6793 Morgan Rd · Central, LA 70739

$155,000

2 bd · 1.5 ba · 1,145 sqft · SingleFamily public records · 252 Days on market

Built 1985 4,356 sqft lot Est $197k · 21% under ↓ 9% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.5/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a prime Central location, this charming 2-bedroom, 1.5-bath townhome has been a well-maintained investment property for over 30 years. The downstairs features a formal dining room, a cozy living room with a wood-burning fireplace, a convenient laundry room, a half bath, and a kitchen with ceramic tile flooring and an electric range/oven. Upstairs, you'll find two spacious bedrooms with carpet flooring, a full bath, and a private balcony perfect for relaxing outdoors. The backyard is fully enclosed with a wood fence for added privacy. Whether you're looking for an investment opportunity or a great place to call home, this property is full of potential. Schedule your private showing today!

Key facts

• Formal dining room
• Private balcony
• Central location

Tags

• CENTRAL LOCATION
• FORMAL DINING ROOM
• WOOD BURNING FIREPLACE
• CERAMIC TILE FLOORING
• PRIVATE BALCONY
• FULLY ENCLOSED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-53 ($-635/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (6.0% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.3% in Central — 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 (#25 in LA, #4,761 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Central Community School District (suburban): math 50% / reading 54% proficiency, ranked #9 of 98 in LA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 110 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 252 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.15% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $196,940
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6443 Thelmadale Dr	0.31mi	3/1.5 (+1)	1,212 (+6%)	2mo	$199,900	$165	69
6527 Landmor Dr	0.28mi	3/1.5 (+1)	1,176 (+3%)	12mo	$199,900	$170	68
6843 Landmor Dr	0.17mi	3/2.0 (+1)	1,230 (+7%)	10mo	$219,500	$178	65
16744 Dry Creek Dr	0.61mi	2/2.0	1,103 (-4%)	20mo	$190,000	$172	47
6037 Donnybrook Ave	0.67mi	3/2.0 (+1)	1,236 (+8%)	18mo	$220,000	$178	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-28,223
• Equity at exit: $23,111

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-27,847
• Equity at exit: $13,402

Cash invested: $43,400 (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 70739

• Active inventory: 110
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$151 /mo · $1,814/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-53

Break-even live

Break-even rent $1,842

Max offer price $145,655

Occupancy floor 98%

Sensitivity live

Price	-10% $35	-5% $-9	+0% $-53	+5% $-97	+10% $-141
Rent	-10% $-193	-5% $-123	+0% $-53	+5% $17	+10% $87
Rate	-1.0pp $25	-0.5pp $-13	base $-53	+0.5pp $-93	+1.0pp $-134

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18627 Greenwell Springs Rd Greenwell Springs, LA	3.0	2.0	1220	$1,800	$1.48	44d	1	1.13mi
18627 Greenwell Springs Rd Unit 2A Greenwell Springs, LA	3.0	2.0	1220	$1,750	$1.43	15d	1	1.13mi

Listing history 25 events

1. 2026-06-18
   days on market $155,000 Active 252 DOM
2. 2026-06-17
   days on market $155,000 Active 251 DOM
3. 2026-06-16
   days on market $155,000 Active 250 DOM
4. 2026-06-15
   days on market $155,000 Active 249 DOM
5. 2026-06-14
   days on market $155,000 Active 247 DOM
6. 2026-06-10
   days on market $155,000 Active 244 DOM
7. 2026-06-09
   days on market $155,000 Active 243 DOM
8. 2026-06-08
   days on market $155,000 Active 242 DOM
9. 2026-06-07
   days on market $155,000 Active 241 DOM
10. 2026-06-05
    days on market $155,000 Active 238 DOM
11. 2026-06-03
    days on market $155,000 Active 237 DOM
12. 2026-06-02
    days on market $155,000 Active 236 DOM
13. 2026-06-01
    days on market $155,000 Active 235 DOM
14. 2026-05-31
    days on market $155,000 Active 234 DOM
15. 2026-05-31
    days on market $155,000 Active 233 DOM
16. 2026-03-23
    price $155,000 707-char remark

    Show marketing remark (719 chars)

    Located in a prime Central location, this charming 2-bedroom, 1.5-bath townhome has been a well-maintained investment property for over 30 years. The downstairs features a formal dining room, a cozy living room with a wood-burning fireplace, a convenient laundry room, a half bath, and a kitchen with ceramic tile flooring and an electric range/oven. Upstairs, you’ll find two spacious bedrooms with carpet flooring, a full bath, and a private balcony perfect for relaxing outdoors. The backyard is fully enclosed with a wood fence for added privacy. Whether you’re looking for an investment opportunity or a great place to call home, this property is full of potential. Schedule your private showing today!

