1180 N Acadian Thwy · Baton Rouge, LA 70802

$135,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 45 Days on market

Built 1960 3,484 sqft lot $117/sqft · 246% above area

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Rent growth +4.1/5.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom 2 bathroom home is fantasticly remodeled

Key facts

• 3,484 sq ft lot
• 2 parking spots
• Built 1960

Property features AI

Finance

• Other: Subdivision: Eden Park; Directions: From I-10 East, right on N. Acadian Thwy, pass Florida and property is on the right

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick construction; Slab foundation; Built on a slab
• Exterior features: Public water; Public sewer; Lot approximately 34 x 101 (0.08 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/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 $118k (12.3% below list).
• Recommended offer: $118k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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 rising fast (+6.6%/yr); 188 active listings in the ZIP; 37 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).
• This rent runs 41% of the median local income ($34k/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 $933 of loan paydown is wiped out by about $4k 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 45 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,441 (12.3% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

• ARV (median comp): $39,012
• List price: $135,000
• Delta: 246.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
760 N 29th St	0.36mi	2/1.5 (-1)	1,135 (-2%)	1mo	$105,000	$93	73
716 N 36th St	0.31mi	3/2.0	1,100 (-4%)	8mo	$49,000	$45	72
2812 North St	0.50mi	3/2.0	1,152 (0%)	8mo	$140,000	$122	70
3825 Fairfields Ave	0.60mi	3/1.0	1,152 (0%)	0mo	$125,000	$109	68
1152 N 32nd St	0.09mi	2/1.0 (-1)	1,000 (-13%)	2mo	$12,500	$13	63
3420 Main St	0.46mi	2/1.0 (-1)	1,118 (-3%)	6mo	$54,500	$49	60
2711 Jackson Ave	0.63mi	3/2.0	1,200 (+4%)	7mo	$79,000	$66	58
421 N 24th St	0.75mi	3/2.0	1,197 (+4%)	1mo	$190,000	$159	58
4366 Jefferson Ave	0.66mi	3/1.0	1,200 (+4%)	2mo	$49,900	$42	57
1108 N Acadian Thruway	0.08mi	2/5.5 (-1)	1,000 (-13%)	2mo	$13,100	$13	54
2645 Jefferson Ave	0.56mi	2/1.0 (-1)	1,123 (-2%)	8mo	$9,750	$9	54
4051 N Barrow Dr	0.62mi	3/2.0	1,040 (-10%)	5mo	$175,000	$168	51

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-8,873
• Equity at exit: $20,129

10-year hold

• IRR: 7.0%
• Equity multiple: 1.60×
• Total profit: $22,715
• Equity at exit: $11,672

Cash invested: $37,800 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$708
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $136

Break-even live

Break-even rent $1,013

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $212	-5% $174	+0% $136	+5% $97	+10% $59
Rent	-10% $42	-5% $89	+0% $136	+5% $182	+10% $229
Rate	-1.0pp $204	-0.5pp $170	base $136	+0.5pp $101	+1.0pp $65

