1054 Barkley Dr · Oak Hills Place, LA 70810

$225,000

4 bd · 2.0 ba · 1,734 sqft · SingleFamily public records · 38 Days on market

Built 1978 0.29 ac lot $130/sqft · 9% below area Est $384k · 41% under ↓ 22% since listing

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Baton Rouge, this spacious 4-bedroom, 2-bath home offers the perfect blend of convenience, functionality, and opportunity. Just minutes from shopping, restaurants, medical facilities, and everyday essentials, you'll love the ease of living in such a central location. Set beneath mature trees, the home welcomes you with established curb appeal and a sense of character from the moment you arrive. Inside, you'll find multiple oversized living areas, giving you the flexibility to create the lifestyle you want--whether that's entertaining guests, relaxing with family, or designing your ideal space. The main living room is anchored by a beautiful fireplace, while double doors open into a large den, creating a seamless flow between spaces while still offering defined areas. A dedicated office adds even more versatility--perfect for working from home, a playroom, or a creative space. The layout provides a strong foundation, with generous room sizes and ample storage throughout. One bathroom already features an updated tile shower, giving you a head start on any future improvements. Step outside to a large backyard with endless potential--ideal for entertaining, outdoor activities, or creating your own private retreat. If you're looking for a home with space, flexibility, and the opportunity to make it your own, all in a prime Baton Rouge location, this one is full of potential. Schedule your private showing today.

Key facts

• Beautiful fireplace
• Large backyard
• Updated tile shower

Tags

• ESTABLISHED CURB APPEAL
• BEAUTIFUL FIREPLACE
• DEDICATED OFFICE
• UPDATED TILE SHOWER
• LARGE BACKYARD

Property features AI

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Frame, brick, and cement siding construction; Slab foundation
• Exterior features: Patio; Porch; Wood fencing; Outdoor lighting; Spa/hot tub (bath-style)

Interior

• Flooring: Tile; Wood; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Tile, wood, ceramic tile, and laminate flooring; Wood-burning fireplace; Lighting
• Laundry & utility: Washer hookup inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.8% in Oak Hills Place — 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 78/100 on livability (#7 in LA, #2,600 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living D, commute F.
• 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 flat; 625 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 31% of the median local income ($92k/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 $2k of loan paydown is wiped out by about $7k 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 38 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.05% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

• ARV (median comp): $384,209
• List price: $225,000
• Delta: -41.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1342 Barkley Dr	0.23mi	4/2.0	1,900 (+10%)	2mo	$289,900	$153	72
12092 S Tom Stokes Ct	0.06mi	3/2.0 (-1)	1,541 (-11%)	7mo	$279,000	$181	68
12115 Mirkwood Ave	0.08mi	3/2.0 (-1)	1,509 (-13%)	4mo	$285,000	$189	66
629 Carnforth Dr	0.21mi	3/2.0 (-1)	1,960 (+13%)	6mo	$325,000	$166	59
1451 White Cross Dr	0.33mi	3/2.0 (-1)	1,949 (+12%)	0mo	$255,000	$131	58
12842 Magnolia Chase Dr	0.51mi	3/2.0 (-1)	1,605 (-7%)	1mo	$265,000	$165	58
1103 Rue Desiree	0.65mi	3/2.5 (-1)	1,650 (-5%)	1mo	$290,000	$176	54
13105 Briargrove Ave	0.59mi	4/2.0	1,537 (-11%)	1mo	$244,000	$159	53
1541 Quail Hollow Dr	0.60mi	4/2.0	1,500 (-14%)	1mo	$250,000	$167	48
7334 Meadow Park Ave	0.67mi	4/1.5	1,578 (-9%)	4mo	$234,900	$149	48
13233 Briar Hollow Ave	0.73mi	4/2.0	1,576 (-9%)	4mo	$248,500	$158	48
13344 Natchez Ct	0.64mi	3/2.0 (-1)	1,521 (-12%)	3mo	$250,000	$164	42

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 · 0.68% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-21,241
• Equity at exit: $33,548

10-year hold

• IRR: -3.4%
• Equity multiple: 0.79×
• Total profit: $-12,977
• Equity at exit: $19,454

Cash invested: $63,000 (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 70810

• Rents YoY: 0.7%
• Active inventory: 625
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,359 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$200 /mo · $2,405/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $323

