440 West Dr · Baton Rouge, LA 70806

$289,900

4 bd · 2.0 ba · 2,576 sqft · SingleFamily public records · 80 Days on market

Built 1949 4,791 sqft lot $113/sqft · 24% below area Est $364k · 20% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units -- one up, one down -- this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years -- a testament to the comfort and convenience of the location. Whether you're looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

Key facts

• Gas central heat
• Prime location
• Central air

Tags

• NEW ROOF
• PRIME LOCATION
• GAS CENTRAL HEAT
• CENTRAL AIR

🏷️ Possibly a rental listed for sale. The $289,900 price doesn't fit this home's estimated sale value (~$364,305) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $59 ($705/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (16.5% below list).
• Recommended offer: $242k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Bernard Terrace Elementary School (math 8% / reading 27%, grade F, #483 of 646 statewide, top 75%, 283 students, 91% FRL); Westdale Middle School (math 15% / reading 30%, grade F, #151 of 218 statewide, top 70%, 757 students, 69% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 241 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• At $2,420/mo this rent would consume 52% of the median local household income ($56k/yr) (locally 1968% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 80 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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.
• Current owner paid $145k; list at $290k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,998 (16.5% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (median comp): $364,305
• List price: $289,900
• Delta: -20.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4332 Claycut Rd	0.55mi	3/3.5 (-1)	2,613 (+1%)	9mo	$525,000	$201	53
794 Longwood Dr	0.54mi	5/3.0 (+1)	2,512 (-2%)	16mo	$620,000	$247	48
1410 Westmoreland Oaks Dr	0.61mi	4/2.5	2,237 (-13%)	4mo	$540,000	$241	44
1525 Parker St	0.74mi	4/3.0	2,786 (+8%)	7mo	$575,000	$206	42
2568 Kleinert Ave	0.73mi	4/3.5	2,758 (+7%)	14mo	$824,900	$299	36
1545 Parker St	0.75mi	4/2.0	2,829 (+10%)	17mo	$579,990	$205	35
1040 S Eugene St	0.62mi	5/3.0 (+1)	2,924 (+14%)	7mo	$295,000	$101	33
2626 Myrtle Ave	0.67mi	4/3.5	2,944 (+14%)	8mo	$689,900	$234	32
2633 Kleinert Ave	0.69mi	4/3.0	2,852 (+11%)	21mo	$739,500	$259	29

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-42,264
• Equity at exit: $43,225

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-27,963
• Equity at exit: $25,065

Cash invested: $81,172 (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 70806

• Rents YoY: 3.4%
• Active inventory: 241
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,420 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$212 /mo · $2,544/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $59

Break-even live

Break-even rent $2,346

Max offer price $289,900

Occupancy floor 93%

Sensitivity live

Price	-10% $223	-5% $141	+0% $59	+5% $-23	+10% $-105
Rent	-10% $-132	-5% $-37	+0% $59	+5% $154	+10% $250
Rate	-1.0pp $205	-0.5pp $132	base $59	+0.5pp $-16	+1.0pp $-93

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
755 Arlington Ave Baton Rouge, LA	4.0	2.5	1760	$2,250	$1.28	21d	1	0.46mi
2221 Olive St Baton Rouge, LA	5.0	3.0	3569	$5,000	$1.40	23d	1	0.84mi
2120 Convention St Baton Rouge, LA	3.0	2.0	2200	$1,675	$0.76	16d	1	0.89mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$2,301	$1.44	16d	1	0.91mi
2225 Broussard St Baton Rouge, LA	4.0	2.0	2000	$2,400	$1.20	25d	1	0.97mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	16d	31	1.21mi
5163 Abelia Dr Baton Rouge, LA	4.0	3.0	2724	$3,200	$1.17	16d	1	1.29mi

Listing history 29 events

1. 2026-05-02
   price $289,900 948-char remark

   Show marketing remark (971 chars)

   Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

2. 2026-05-02
   price $289,900 971-char remark

   Show marketing remark (971 chars)

   Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

3. 2026-05-01
   price $289,900
4. 2026-05-01
   price $289,900
5. 2026-04-12
   price $298,000 948-char remark

   Show marketing remark (971 chars)

   Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

6. 2026-04-12
   price $298,000 971-char remark

   Show marketing remark (971 chars)

   Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

7. 2026-03-26
   price $298,000
8. 2026-03-26
   price $298,000
9. 2026-02-20
   price $305,000 948-char remark

   Show marketing remark (948 chars)

   Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units -- one up, one down -- this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years -- a testament to the comfort and convenience of the location. Whether you're looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

