2830 Fairfields Ave · Baton Rouge, LA 70802

$120,000

3 bd · 2.0 ba · 1,423 sqft · SingleFamily · 200 Days on market

Built 1984 7,405 sqft lot $84/sqft · 45% above area Est $82k · 46% over

---

Why this score? — see what drove the C- 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +5.6/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 3 bedroom 2 bath home with beautifully refinished wood floors. New windows, brand new central air and heat, fresh paint throughout home, new roof and granite countertops in kitchen. Home is full of character and charm. Gas fireplace in large living room. Living room is perfect for family gatherings. Home has spacious bedrooms. Close proximity to the interstate makes the location of this home perfect. Flood Zone X, so no flood insurance is required. It's just awaiting its new homeowners.

Key facts

• Fresh paint
• Central air and heat
• Granite countertops

Tags

• REFINISHED WOOD FLOORS
• NEW WINDOWS
• CENTRAL AIR AND HEAT
• FRESH PAINT
• NEW ROOF
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 rising fast (+6.6%/yr); 188 active listings in the ZIP; 29 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).
• This rent runs 44% 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 $830 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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

• 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (median comp): $82,472
• List price: $120,000
• Delta: 45.50%
• 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
2654 Madison Ave	0.11mi	3/2.0	1,532 (+8%)	14mo	$120,000	$78	71
2342 Cherry St	0.41mi	3/1.0	1,423 (0%)	9mo	$35,000	$25	69
1650 N 32nd St	0.31mi	3/2.0	1,341 (-6%)	10mo	$90,000	$67	67
3008 Seneca St	0.33mi	3/1.0	1,350 (-5%)	9mo	$64,900	$48	64
2537 Madison Ave	0.21mi	3/2.0	1,297 (-9%)	13mo	$67,000	$52	64
2908 Adams Ave	0.12mi	3/1.0	1,232 (-13%)	9mo	$100,000	$81	61
3322 Ontario St	0.64mi	3/2.0	1,483 (+4%)	15mo	$139,999	$94	51
2145 N 38th St	0.46mi	4/2.0 (+1)	1,626 (+14%)	3mo	$152,500	$94	47
2927 Tecumseh St	0.64mi	3/2.0	1,245 (-12%)	3mo	$182,500	$147	47
1820 Walnut St	0.64mi	3/2.0	1,610 (+13%)	8mo	$85,000	$53	42
2325 N 20th St	0.56mi	3/1.0	1,246 (-12%)	14mo	$64,900	$52	37
3691 Dalton St	0.68mi	4/1.0 (+1)	1,225 (-14%)	10mo	$52,500	$43	28

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: 2.1%
• Equity multiple: 1.09×
• Total profit: $2,860
• Equity at exit: $17,892

10-year hold

• IRR: 14.7%
• Equity multiple: 2.37×
• Total profit: $45,972
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$629
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $276

Break-even live

Break-even rent $920

Max offer price $120,000

Occupancy floor 73%

Sensitivity live

Price	-10% $344	-5% $310	+0% $276	+5% $242	+10% $208
Rent	-10% $176	-5% $226	+0% $276	+5% $326	+10% $377
Rate	-1.0pp $337	-0.5pp $307	base $276	+0.5pp $245	+1.0pp $214

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	24d	1	0.33mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	45d	1	0.38mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	15d	1	0.41mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	0.42mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	24d	1	0.51mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	24d	1	0.54mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	45d	1	0.60mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	20d	1	0.71mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	20d	1	0.74mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	15d	1	0.83mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	20d	1	0.93mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	24d	1	1.00mi
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	22d	1	1.02mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	45d	1	1.04mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	45d	1	1.07mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	24d	1	1.14mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	20d	1	1.14mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	24d	1	1.17mi
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	24d	1	1.25mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	45d	1	1.28mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	24d	1	1.29mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	15d	31	1.30mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	1.36mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	24d	1	1.38mi
1346 Main St Unit A Baton Rouge, LA	3.0	2.0	1200	$1,600	$1.33	45d	1	1.41mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	24d	1	1.45mi
3044 Wilshire Dr Baton Rouge, LA	3.0	2.0	1734	$2,350	$1.36	15d	1	1.46mi
239 West Dr Baton Rouge, LA	2.0	1.0	1428	$1,250	$0.88	24d	1	1.47mi
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	24d	1	1.48mi

Listing history 14 events

1. 2026-04-11
   status Active 512-char remark

   Show marketing remark (512 chars)

   Welcome home to this 3 bedroom 2 bath home with beautifully refinished wood floors. New windows, brand new central air and heat, fresh paint throughout home, new roof and granite countertops in kitchen. Home is full of character and charm. Gas fireplace in large living room. Living room is perfect for family gatherings. Home has spacious bedrooms. Close proximity to the interstate makes the location of this home perfect. Flood Zone X, so no flood insurance is required. It's just awaiting its new homeowners.

2. 2026-04-10
   status Active 512-char remark

   Show marketing remark (512 chars)

   Welcome home to this 3 bedroom 2 bath home with beautifully refinished wood floors. New windows, brand new central air and heat, fresh paint throughout home, new roof and granite countertops in kitchen. Home is full of character and charm. Gas fireplace in large living room. Living room is perfect for family gatherings. Home has spacious bedrooms. Close proximity to the interstate makes the location of this home perfect. Flood Zone X, so no flood insurance is required. It's just awaiting its new homeowners.