Break-even live

Break-even rent $1,950

Max offer price $225,000

Occupancy floor 81%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12336 Perkins Rd Unit 1519872P Baton Rouge, LA	3.0	2.0	1894	$3,138	$1.66	14d	1	0.11mi
1741 Twisted Oak Ln Baton Rouge, LA	3.0	2.0	1508	$1,825	$1.21	23d	1	0.15mi
1741 Twisted Oak Ln Baton Rouge, LA	3.0	2.0	1368	$1,825	$1.33	43d	1	0.15mi
11432 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,400	$1.92	43d	1	0.52mi
11430 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,400	$1.92	43d	1	0.52mi
10440 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,600	$2.03	21d	1	0.55mi
13344 Natchez Ct Baton Rouge, LA	3.0	2.0	1521	$2,500	$1.64	23d	1	0.64mi
7317 Meadow Park Ave Baton Rouge, LA	3.0	2.0	1251	$1,600	$1.28	43d	1	0.68mi
10734 Erin Vale Ave Baton Rouge, LA	3.0	2.0	1614	$2,000	$1.24	44d	1	0.72mi
7047 Meadow Park Avennue Baton Rouge, LA	3.0	2.0	1100	$1,150	$1.05	43d	1	0.77mi
13431 Briargrove Ave Baton Rouge, LA	4.0	2.0	1551	$1,900	$1.23	23d	1	0.79mi
10642 Molly Ave Baton Rouge, LA	3.0	2.0	1950	$2,300	$1.18	23d	1	0.82mi
10201 Park Rowe Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1036	$2,428	$2.34	14d	18	0.96mi
10156 Perkins Rowe Baton Rouge, LA	1.0–4.0	1.0–4.0	1433	$3,373	$2.35	14d	23	0.99mi
1345 Bullrush Dr Baton Rouge, LA	3.0	2.0	1294	$1,800	$1.39	14d	1	1.02mi
9955 Buttercup Dr Baton Rouge, LA	3.0	2.0	1570	$1,950	$1.24	43d	1	1.04mi
8500 Bluebonnet Blvd #24 Baton Rouge, LA	3.0	2.0	1430	$1,600	$1.12	18d	1	1.15mi
9402 Dawson Trace Ave Baton Rouge, LA	3.0	2.5	1766	$2,250	$1.27	43d	1	1.25mi
8008 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1071	$1,994	$1.86	14d	10	1.31mi
10624 Glenstone Ct Baton Rouge, LA	2.0–3.0	2.0	1032	$1,271	$1.23	43d	2	1.32mi
14145 Gravier Ave Baton Rouge, LA	4.0	2.0	1442	$2,200	$1.53	23d	1	1.33mi
9219 Baronne Dr Baton Rouge, LA	4.0	2.0	1602	$2,100	$1.31	14d	1	1.35mi
8933 Baronne Dr Baton Rouge, LA	3.0	2.0	1386	$1,450	$1.05	43d	1	1.41mi
13023 Great Tern Ave Baton Rouge, LA	3.0	2.0	2014	$2,300	$1.14	23d	1	1.48mi

Listing history 18 events

1. 2026-06-09
   status $225,000 Pending 38 DOM
2. 2026-06-08
   days on market $225,000 Active 38 DOM

   Show marketing remark (1453 chars)

   Located in the heart of Baton Rouge, this spacious 4-bedroom, 2-bath home offers the perfect blend of convenience, functionality, and opportunity. Just minutes from shopping, restaurants, medical facilities, and everyday essentials, you'll love the ease of living in such a central location. Set beneath mature trees, the home welcomes you with established curb appeal and a sense of character from the moment you arrive. Inside, you'll find multiple oversized living areas, giving you the flexibility to create the lifestyle you want--whether that's entertaining guests, relaxing with family, or designing your ideal space. The main living room is anchored by a beautiful fireplace, while double doors open into a large den, creating a seamless flow between spaces while still offering defined areas. A dedicated office adds even more versatility--perfect for working from home, a playroom, or a creative space. The layout provides a strong foundation, with generous room sizes and ample storage throughout. One bathroom already features an updated tile shower, giving you a head start on any future improvements. Step outside to a large backyard with endless potential--ideal for entertaining, outdoor activities, or creating your own private retreat. If you're looking for a home with space, flexibility, and the opportunity to make it your own, all in a prime Baton Rouge location, this one is full of potential. Schedule your private showing today.