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	24d	1	0.15mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	0.19mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	0.28mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	14d	1	0.30mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	0.31mi
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	21d	1	0.40mi
636 N 39th St Apt 2 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	14d	1	0.42mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	24d	1	0.55mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	24d	1	0.57mi
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	24d	1	0.77mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	24d	1	0.77mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	19d	1	0.81mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$1,250	$1.64	44d	1	0.83mi
239 West Dr Baton Rouge, LA	2.0	1.0	1428	$1,250	$0.88	24d	1	0.86mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	14d	31	0.88mi
4743 Florida Blvd Baton Rouge, LA	2.0	1.0	947	$789	$0.83	14d	3	0.93mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,353	$1.75	14d	6	1.05mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	19d	1	1.06mi
422 Glenmore Ave Baton Rouge, LA	3.0	2.0	1307	$1,700	$1.30	24d	1	1.08mi
3711 Cole Dr #3 Baton Rouge, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	1.08mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	44d	1	1.12mi
623 S Eugene St Unit 1 Baton Rouge, LA	2.0	1.0	980	$1,400	$1.43	44d	1	1.13mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	44d	1	1.16mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	14d	1	1.18mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	24d	1	1.21mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	44d	1	1.22mi
352 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	987	$1,475	$1.49	14d	2	1.23mi
878 Kenmore Ave Unit C Baton Rouge, LA	2.0	1.0	1100	$1,000	$0.91	21d	1	1.28mi
866 Arlington Ave Unit 206 Baton Rouge, LA	2.0	1.0	950	$895	$0.94	44d	1	1.29mi
1346 Main St Unit A Baton Rouge, LA	3.0	2.0	1200	$1,600	$1.33	44d	1	1.32mi
925 Rittiner Dr Unit 927 Baton Rouge, LA	3.0	1.0	1147	$1,250	$1.09	44d	1	1.37mi
1035 Rittiner Dr Baton Rouge, LA	3.0	1.0	1145	$1,200	$1.05	14d	1	1.42mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	14d	1	1.45mi
373 Community College Dr Unit 302 Baton Rouge, LA	4.0	2.0	1300	$1,100	$0.85	44d	1	1.46mi
373 Community College Dr Unit 206 Baton Rouge, LA	4.0	2.0	1300	$1,200	$0.92	44d	1	1.46mi
718 Park Blvd Unit 1 Baton Rouge, LA	2.0	1.0	1189	$1,500	$1.26	24d	1	1.47mi
1251 N Ardenwood Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	923	$999	$1.08	44d	1	1.47mi

Listing history 22 events

1. 2026-06-18
   days on market $135,000 Active 45 DOM
2. 2026-06-17
   days on market $135,000 Active 44 DOM
3. 2026-06-16
   days on market $135,000 Active 43 DOM
4. 2026-06-15
   days on market $135,000 Active 42 DOM
5. 2026-06-14
   days on market $135,000 Active 40 DOM
6. 2026-06-10
   days on market $135,000 Active 37 DOM
7. 2026-06-09
   days on market $135,000 Active 36 DOM
8. 2026-06-08
   days on market $135,000 Active 35 DOM
9. 2026-06-07
   days on market $135,000 Active 34 DOM
10. 2026-06-05
    days on market $135,000 Active 31 DOM
11. 2026-06-03
    days on market $135,000 Active 30 DOM
12. 2026-06-02
    days on market $135,000 Active 29 DOM
13. 2026-06-01
    days on market $135,000 Active 28 DOM
14. 2026-05-31
    days on market $135,000 Active 27 DOM
15. 2026-05-31
    days on market $135,000 Active 26 DOM
16. 2026-04-29
    listed $135,000 Active 55-char remark

    Show marketing remark (55 chars)

    This 3 bedroom 2 bathroom home is fantasticly remodeled

17. 2026-04-29
    listed $135,000 Active 55-char remark

    Show marketing remark (55 chars)

    This 3 bedroom 2 bathroom home is fantasticly remodeled

18. 2025-09-16
    soldstatus Closed
19. 2025-09-05
    status Pending
20. 2025-08-27
    listed $28,000 Active
21. 2025-08-27
    listed $28,000 Active
22. 2025-08-27
    listed $28,000

ⓘ 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: $431 · $36/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$311/yr (+$26/mo · 72.3%)

ⓘ 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 · 20 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: $14,213
• − Mortgage interest: −$7,562
• − Property taxes: −$431
• − Insurance: −$675
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$3,927
• Taxable loss: −$657
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,784/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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 1% Other Indo-European 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

+382.1% since first listed

7 events — show timeline

• 2026-04-29 Listed $135,000 GBRMLS
• 2026-04-29 Listed $135,000 AcadianaMLS
• 2025-09-16 Sold (MLS) — GBRMLS
• 2025-09-05 Pending — GBRMLS
• 2025-08-27 Listed $28,000 GBRMLS
• 2025-08-27 Listed $28,000 AcadianaMLS
• 2025-08-27 Listed $28,000 AcadianaMLS

Property tax history

+23.0%/yr

Latest (2025): $431 · +4.7% YoY. Source: county tax records.