3. 2026-04-06
   status Pending 512-char remark

   Show marketing remark (512 chars)

   Welcome home to this 3 bedroom 2 bath home with beautifully refinished wood floors. New windows, brand new central air and heat, fresh paint throughout home, new roof and granite countertops in kitchen. Home is full of character and charm. Gas fireplace in large living room. Living room is perfect for family gatherings. Home has spacious bedrooms. Close proximity to the interstate makes the location of this home perfect. Flood Zone X, so no flood insurance is required. It's just awaiting its new homeowners.

4. 2026-04-06
   status Pending 512-char remark

   Show marketing remark (512 chars)

   Welcome home to this 3 bedroom 2 bath home with beautifully refinished wood floors. New windows, brand new central air and heat, fresh paint throughout home, new roof and granite countertops in kitchen. Home is full of character and charm. Gas fireplace in large living room. Living room is perfect for family gatherings. Home has spacious bedrooms. Close proximity to the interstate makes the location of this home perfect. Flood Zone X, so no flood insurance is required. It's just awaiting its new homeowners.

5. 2026-03-17
   price $120,000 512-char remark

   Show marketing remark (512 chars)

   Welcome home to this 3 bedroom 2 bath home with beautifully refinished wood floors. New windows, brand new central air and heat, fresh paint throughout home, new roof and granite countertops in kitchen. Home is full of character and charm. Gas fireplace in large living room. Living room is perfect for family gatherings. Home has spacious bedrooms. Close proximity to the interstate makes the location of this home perfect. Flood Zone X, so no flood insurance is required. It's just awaiting its new homeowners.

6. 2026-03-17
   price $120,000 512-char remark

   Show marketing remark (512 chars)

   Welcome home to this 3 bedroom 2 bath home with beautifully refinished wood floors. New windows, brand new central air and heat, fresh paint throughout home, new roof and granite countertops in kitchen. Home is full of character and charm. Gas fireplace in large living room. Living room is perfect for family gatherings. Home has spacious bedrooms. Close proximity to the interstate makes the location of this home perfect. Flood Zone X, so no flood insurance is required. It's just awaiting its new homeowners.

7. 2025-11-03
   status Active 512-char remark

   Show marketing remark (512 chars)

   Welcome home to this 3 bedroom 2 bath home with beautifully refinished wood floors. New windows, brand new central air and heat, fresh paint throughout home, new roof and granite countertops in kitchen. Home is full of character and charm. Gas fireplace in large living room. Living room is perfect for family gatherings. Home has spacious bedrooms. Close proximity to the interstate makes the location of this home perfect. Flood Zone X, so no flood insurance is required. It's just awaiting its new homeowners.

8. 2025-10-27
   status Pending 512-char remark

   Show marketing remark (512 chars)

   Welcome home to this 3 bedroom 2 bath home with beautifully refinished wood floors. New windows, brand new central air and heat, fresh paint throughout home, new roof and granite countertops in kitchen. Home is full of character and charm. Gas fireplace in large living room. Living room is perfect for family gatherings. Home has spacious bedrooms. Close proximity to the interstate makes the location of this home perfect. Flood Zone X, so no flood insurance is required. It's just awaiting its new homeowners.

9. 2025-10-24
   listed $125,000 Active 512-char remark

   Show marketing remark (512 chars)

   Welcome home to this 3 bedroom 2 bath home with beautifully refinished wood floors. New windows, brand new central air and heat, fresh paint throughout home, new roof and granite countertops in kitchen. Home is full of character and charm. Gas fireplace in large living room. Living room is perfect for family gatherings. Home has spacious bedrooms. Close proximity to the interstate makes the location of this home perfect. Flood Zone X, so no flood insurance is required. It's just awaiting its new homeowners.

10. 2025-10-24
    listed $125,000 Active 512-char remark

    Show marketing remark (512 chars)

    Welcome home to this 3 bedroom 2 bath home with beautifully refinished wood floors. New windows, brand new central air and heat, fresh paint throughout home, new roof and granite countertops in kitchen. Home is full of character and charm. Gas fireplace in large living room. Living room is perfect for family gatherings. Home has spacious bedrooms. Close proximity to the interstate makes the location of this home perfect. Flood Zone X, so no flood insurance is required. It's just awaiting its new homeowners.

11. 2021-04-29
    soldstatus Sold
12. 2021-04-01
    status Pending
13. 2021-03-30
    listed $35,000 Active
14. 2021-03-30
    listed $35,000

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$86/yr (+$7/mo · 15.0%)

ⓘ 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: $15,241
• − Mortgage interest: −$6,722
• − Property taxes: −$574
• − Insurance: −$600
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$3,491
• Taxable income: $1,416
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $2,975/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

+242.9% since first listed

14 events — show timeline

• 2026-04-11 Relisted — AcadianaMLS
• 2026-04-10 Relisted — GBRMLS
• 2026-04-06 Pending — AcadianaMLS
• 2026-04-06 Pending — GBRMLS
• 2026-03-17 Price Changed $120,000 AcadianaMLS
• 2026-03-17 Price Changed $120,000 GBRMLS
• 2025-11-03 Relisted — GBRMLS
• 2025-10-27 Pending — GBRMLS
• 2025-10-24 Listed $125,000 GBRMLS
• 2025-10-24 Listed $125,000 AcadianaMLS
• 2021-04-29 Sold (MLS) — GBRMLS
• 2021-04-01 Pending — GBRMLS
• 2021-03-30 Listed $35,000 AcadianaMLS
• 2021-03-30 Listed $35,000 GBRMLS

Property tax history

+22.9%/yr

Latest (2025): $574 · +4.7% YoY. Source: county tax records.