3. 2026-06-07
   days on market $225,000 Active 37 DOM
4. 2026-06-05
   days on market $225,000 Active 34 DOM
5. 2026-06-03
   days on market $225,000 Active 33 DOM
6. 2026-06-02
   days on market $225,000 Active 32 DOM
7. 2026-06-01
   days on market $225,000 Active 31 DOM
8. 2026-05-31
   days on market $225,000 Active 30 DOM
9. 2026-05-31
   days on market $225,000 Active 29 DOM
10. 2026-05-01
    listed $225,000 Active 1453-char remark

    Show marketing remark (1453 chars)

    Located in the heart of Baton Rouge, this spacious 4-bedroom, 2-bath home offers the perfect blend of convenience, functionality, and opportunity. Just minutes from shopping, restaurants, medical facilities, and everyday essentials, you'll love the ease of living in such a central location. Set beneath mature trees, the home welcomes you with established curb appeal and a sense of character from the moment you arrive. Inside, you'll find multiple oversized living areas, giving you the flexibility to create the lifestyle you want--whether that's entertaining guests, relaxing with family, or designing your ideal space. The main living room is anchored by a beautiful fireplace, while double doors open into a large den, creating a seamless flow between spaces while still offering defined areas. A dedicated office adds even more versatility--perfect for working from home, a playroom, or a creative space. The layout provides a strong foundation, with generous room sizes and ample storage throughout. One bathroom already features an updated tile shower, giving you a head start on any future improvements. Step outside to a large backyard with endless potential--ideal for entertaining, outdoor activities, or creating your own private retreat. If you're looking for a home with space, flexibility, and the opportunity to make it your own, all in a prime Baton Rouge location, this one is full of potential. Schedule your private showing today.

11. 2026-05-01
    listed $225,000 Active 1492-char remark

    Show marketing remark (1453 chars)

    Located in the heart of Baton Rouge, this spacious 4-bedroom, 2-bath home offers the perfect blend of convenience, functionality, and opportunity. Just minutes from shopping, restaurants, medical facilities, and everyday essentials, you'll love the ease of living in such a central location. Set beneath mature trees, the home welcomes you with established curb appeal and a sense of character from the moment you arrive. Inside, you'll find multiple oversized living areas, giving you the flexibility to create the lifestyle you want--whether that's entertaining guests, relaxing with family, or designing your ideal space. The main living room is anchored by a beautiful fireplace, while double doors open into a large den, creating a seamless flow between spaces while still offering defined areas. A dedicated office adds even more versatility--perfect for working from home, a playroom, or a creative space. The layout provides a strong foundation, with generous room sizes and ample storage throughout. One bathroom already features an updated tile shower, giving you a head start on any future improvements. Step outside to a large backyard with endless potential--ideal for entertaining, outdoor activities, or creating your own private retreat. If you're looking for a home with space, flexibility, and the opportunity to make it your own, all in a prime Baton Rouge location, this one is full of potential. Schedule your private showing today.

12. 2026-02-11
    price $250,000
13. 2026-02-11
    price $250,000
14. 2026-01-02
    price $275,000
15. 2026-01-02
    price $275,000
16. 2025-12-26
    listed $290,000 Active
17. 2025-12-26
    listed $290,000 Active
18. 1993-08-27
    soldstatus

ⓘ 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: $2,405 · $200/mo
• Projected year-2 tax: $2,405 · $200/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 7/10 Severe FEMA zone X · 95% 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,308
• − Mortgage interest: −$12,603
• − Property taxes: −$2,405
• − Insurance: −$1,922
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$6,545
• Taxable income: $302
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $3,804/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 — Oak Hills Place

• Score: 78/100
• State rank: #7
• US rank: #2600

Category grades

Amenities C Commute F Cost of living D Crime A Employment A+ Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Hills Place, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 42,659
• Household income: $92,098
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1106.0

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 0.60)
• Race & ethnicity: White 55% Black 29% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Slovak 2% Scottish 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -117.55%
• Current HPI: 172.7593
• Rent YoY: ▲ 0.68%
• 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

-22.4% since first listed

11 events — show timeline

• 2026-06-08 Pending — AcadianaMLS
• 2026-06-08 Pending — GBRMLS
• 2026-05-01 Listed $225,000 GBRMLS
• 2026-05-01 Listed $225,000 AcadianaMLS
• 2026-02-11 Price Changed $250,000 AcadianaMLS
• 2026-02-11 Price Changed $250,000 GBRMLS
• 2026-01-02 Price Changed $275,000 AcadianaMLS
• 2026-01-02 Price Changed $275,000 GBRMLS
• 2025-12-26 Listed $290,000 GBRMLS
• 2025-12-26 Listed $290,000 AcadianaMLS
• 1993-08-27 Sold (Public Records) — Public Records

Property tax history

+13.1%/yr

Latest (2025): $2,405 · -0.5% YoY. Source: county tax records.