4444 Clayton Dr · Baton Rouge, LA 70805

$19,900

4 bd · 1.0 ba · 1,000 sqft · SingleFamily · 11 Days on market

Built 1975 8,712 sqft lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS WELCOME , NO WAITING PERIODS , SOLD AS IS WHERE IS , NO UTLIITES WILL BE TURNED ON BUYER TO ACCEPT THE HOME IN ITS AS IS CONDITION SELLER WILL NOT PAY CC AND OR NO ALLOWANCES . LOTS OF POTENTIAL AND INVESTORS ARE WELCOME .LOOKING FOR A 4 BEDROOM INVESTMENT THIS ONE MAY BE THE HOME YOU ARE LOOKING FOR . ENJOY THE OPEN KITCHEN WITH LOTS OF CABINET SPACE AND A SPACIOUS BATHROOM . LOW MAINTENCE FLOORING THIS ONE IS A INVESTOR SPECIAL .

Key facts

• 8,712 sq ft lot
• Built 1975
• Listed 11 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 55.4% vs local median 4.3% 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.
• Market conditions: Rents soft (-1.2%/yr); 155 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,187/mo this rent would consume 56% of the median local household income ($25k/yr) (locally 1980% 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 $138 of loan paydown is wiped out by about $597 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.

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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 5.97% ✓
• Cap rate: 55.38%
• Cash-on-cash: 175.31%
• DSCR: 8.80
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $98,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4723 Sherwood St	0.15mi	3/1.0 (-1)	950 (-5%)	2mo	$59,900	$63	77
4743 Shelley St	0.20mi	3/1.5 (-1)	1,020 (+2%)	17mo	$75,000	$74	66
4721 Hollywood St	0.64mi	3/1.0 (-1)	1,138 (+14%)	2mo	$129,900	$114	41
3535 Mission Dr	0.68mi	3/2.0 (-1)	1,120 (+12%)	21mo	$109,900	$98	22

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 78.0%
• Equity multiple: 4.27×
• Total profit: $18,246
• Equity at exit: $2,967

10-year hold

• IRR: 80.2%
• Equity multiple: 7.34×
• Total profit: $35,323
• Equity at exit: $1,721

Cash invested: $5,572 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$104
• Tax from tax record: −$11 /mo · $136/yr
• Insurance: −$8
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $387

Break-even live

Break-even rent $697

Max offer price $19,900

Occupancy floor 62%

Sensitivity live

Price	-10% $399	-5% $393	+0% $387	+5% $382	+10% $376
Rent	-10% $294	-5% $341	+0% $387	+5% $434	+10% $481
Rate	-1.0pp $398	-0.5pp $393	base $387	+0.5pp $382	+1.0pp $377

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	44d	1	0.50mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	0.61mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	19d	1	0.64mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	24d	1	0.70mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	24d	1	0.74mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	24d	1	0.75mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	0.80mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	44d	1	0.84mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	14d	1	0.89mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	44d	1	0.89mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	44d	1	1.08mi

Listing history 8 events

1. 2026-04-27
   status Pending 445-char remark

   Show marketing remark (445 chars)

   INVESTORS WELCOME , NO WAITING PERIODS , SOLD AS IS WHERE IS , NO UTLIITES WILL BE TURNED ON BUYER TO ACCEPT THE HOME IN ITS AS IS CONDITION SELLER WILL NOT PAY CC AND OR NO ALLOWANCES . LOTS OF POTENTIAL AND INVESTORS ARE WELCOME .LOOKING FOR A 4 BEDROOM INVESTMENT THIS ONE MAY BE THE HOME YOU ARE LOOKING FOR . ENJOY THE OPEN KITCHEN WITH LOTS OF CABINET SPACE AND A SPACIOUS BATHROOM . LOW MAINTENCE FLOORING THIS ONE IS A INVESTOR SPECIAL .

