3929 Topeka St · Baton Rouge, LA 70805

$34,900

3 bd · 1.0 ba · 1,400 sqft · SingleFamily · 191 Days on market

Built 1950 4,356 sqft lot $25/sqft · 26% below area Est $47k · 26% under ↓ 30% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

3BR/1BA cottage off Plank Road has front porch. Some updating has been done. Great opportunity for investor to finish rehab and rent property. This property has potential to create positive cash flow. Convenient location, easy access to the interstate. Ask about buying as a package with 2922 Osceola, 2934-2936 Osceola, 3920 Geronimo, 3925 Topeka and 3130 Hiawatha.

Key facts

• Front porch
• Convenient location
• 4,356 sq ft lot

Tags

• FRONT PORCH
• CONVENIENT LOCATION
• EASY ACCESS TO THE INTERSTATE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.1% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,111/mo this rent would consume 52% 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 $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $13k; list at $35k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 3.18% ✓
• Cap rate: 28.12%
• Cash-on-cash: 77.94%
• DSCR: 4.47
• GRM: 2.6

CMA / ARV

• ARV (median comp): $46,948
• List price: $34,900
• Delta: -25.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3805 Pocasset St	0.18mi	3/2.0	1,330 (-5%)	9mo	$32,000	$24	72
3825 Keokuk St	0.11mi	4/2.0 (+1)	1,265 (-10%)	5mo	$59,500	$47	65
3169 Sherwood St	0.38mi	3/1.0	1,196 (-15%)	0mo	$89,500	$75	57
3620 Clayton Dr	0.59mi	2/1.0 (-1)	1,289 (-8%)	0mo	$55,000	$43	54
5013 Douglas Ave	0.69mi	3/1.5	1,455 (+4%)	9mo	$47,000	$32	52
3335 N 38th St	0.65mi	3/1.0	1,275 (-9%)	6mo	$55,000	$43	50
3333 Byron St	0.66mi	3/1.5	1,561 (+12%)	1mo	$64,900	$42	48
3577 Shelley St	0.64mi	3/1.0	1,241 (-11%)	6mo	$130,000	$105	46
3235 Alliquippa St	0.52mi	2/1.0 (-1)	1,200 (-14%)	5mo	$80,000	$67	42
3815 Webb Dr	0.74mi	3/1.0	1,190 (-15%)	4mo	$10,000	$8	37
4236 Delaware St	0.70mi	3/2.0	1,200 (-14%)	9mo	$79,500	$66	32
3765 Webb Dr	0.74mi	4/2.0 (+1)	1,190 (-15%)	1mo	$120,000	$101	30

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: 65.6%
• Equity multiple: 3.80×
• Total profit: $27,338
• Equity at exit: $5,204

10-year hold

• IRR: 68.9%
• Equity multiple: 6.94×
• Total profit: $58,061
• Equity at exit: $3,018

Cash invested: $9,772 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,111 high
• Mortgage (P&I): −$183
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $568

Break-even live

Break-even rent $392

Max offer price $34,900

Occupancy floor 44%

Sensitivity live

Price	-10% $588	-5% $578	+0% $568	+5% $558	+10% $548
Rent	-10% $480	-5% $524	+0% $568	+5% $612	+10% $656
Rate	-1.0pp $586	-0.5pp $577	base $568	+0.5pp $559	+1.0pp $550

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	44d	1	0.14mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	24d	1	0.21mi
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	24d	1	0.24mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	44d	1	0.27mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	44d	1	0.47mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	15d	1	0.61mi
4912 Breckenridge Ave Baton Rouge, LA	3.0	2.0	1800	$1,075	$0.60	15d	1	0.64mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	24d	1	0.66mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	20d	1	0.66mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	20d	1	0.68mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	24d	1	0.69mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	0.92mi
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	24d	1	0.93mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	0.95mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	20d	1	0.99mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	24d	1	1.25mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	20d	1	1.32mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	24d	1	1.46mi

Listing history 28 events

1. 2026-06-18
   days on market $34,900 Active 191 DOM
2. 2026-06-17
   days on market $34,900 Active 190 DOM
3. 2026-06-16
   days on market $34,900 Active 189 DOM
4. 2026-06-15
   days on market $34,900 Active 188 DOM
5. 2026-06-14
   days on market $34,900 Active 186 DOM
6. 2026-06-10
   days on market $34,900 Active 183 DOM
7. 2026-06-09
   days on market $34,900 Active 182 DOM
8. 2026-06-08
   days on market $34,900 Active 181 DOM
9. 2026-06-07
   days on market $34,900 Active 180 DOM
10. 2026-06-05
    days on market $34,900 Active 177 DOM
11. 2026-06-03
    days on market $34,900 Active 176 DOM
12. 2026-06-02
    days on market $34,900 Active 175 DOM
13. 2026-06-01
    days on market $34,900 Active 174 DOM
14. 2026-05-31
    days on market $34,900 Active 173 DOM
15. 2026-05-31
    days on market $34,900 Active 172 DOM
16. 2025-12-09
    listed $34,900 Active 366-char remark

    Show marketing remark (366 chars)

    3BR/1BA cottage off Plank Road has front porch. Some updating has been done. Great opportunity for investor to finish rehab and rent property. This property has potential to create positive cash flow. Convenient location, easy access to the interstate. Ask about buying as a package with 2922 Osceola, 2934-2936 Osceola, 3920 Geronimo, 3925 Topeka and 3130 Hiawatha.

17. 2025-12-08
    listed $34,900 Active 366-char remark

    Show marketing remark (366 chars)

    3BR/1BA cottage off Plank Road has front porch. Some updating has been done. Great opportunity for investor to finish rehab and rent property. This property has potential to create positive cash flow. Convenient location, easy access to the interstate. Ask about buying as a package with 2922 Osceola, 2934-2936 Osceola, 3920 Geronimo, 3925 Topeka and 3130 Hiawatha.

18. 2025-09-22
    soldstatus $13,320
19. 2025-05-20
    soldstatus $272,760
20. 2022-12-05
    soldstatus $309,000
21. 2022-10-01
    historical
22. 2022-08-04
    price $30,000
23. 2022-08-03
    status Active
24. 2022-07-28
    status Pending
25. 2022-04-28
    status Active
26. 2022-03-19
    status Pending
27. 2022-03-09
    listed $50,000 Active
28. 2022-03-09
    listed $30,000

ⓘ 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: $546 · $45/mo
• Projected year-2 tax: $546 · $45/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $13,332
• − Mortgage interest: −$1,955
• − Property taxes: −$546
• − Insurance: −$972
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$1,015
• Taxable income: $6,711
• Est. tax owed @ 24.0%: −$1,611
• After-tax cash flow: $5,208/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

-30.2% since first listed

13 events — show timeline

• 2025-12-09 Listed $34,900 GBRMLS
• 2025-12-08 Listed $34,900 AcadianaMLS
• 2025-09-22 Sold (Public Records) $13,320 Public Records
• 2025-05-20 Sold (Public Records) $272,760 Public Records
• 2022-12-05 Sold (Public Records) $309,000 Public Records
• 2022-10-01 Delisted — GBRMLS
• 2022-08-04 Price Changed $30,000 GBRMLS
• 2022-08-03 Relisted — GBRMLS
• 2022-07-28 Pending — GBRMLS
• 2022-04-28 Relisted — GBRMLS
• 2022-03-19 Pending — GBRMLS
• 2022-03-09 Listed $30,000 AcadianaMLS
• 2022-03-09 Listed $50,000 GBRMLS

Property tax history

+0.9%/yr

Latest (2025): $546 · +4.7% YoY. Source: county tax records.