10. 2026-02-19
    price $305,000 971-char remark

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

11. 2026-01-05
    price $320,000 948-char remark

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

12. 2026-01-05
    price $320,000 971-char remark

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

13. 2025-12-09
    price $325,000 948-char remark

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

14. 2025-12-09
    price $325,000 971-char remark

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

15. 2025-09-26
    price $335,000 948-char remark

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

16. 2025-09-26
    price $335,000 971-char remark

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

17. 2025-08-27
    price $350,000 948-char remark

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

18. 2025-08-27
    price $350,000 971-char remark

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

19. 2025-07-20
    price $360,000 948-char remark

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

20. 2025-07-20
    price $360,000 971-char remark

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

21. 2025-07-11
    listed $375,000 Active 948-char remark

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

22. 2025-07-11
    listed $375,000 Active 971-char remark

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

23. 2025-07-11
    listed $305,000 Active

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

24. 2025-07-11
    listed $305,000 Active

    Show marketing remark (971 chars)

    Charming Mid City Duplex with Long-Term Appeal, New Roof & Prime Location with Commercial Zoning! Discover this character-filled 1940s duplex in the heart of Mid City, just steps from the Beer Garden, Rocca Pizza, Curbside Burger, and all the creative energy this artsy neighborhood has to offer. With two spacious 2-bedroom, 1-bath units — one up, one down — this property offers both charm and investment potential. It features a brand new roof and fresh interior and exterior paint making it move-in or rent-ready. The upstairs unit has vintage appeal with wood windows, great natural light, gas central heat, and window unit A/C. The downstairs unit is on central air and has its own inviting charm. One tenant loved it so much, they stayed for eight years — a testament to the comfort and convenience of the location. Whether you’re looking to invest, house-hack, or live in one unit while renting the other, this Mid City gem delivers.

25. 2014-10-17
    soldstatus $145,000
26. 2014-10-16
    soldstatus
27. 2014-08-29
    listed $149,900
28. 2014-08-29
    listed $149,900
29. 1997-04-14
    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: $2,544 · $212/mo
• Projected year-2 tax: $2,544 · $212/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,040
• − Mortgage interest: −$16,239
• − Property taxes: −$2,544
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − Depreciation: −$8,433
• Taxable loss: −$4,272
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $1,730/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): 28,302
• Household income: $55,642
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 1968.0

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 9% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Chinese 1% 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: ▼ -167.56%
• Current HPI: 185.0655
• Rent YoY: ▲ 3.42%
• 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

+93.4% since first listed

29 events — show timeline

• 2026-05-02 Price Changed $289,900 AcadianaMLS
• 2026-05-02 Price Changed $289,900 GBRMLS
• 2026-05-01 Price Changed $289,900 AcadianaMLS
• 2026-05-01 Price Changed $289,900 GBRMLS
• 2026-04-12 Price Changed $298,000 AcadianaMLS
• 2026-04-12 Price Changed $298,000 GBRMLS
• 2026-03-26 Price Changed $298,000 AcadianaMLS
• 2026-03-26 Price Changed $298,000 GBRMLS
• 2026-02-20 Price Changed $305,000 AcadianaMLS
• 2026-02-19 Price Changed $305,000 GBRMLS
• 2026-01-05 Price Changed $320,000 AcadianaMLS
• 2026-01-05 Price Changed $320,000 GBRMLS
• 2025-12-09 Price Changed $325,000 AcadianaMLS
• 2025-12-09 Price Changed $325,000 GBRMLS
• 2025-09-26 Price Changed $335,000 AcadianaMLS
• 2025-09-26 Price Changed $335,000 GBRMLS
• 2025-08-27 Price Changed $350,000 AcadianaMLS
• 2025-08-27 Price Changed $350,000 GBRMLS
• 2025-07-20 Price Changed $360,000 AcadianaMLS
• 2025-07-20 Price Changed $360,000 GBRMLS
• 2025-07-11 Listed $305,000 GBRMLS
• 2025-07-11 Listed $305,000 AcadianaMLS
• 2025-07-11 Listed $375,000 GBRMLS
• 2025-07-11 Listed $375,000 AcadianaMLS
• 2014-10-17 Sold (Public Records) $145,000 Public Records
• 2014-10-16 Sold (MLS) — GBRMLS
• 2014-08-29 Listed $149,900 AcadianaMLS
• 2014-08-29 Listed $149,900 GBRMLS
• 1997-04-14 Sold (Public Records) — Public Records

Property tax history

+33.7%/yr

Latest (2025): $2,544 · +4.7% YoY. Source: county tax records.