6127 Glen Oaks Dr · Baton Rouge, LA 70811

$98,600

3 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 33 Days on market

Built 1979 0.47 ac lot Est $167k · 41% under

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

Situated on about a half acre, this brick home offers three bedrooms, two bathrooms, and two living areas. Work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

Key facts

• 0.47 acre lot
• Parking
• Built 1979

Property features AI

Exterior

• Parking: Attached 1-car space
• Utilities: Public water; Public sewer
• Home design: Single-story; Entry on main level
• Construction: Brick and frame construction; Asphalt shingle roof; Slab foundation; Built with average condition
• Exterior features: Outside city limits; Rectangular lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Gas heating
• Interior features: Total of 6 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $-27 ($-327/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (4.9% below list).
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $94k (4.9% below list) — sets the bar for cash-flow.
• Cap rate 11.2% 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: Merrydale Elementary School (math 8% / reading 12%, grade F, #597 of 646 statewide, top 95%, 274 students, 95% FRL); Glen Oaks Senior High School (math 3% / reading 7%, grade F, #260 of 265 statewide, top 100%, 679 students, 90% FRL) — zoned schools average 93% FRL vs 77% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 7% at this address vs 28% district-wide (-21 pts) — the specific schools serving this property underperform the East Baton Rouge Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 123 active listings in the ZIP; 10 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 $682 of loan paydown is wiped out by about $3k 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 33 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; 19% 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 $93,787 (4.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.38% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.36%
• DSCR: 1.77
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $167,388
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5833 Larchwood Dr	0.20mi	3/2.0	1,380 (-8%)	5mo	$175,000	$127	72
6411 Landis Dr	0.50mi	3/1.5	1,508 (0%)	5mo	$79,900	$53	71
7024 Albatross Dr	0.25mi	3/2.0	1,351 (-10%)	1mo	$145,000	$107	70
5820 Glen Oaks Dr	0.20mi	3/1.5	1,315 (-13%)	2mo	$149,900	$114	66
5581 Monarch Ave	0.48mi	4/2.0 (+1)	1,575 (+4%)	1mo	$149,500	$95	65
5575 Silverleaf Ave	0.71mi	4/2.0 (+1)	1,530 (+2%)	3mo	$170,000	$111	57
6757 Myrtlewood Dr	0.35mi	3/1.5	1,733 (+15%)	2mo	$110,000	$63	55
6634 Fern Dr	0.54mi	3/1.5	1,293 (-14%)	2mo	$119,000	$92	47
6779 E Upland Ave	0.44mi	4/1.0 (+1)	1,350 (-10%)	8mo	$167,000	$124	47
6932 Maplewood Dr	0.50mi	3/2.0	1,726 (+14%)	10mo	$179,900	$104	44
5555 Silverleaf Ave	0.72mi	4/2.0 (+1)	1,663 (+10%)	6mo	$185,000	$111	39
5960 W Fairlane Ct	0.72mi	3/2.0	1,700 (+13%)	10mo	$195,000	$115	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-17,435
• Equity at exit: $14,702

10-year hold

• IRR: -9.4%
• Equity multiple: 0.41×
• Total profit: $-16,288
• Equity at exit: $8,525

Cash invested: $27,608 (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 70811

• Home prices YoY: -30.8%
• Active inventory: 123
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$517
• Tax from tax record: −$115 /mo · $1,384/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-27

Break-even live

Break-even rent $1,392

Max offer price $93,787

Occupancy floor 97%

Sensitivity live

Price	-10% $29	-5% $1	+0% $-27	+5% $-55	+10% $-83
Rent	-10% $-135	-5% $-81	+0% $-27	+5% $26	+10% $80
Rate	-1.0pp $22	-0.5pp $-2	base $-27	+0.5pp $-53	+1.0pp $-79

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: $24,650
• Closing costs: $2,958
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	16d	1	0.59mi
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	16d	1	0.83mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	25d	1	0.94mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	25d	1	0.96mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	25d	1	0.97mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	25d	1	1.02mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	45d	1	1.11mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	45d	1	1.12mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	45d	1	1.43mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	20d	1	1.44mi

Listing history 10 events

1. 2026-04-29
   status Pending 560-char remark

   Show marketing remark (560 chars)

   Situated on about a half acre, this brick home offers three bedrooms, two bathrooms, and two living areas. Work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

2. 2026-04-29
   status Pending

   Show marketing remark (560 chars)

   Situated on about a half acre, this brick home offers three bedrooms, two bathrooms, and two living areas. Work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

3. 2026-04-20
   price $98,600 560-char remark

   Show marketing remark (560 chars)

   Situated on about a half acre, this brick home offers three bedrooms, two bathrooms, and two living areas. Work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

4. 2026-04-20
   price $98,600

   Show marketing remark (560 chars)

   Situated on about a half acre, this brick home offers three bedrooms, two bathrooms, and two living areas. Work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

5. 2026-03-27
   listed $103,900 Active 560-char remark

   Show marketing remark (560 chars)

   Situated on about a half acre, this brick home offers three bedrooms, two bathrooms, and two living areas. Work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

6. 2026-03-27
   listed $103,900 Active

   Show marketing remark (560 chars)

   Situated on about a half acre, this brick home offers three bedrooms, two bathrooms, and two living areas. Work/refreshing is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option. RESERVE AUCTION PROPERTY- Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

7. 2026-02-11
   price $147,100
8. 2026-02-11
   price $147,100
9. 2026-01-16
   listed $170,700 Active
10. 2025-01-31
    soldstatus $82,853

ⓘ 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: $1,384 · $115/mo
• Projected year-2 tax: $1,384 · $115/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 4/10 Moderate FEMA zone AE · 22% 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,296
• − Mortgage interest: −$5,523
• − Property taxes: −$1,384
• − Insurance: −$5,612
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$2,868
• Taxable loss: −$1,699
• Est. tax savings @ 24.0%: +$408
• After-tax cash flow: $81/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): 12,154
• Household income: $45,523
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 444.0

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 (82%)
• Race & ethnicity: Black 82% White 9% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -64.98%
• Current HPI: 146.22
• 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

+19.0% since first listed

10 events — show timeline

• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Pending — GSREIN
• 2026-04-20 Price Changed $98,600 AcadianaMLS
• 2026-04-20 Price Changed $98,600 GSREIN
• 2026-03-27 Listed $103,900 GSREIN
• 2026-03-27 Listed $103,900 AcadianaMLS
• 2026-02-11 Price Changed $147,100 AcadianaMLS
• 2026-02-11 Price Changed $147,100 GSREIN
• 2026-01-16 Listed $170,700 AcadianaMLS
• 2025-01-31 Sold (Public Records) $82,853 Public Records

Property tax history

+19.6%/yr

Latest (2025): $1,384 · +4.7% YoY. Source: county tax records.