17. 2026-03-23
    price $155,000 719-char remark

    Show marketing remark (719 chars)

    Located in a prime Central location, this charming 2-bedroom, 1.5-bath townhome has been a well-maintained investment property for over 30 years. The downstairs features a formal dining room, a cozy living room with a wood-burning fireplace, a convenient laundry room, a half bath, and a kitchen with ceramic tile flooring and an electric range/oven. Upstairs, you’ll find two spacious bedrooms with carpet flooring, a full bath, and a private balcony perfect for relaxing outdoors. The backyard is fully enclosed with a wood fence for added privacy. Whether you’re looking for an investment opportunity or a great place to call home, this property is full of potential. Schedule your private showing today!

18. 2025-10-09
    listed $160,000 Active 719-char remark

    Show marketing remark (707 chars)

    Located in a prime Central location, this charming 2-bedroom, 1.5-bath townhome has been a well-maintained investment property for over 30 years. The downstairs features a formal dining room, a cozy living room with a wood-burning fireplace, a convenient laundry room, a half bath, and a kitchen with ceramic tile flooring and an electric range/oven. Upstairs, you'll find two spacious bedrooms with carpet flooring, a full bath, and a private balcony perfect for relaxing outdoors. The backyard is fully enclosed with a wood fence for added privacy. Whether you're looking for an investment opportunity or a great place to call home, this property is full of potential. Schedule your private showing today!

19. 2025-10-09
    listed $160,000 Active 707-char remark

    Show marketing remark (707 chars)

    Located in a prime Central location, this charming 2-bedroom, 1.5-bath townhome has been a well-maintained investment property for over 30 years. The downstairs features a formal dining room, a cozy living room with a wood-burning fireplace, a convenient laundry room, a half bath, and a kitchen with ceramic tile flooring and an electric range/oven. Upstairs, you'll find two spacious bedrooms with carpet flooring, a full bath, and a private balcony perfect for relaxing outdoors. The backyard is fully enclosed with a wood fence for added privacy. Whether you're looking for an investment opportunity or a great place to call home, this property is full of potential. Schedule your private showing today!

20. 2023-03-03
    soldstatus Sold
21. 2023-03-03
    soldstatus $150,000
22. 2023-02-16
    status Pending
23. 2022-07-28
    listed $169,900 Active
24. 2022-07-28
    listed $169,900
25. 1981-11-09
    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: $1,814 · $151/mo
• Projected year-2 tax: $1,814 · $151/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,300
• − Mortgage interest: −$8,682
• − Property taxes: −$1,814
• − Insurance: −$5,894
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$4,509
• Taxable loss: −$3,007
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $87/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: Central Community School District
• NCES district ID: 2200125
• Math proficiency: 50% ▼ -32.00%
• Reading proficiency: 54% ▼ -31.00%
• Median HH income: $66,584
• Composite: 46.02/100
• National rank: #2528
• State rank: #9 of 98 in LA

Livability — Central

• Score: 74/100
• State rank: #25
• US rank: #4761

Category grades

Amenities F Commute F Cost of living B Crime B Employment A+ Housing A+ Health & safety C+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central, LA
• City population: 10,403
• Population (ZIP): 13,714

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 White (79%)
• Race & ethnicity: White 79% Two or more races 10% Black 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 12% Italian 4% Serbian 1%
• Foreign-born: 2% · Canada, Guatemala, Vietnam
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -100.93%
• Current HPI: 183.5126
• Rent YoY: —
• Metro: —
• 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

-8.8% since first listed

10 events — show timeline

• 2026-03-23 Price Changed $155,000 AcadianaMLS
• 2026-03-23 Price Changed $155,000 GBRMLS
• 2025-10-09 Listed $160,000 GBRMLS
• 2025-10-09 Listed $160,000 AcadianaMLS
• 2023-03-03 Sold (Public Records) $150,000 Public Records
• 2023-03-03 Sold (MLS) — GBRMLS
• 2023-02-16 Pending — GBRMLS
• 2022-07-28 Listed $169,900 AcadianaMLS
• 2022-07-28 Listed $169,900 GBRMLS
• 1981-11-09 Sold (Public Records) — Public Records

Property tax history

+15.5%/yr

Latest (2025): $1,814 · -0.4% YoY. Source: county tax records.