,043
• Equity at exit: $19,383

10-year hold

• IRR: -1.2%
• Equity multiple: 0.93×
• Total profit: $-2,658
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,431 high
• Mortgage (P&I): −$682
• Tax from tax record: −$122 /mo · $1,467/yr
• Insurance: −$54
• HOA: −$21
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $251

Break-even live

Break-even rent $1,113

Max offer price $130,000

Occupancy floor 77%

Sensitivity live

Price	-10% $325	-5% $288	+0% $251	+5% $214	+10% $177
Rent	-10% $138	-5% $195	+0% $251	+5% $308	+10% $364
Rate	-1.0pp $317	-0.5pp $284	base $251	+0.5pp $217	+1.0pp $183

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12138 Coursey Blvd #1 Baton Rouge, LA	2.0	1.5	1150	$1,550	$1.35	25d	1	0.16mi
12417 Coursey Blvd Baton Rouge, LA	3.0	2.0	1679	$1,800	$1.07	25d	1	0.18mi
12757 Coursey Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	870	$1,049	$1.21	16d	19	0.26mi
5050 Stumberg Ln Baton Rouge, LA	3.0	2.0	1591	$1,950	$1.23	25d	1	0.43mi
4360 Stumberg Ln Baton Rouge, LA	2.0	2.5	1100	$1,300	$1.18	46d	1	0.45mi
4138 Stumberg Ln Baton Rouge, LA	3.0	2.0	1477	$1,925	$1.30	46d	1	0.46mi
12784 Brogdon Ln Unit 12784-H Baton Rouge, LA	2.0	2.0	1100	$1,100	$1.00	46d	1	0.49mi
4126 Stumberg Ln Baton Rouge, LA	3.0	2.0	1480	$2,150	$1.45	16d	1	0.50mi
5159 S Oaks Dr Baton Rouge, LA	2.0	2.5	1200	$1,500	$1.25	46d	1	0.53mi
11850 Wentling Ave Baton Rouge, LA	1.0–2.0	1.0–1.5	870	$1,278	$1.47	16d	20	0.72mi
5113 Sandy Ridge Dr Baton Rouge, LA	3.0	2.0	1812	$1,695	$0.94	23d	1	0.92mi
11888 Longridge Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	869	$797	$0.92	16d	5	0.92mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	25d	1	0.97mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	25d	1	1.00mi
13675 Coursey Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	951	$1,130	$1.19	46d	23	1.00mi
11550 Southfork Ave Baton Rouge, LA	2.0	2.0	1020	$1,300	$1.27	25d	2	1.01mi
5908 Stumberg Ln #21 Baton Rouge, LA	2.0	2.0	1588	$1,600	$1.01	46d	1	1.05mi
6212 Stumberg Ln Baton Rouge, LA	3.0	2.0	1424	$1,500	$1.05	46d	1	1.09mi
11555 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	825	$1,370	$1.66	16d	22	1.19mi
14142 Watercrest Ln Baton Rouge, LA	3.0	3.0	1875	$2,300	$1.23	16d	1	1.22mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	46d	1	1.23mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	46d	1	1.26mi
10655 Woodland Oaks Dr Baton Rouge, LA	3.0	2.0	1852	$2,200	$1.19	16d	1	1.33mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,284	$1.53	16d	19	1.38mi
11976 Baylor Dr Baton Rouge, LA	3.0	1.0	943	$1,350	$1.43	25d	1	1.41mi
10438 Jefferson Hwy Unit G Baton Rouge, LA	1.0	1.0	930	$1,195	$1.28	46d	1	1.43mi
5960 Siegen Ln Baton Rouge, LA	1.0–2.0	1.0–2.0	1006	$1,386	$1.38	16d	8	1.47mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 11 events

1. 2026-06-22
   days on market $130,000 Active 16 DOM
2. 2026-06-18
   days on market $130,000 Active 13 DOM
3. 2026-06-17
   days on market $130,000 Active 12 DOM
4. 2026-06-16
   days on market $130,000 Active 11 DOM
5. 2026-06-15
   days on market $130,000 Active 10 DOM
6. 2026-06-14
   days on market $130,000 Active 8 DOM
7. 2026-06-10
   days on market $130,000 Active 5 DOM
8. 2026-06-09
   days on market $130,000 Active 4 DOM
9. 2026-06-08
   days on market $130,000 Active 3 DOM
10. 2026-06-07
    remarks 258-char remark
11. 2026-06-07
    listed $130,000 Active 2 DOM

ⓘ 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: $1,467 · $122/mo
• Projected year-2 tax: $1,467 · $122/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: $17,168
• − Mortgage interest: −$7,282
• − Property taxes: −$1,467
• − Insurance: −$650
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − HOA: −$252
• − Depreciation: −$3,782
• Taxable income: $988
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,775/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): 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

+9.2% since first listed

22 events — show timeline

• 2026-06-05 Listed $130,000 GBRMLS
• 2026-06-05 Listed $130,000 AcadianaMLS
• 2021-12-22 Sold (Public Records) $126,000 Public Records
• 2021-12-21 Sold (MLS) — GBRMLS
• 2021-11-19 Pending — GBRMLS
• 2021-11-16 Listed $126,000 AcadianaMLS
• 2021-11-16 Listed $126,000 GBRMLS
• 2021-11-10 Delisted — GBRMLS
• 2021-11-01 Price Changed $124,000 GBRMLS
• 2021-10-22 Price Changed $124,500 GBRMLS
• 2021-10-01 Relisted — GBRMLS
• 2021-09-27 Pending — GBRMLS
• 2021-09-23 Relisted — GBRMLS
• 2021-09-20 Pending — GBRMLS
• 2021-09-10 Listed $124,000 AcadianaMLS
• 2021-09-10 Listed $125,000 GBRMLS
• 2008-06-16 Sold (Public Records) $119,900 Public Records
• 2008-06-13 Sold (MLS) — GBRMLS
• 2008-01-02 Listed $117,500 AcadianaMLS
• 2008-01-02 Listed $117,500 GBRMLS
• 2007-10-15 Listed $119,000 AcadianaMLS
• 2007-10-15 Listed $119,000 GBRMLS

Property tax history

+2.5%/yr

Latest (2025): $1,467 · +4.7% YoY. Source: county tax records.