Barkley Place · Baton Rouge, LA 70810 · East Baton Rouge Parish
At the $220,000 list price, this is a thin flip. I would aim for $200,000 to $205,000.
The home just hit the market on October 28 as a Fannie Mae HomePath listing. It is big for the street, so the resale upside is real, but only if the rehab stays near $50,000 and the buy price comes down.
List price$220,000HomePath · $75/sf
As-is value$205–230Ktoday's condition
After-repair value$350Krange $330–370K
Max offer~$202Kat $50K rehab, 10% profit
The property
What you are buying
A two-story brick home with a large front porch, built in 1995. That makes it the newest and one of the largest homes in a neighborhood of mostly late-1970s single-story houses.
Living area Assessor
2,942 sf
Beds / baths Listing
4 bed · 3.5 bath
Year built Assessor
1995
Stories
2
Lot
0.26 acre (Lot 27)
Garage
2-car, enclosed
Flood zone FEMA
X · minimal risk
2025 taxes Will rise
$2,717.89 (homestead)
2025 appraisal
$310,500
Schools
Wildwood · Woodlawn MS/HS
The old 2025 listing called it 3,174 sf, estimated. I use the assessor's 2,942 sf for every home in this analysis so the comparisons line up. The current listing also mentions high ceilings, a fireplace, and a large kitchen with lots of cabinets. An investor will lose the homestead exemption, so plan on a higher tax bill.
How it got here
Jun 2025Listed as a short sale at $250,000. Canceled after two weeks.
Nov 2025 – Feb 2026Two foreclosure filings against the prior owner.
May 6, 2026Sheriff's sale to Nationstar Mortgage for $199,962.
Jun 2, 2026Transferred to Fannie Mae for $213,491.
Oct 28, 2026Listed on HomePath at $220,000 (ROAM MLS #200HVM).
Closed sales · within a quarter mile
The neighborhood comps
These are the closest arm's-length MLS sales from the last 28 months. All six are within a quarter mile, most on Barkley Place streets. Each one is adjusted to match the subject: about $45 per square foot for size, $8,000 per full bath, $5,000 per bedroom, $40,000 per acre of lot, and $300 per year of age.
Address
Sold
Price
Sq ft
$/sf
Bd/Ba
Dist.
Adjust
Adjusted
1342 Barkley Dr"Newly updated," 1978
Apr 2026
$279,900
1,900
$147
4/2
0.06 mi
+$63,990
$343,890
12413 King James AveMove-in ready, 1978
Mar 2026
$280,000
2,100
$133
4/2
0.12 mi
+$55,390
$335,390
1451 White Cross DrLarger lot, 1978
Jun 2026
$255,000
1,887
$135
3/2
0.11 mi
+$63,575
$318,575
12555 King James AveWell kept custom, 1978
Jul 2025
$315,000
1,872
$168
3/3
0.23 mi
+$61,450
$376,450
1411 Twisted Oak LnTwo-story, 0.58 acre, 1976
Oct 2025
$450,000
3,254
$138
5/4
0.09 mi
−$30,140
$419,860
1312 Barkley DrOlder sale, 1979
Jul 2024
$305,000
2,200
$139
3/2.5
0.11 mi
+$50,790
$355,790
Actual sale priceAdjusted to match 1434 Barkley
Value conclusion
After-repair value: $350,000
The weighted average of the adjusted comps is about $359,000. I set the base case a little lower, at $350,000, for three reasons:
Most comps needed a big size adjustment. Bigger homes rarely get full credit for every extra foot.
Of these nearby sales, only one topped $315,000, and it sits on more than twice the land.
1434 Charing Cross Dr, a few blocks away, has been on and off the market since June 2025 and is now asking $315,000. Buyers here push back on higher prices.
Conservative
$330,000
Basic finishes, no layout fixes, a slow sale. About $112/sf.
Base case
$350,000
Fresh paint, floors, kitchen and baths updated to match 1342 Barkley and 12413 King James. About $119/sf.
Upside
$370,000
Stronger finishes and a smooth inspection, near what 12555 King James and 1312 Barkley support.
As-is today
$205,000 – $230,000
1218 Barkley sold off-market for $226,300 in August. 1054 Barkley went pending at a $197,500 ask after starting at $290,000. Fannie Mae paid $213,491 in June.
Flip math
What the numbers allow
Each cell shows the highest offer that still earns a 10% profit, then the profit or loss if you pay $205,000, the top of my target range.
Rehab budget
ARV $330K
ARV $350K
ARV $370K
$50,000
$186,000+$14,000 at $205K
$202,000+$32,400 at $205K
$219,000+$50,800 at $205K
$75,000
$158,000−$14,700 at $205K
$174,000+$3,700 at $205K
$190,000+$22,100 at $205K
$100,000
$130,000−$43,500 at $205K
$146,000−$25,100 at $205K
$162,000−$6,700 at $205K
Assumptions 8% selling costs, $24,000 for six months of loan, taxes, insurance and utilities, 15% added to the rehab for surprises, 1.5% buying costs, 10% profit target. Change any of these below.
Run your own numbers
My plan for you
How I would go after it
Wait out First Look. Fannie Mae takes only owner-occupant offers for the first 20 days. Investor offers should open around November 17, 2026. I will confirm the exact date on the HomePath countdown.
Get a rehab number first. I will set up a walk-through with a contractor so you have a real line-item budget before we write.
Offer $200,000 to $205,000 with a solid rehab estimate under $50,000. That leaves about a 9–11% profit at a $350,000 resale. HomePath prices often drop after First Look if there is no early buyer.
Walk away above about $210,000 unless the inspection shows a lighter rehab than expected. If repairs run closer to $75,000, the offer needs to come down.
Plan the resale at $340,000 to $350,000. That keeps you inside what the street has proven.
Before you write
What still needs checking
Current HomePath terms, investor eligibility date, and seller addenda from the listing agent (Donna Harris, Shirley Kirby & Associates).
Measured living area. Assessor says 2,942 sf; the 2025 listing said 3,174 sf.
Year built. Assessor says 1995; the 2025 listing said 1950.
Roof, HVAC, plumbing, electrical, slab, moisture and termite inspection.
Insurance quote for a vacant two-story, plus the investor tax bill without homestead.
Title review for any liens left from the foreclosure.
Sources
Where the numbers come from
CRS / MLS Tax Suite property report for 1434 Barkley Dr, dated October 29, 2026 (owner, sale history, taxes, appraisal, flood zone, year built, living area). Closed sales, price history, current and pending listings, and distances from Redfin's MLS-sourced records, pulled October 29, 2026. Sold prices for 12555 King James, 1312 Barkley and 1411 Twisted Oak come from public records. Living areas for all comps use assessor figures. Fannie Mae's 20-day First Look period comes from Fannie Mae's HomePath announcements.