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Southdowns

Baton Rouge, LA

Neighborhood Market Analysis

Q3 2025 Report
$354,000 (Feb 2025), $447,000 (June 2025)
Median Home Price
65–70 (moderately walkable, especially near Perkins Rd.)
Walkability Score
Generally above average; Baton Rouge Magnet High is nationally ranked.
School Rating

Location Overview

Neighborhood Boundaries

Generally bounded by Perkins Road (north), Lee Drive (east), Highland Road (south), and Glasgow Avenue (west).

Zip Codes

70808

Market Data Summary

Price RangeRecent sales range from $354,000 to $447,000+
Price per Sq Ft$212 (up 95.4% YoY as of Feb 2025)
Inventory LevelsInventory is building, with more homes on the market compared to last year; normalization from pandemic highs.

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesTownhomesOccasional duplexes

Architectural Styles

Mid-century ranchTraditional brickCottageContemporary infill

Property Details

Typical Lot Sizes0.15–0.35 acres (varies by street and original platting)
Home Age RangePrimarily 1940s–1970s, with some newer infill (2010s–2020s)
Construction QualityGenerally solid, with many homes updated or renovated; some original homes may require modernization.

Community Profile

Demographics & Lifestyle

Demographics

Diverse mix of professionals, families, and retirees; higher education levels due to proximity to LSU.

Community Vibe

Active, walkable, and social; strong neighborhood association and frequent events.

Typical Residents

  • Young professionals
  • University staff
  • Families with children
  • Retirees

Family Friendly

Highly rated for families due to schools, parks, and community events.

Amenities & Lifestyle

Parks & Recreation

  • • Glasgow Park
  • • Perkins Road Community Park
  • • Biking and walking trails

Dining Options

  • • Parrain's Seafood
  • • Zippy's Burritos
  • • The Chimes
  • • Local cafes

Shopping Centers

  • • Acadian Village
  • • Perkins Road Overpass retail corridor

Local Businesses

  • • Coffee shops
  • • Boutique retail
  • • Fitness studios
  • • Local grocers

Education & Schools

Generally above average; Baton Rouge Magnet High is nationally ranked.
Overall School Rating

Elementary Schools

  • • Glasgow Middle (zoned)
  • • Southdowns Elementary

Middle Schools

  • • Glasgow Middle

High Schools

  • • Baton Rouge Magnet High School (application)
  • • Lee High

Private Schools

  • • St. Aloysius
  • • Episcopal School of Baton Rouge

Transportation & Accessibility

Transit & Roads

Public Transit

  • • CATS bus routes along Perkins and Lee

Major Roads

  • • Perkins Road
  • • Highland Road
  • • Lee Drive

Commute & Walkability

Commute Times10–15 minutes to downtown Baton Rouge; 5 minutes to LSU; 20–25 minutes to major employers in medical corridor.
WalkabilityModerate; best near Perkins and Overpass area.
ParkingMostly off-street and driveway parking; some streets can be narrow during events.

Marketing Intelligence

Target Buyer Types

  • Young professionals
  • University/medical staff
  • Families with school-age children
  • Investors (long-term rental)

Key Selling Points

  • Central location
  • Walkable to dining and parks
  • Strong school options
  • Historic charm with modern updates

Pricing Considerations

Homes must be competitively priced and move-in ready to sell quickly; overpricing leads to extended days on market.

Common Objections & Response Strategies

Objection: Older homes may need significant updates or repairs.

Response Strategy:

Provide inspection reports and highlight recent upgrades; offer renovation credits or connect buyers with local contractors.

Objection: Flood risk in some areas.

Response Strategy:

Share flood zone maps, insurance quotes, and mitigation steps taken by sellers.

Objection: Higher price per square foot compared to other Baton Rouge neighborhoods.

Response Strategy:

Emphasize walkability, school quality, and lifestyle amenities unique to Southdowns.

Objection: Longer days on market for some listings.

Response Strategy:

Explain market normalization and importance of pricing/staging; share data on quick sales for updated homes.

Investment Insights

Investment Potential

Appreciation Potential

Strong, with 11.7% YoY price growth and high demand for updated homes[1].

Rental Demand

Consistently high due to proximity to LSU and hospitals.

Buyer Competition

Moderate; well-priced, move-in-ready homes attract multiple offers, but longer days on market for dated properties.

Best For

  • Owner-occupants seeking walkability
  • Investors targeting student/faculty rentals
  • Families valuing schools

Potential Concerns

  • Older homes may need updates
  • Some flood risk
  • Rising insurance and utility costs

Professional Recommendations

1

Price homes competitively and stage for modern appeal.

2

Highlight walkability, school quality, and proximity to LSU in all marketing.

3

Educate buyers on flood risk and insurance options early in the process.

4

Leverage neighborhood social media and association events for off-market opportunities.

5

Advise sellers to invest in cosmetic updates and curb appeal for maximum ROI.

Competitive Analysis

Comparable Markets

  • Garden District
  • University Acres
  • Mid City

Market Positioning

Premium neighborhood for buyers seeking lifestyle, schools, and access.

Competitive Advantages

  • Superior walkability
  • Proximity to LSU and downtown
  • Historic character with modern amenities

Price Comparison

Median price and price per square foot higher than Baton Rouge average ($354K vs. $215K median citywide)[1][2].

Investment Metrics

Estimated 4.5–5.5% for single-family rentals (varies by property condition and lease terms)
Cap Rates
Gross yields 6–7% for updated homes near LSU
Rental Yields
18–20 (higher than city average, reflecting premium location)
Price-to-Rent
Positive for well-managed rentals; best for long-term holds or furnished student/faculty housing
Cash Flow
Continued above-average appreciation, though pace may moderate as market normalizes.
Appreciation

Buyer Journey Insights

First-Time Buyers

Should focus on move-in-ready homes to avoid renovation surprises; may face competition for updated listings.

Move-Up Buyers

Attracted by larger lots and proximity to schools; opportunity to trade up within neighborhood.

Downsizers

Appeal in single-level ranch homes and walkable lifestyle; limited inventory of smaller homes.

Investors

Strong rental demand, especially for updated properties; focus on proximity to LSU and hospitals.

Relocators

Central location and amenities make Southdowns a top choice for those new to Baton Rouge.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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