2. 2026-04-27
   status Pending

   Show marketing remark (445 chars)

   INVESTORS WELCOME , NO WAITING PERIODS , SOLD AS IS WHERE IS , NO UTLIITES WILL BE TURNED ON BUYER TO ACCEPT THE HOME IN ITS AS IS CONDITION SELLER WILL NOT PAY CC AND OR NO ALLOWANCES . LOTS OF POTENTIAL AND INVESTORS ARE WELCOME .LOOKING FOR A 4 BEDROOM INVESTMENT THIS ONE MAY BE THE HOME YOU ARE LOOKING FOR . ENJOY THE OPEN KITCHEN WITH LOTS OF CABINET SPACE AND A SPACIOUS BATHROOM . LOW MAINTENCE FLOORING THIS ONE IS A INVESTOR SPECIAL .

3. 2026-04-16
   listed $19,900 Active

   Show marketing remark (445 chars)

   INVESTORS WELCOME , NO WAITING PERIODS , SOLD AS IS WHERE IS , NO UTLIITES WILL BE TURNED ON BUYER TO ACCEPT THE HOME IN ITS AS IS CONDITION SELLER WILL NOT PAY CC AND OR NO ALLOWANCES . LOTS OF POTENTIAL AND INVESTORS ARE WELCOME .LOOKING FOR A 4 BEDROOM INVESTMENT THIS ONE MAY BE THE HOME YOU ARE LOOKING FOR . ENJOY THE OPEN KITCHEN WITH LOTS OF CABINET SPACE AND A SPACIOUS BATHROOM . LOW MAINTENCE FLOORING THIS ONE IS A INVESTOR SPECIAL .

4. 2026-04-16
   listed $19,900 Active 445-char remark

   Show marketing remark (445 chars)

   INVESTORS WELCOME , NO WAITING PERIODS , SOLD AS IS WHERE IS , NO UTLIITES WILL BE TURNED ON BUYER TO ACCEPT THE HOME IN ITS AS IS CONDITION SELLER WILL NOT PAY CC AND OR NO ALLOWANCES . LOTS OF POTENTIAL AND INVESTORS ARE WELCOME .LOOKING FOR A 4 BEDROOM INVESTMENT THIS ONE MAY BE THE HOME YOU ARE LOOKING FOR . ENJOY THE OPEN KITCHEN WITH LOTS OF CABINET SPACE AND A SPACIOUS BATHROOM . LOW MAINTENCE FLOORING THIS ONE IS A INVESTOR SPECIAL .

5. 2024-02-07
   historical
6. 2023-11-07
   status Pending
7. 2023-10-21
   listed $55,000 Active
8. 2023-10-21
   listed $55,000

ⓘ 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: $136 · $11/mo
• Projected year-2 tax: $136 · $11/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 6/10 Major FEMA zone AE · 74% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,248
• − Mortgage interest: −$1,115
• − Property taxes: −$136
• − Insurance: −$5,218
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$579
• Taxable income: $4,921
• Est. tax owed @ 24.0%: −$1,181
• After-tax cash flow: $3,469/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): 23,288
• Household income: $25,397
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 1980.0

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 (95%)
• Race & ethnicity: Black 95% Hispanic / Latino 2% White 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -110.79%
• Current HPI: 75.7121
• Rent YoY: ▼ -1.21%
• 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

-63.8% since first listed

8 events — show timeline

• 2026-04-27 Pending — AcadianaMLS
• 2026-04-27 Pending — GBRMLS
• 2026-04-16 Listed $19,900 GBRMLS
• 2026-04-16 Listed $19,900 AcadianaMLS
• 2024-02-07 Delisted — GBRMLS
• 2023-11-07 Pending — GBRMLS
• 2023-10-21 Listed $55,000 AcadianaMLS
• 2023-10-21 Listed $55,000 GBRMLS

Property tax history

+2.2%/yr

Latest (2025): $136 · +4.6% YoY. Source: county tax records.