272 W Harrison St · Baton Rouge, LA 70802

$89,900

3 bd · 2.0 ba · 1,000 sqft · Other · 139 Days on market

Built 1977 3,484 sqft lot $90/sqft · 27% above area Est $71k · 27% over ↓ 27% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Bank owned property. Come see 272 W Harrison -- beautifully renovated prior to the last tenant moving in! This charming home features modern updates throughout, including quartz countertops, stainless steel appliances, no carpet, and a nicely sized yard perfect for relaxing or entertaining. Just 5 minutes from LSU convenience and style in one! Schedule your private tour today! Property is virtually staged Also listed with: 126 W Harrison, 218-220 W Polk, 180 W. Harrison and 180 W. Harrison St. inquire about purchasing individually or as a package.

Key facts

• Quartz countertops
• 5 minutes from lsu
• Nicely sized yard

Tags

• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NICELY SIZED YARD
• 5 MINUTES FROM LSU

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 28 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 $1,320/mo this rent would consume 46% of the median local household income ($34k/yr) (locally 1831% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 2y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.47% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.74%
• DSCR: 2.10
• GRM: 5.7

CMA / ARV

• ARV (median comp): $70,684
• List price: $89,900
• Delta: 27.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.93×
• Total profit: $23,384
• Equity at exit: $13,404

10-year hold

• IRR: 32.0%
• Equity multiple: 4.36×
• Total profit: $84,591
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$471
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $519

Break-even live

Break-even rent $664

Max offer price $89,900

Occupancy floor 56%

Sensitivity live

Price	-10% $570	-5% $544	+0% $519	+5% $391	+10% $360
Rent	-10% $415	-5% $467	+0% $519	+5% $571	+10% $623
Rate	-1.0pp $564	-0.5pp $542	base $519	+0.5pp $496	+1.0pp $472

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	45d	1	0.06mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	24d	1	0.06mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	15d	1	0.32mi
279 Chatsworth St Baton Rouge, LA	2.0	2.0	840	$1,250	$1.49	45d	1	0.32mi
634 W Grant St Baton Rouge, LA	3.0	2.0	1467	$1,850	$1.26	45d	1	0.40mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,696	$2.11	15d	28	0.42mi
470 E McKinley St Baton Rouge, LA	3.0	1.0	1200	$1,185	$0.99	24d	1	0.54mi
1133 Maximillian St Baton Rouge, LA	3.0	2.0	1240	$1,100	$0.89	45d	1	0.61mi
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	45d	1	0.61mi
3005 Highland Rd Unit 5A Baton Rouge, LA	2.0	1.0	810	$850	$1.05	45d	1	0.68mi
1136 Aster St Baton Rouge, LA	2.0	1.0	700	$695	$0.99	45d	1	0.70mi
1212 Aster St Unit 1132 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	45d	1	0.71mi
1212 Aster St Unit 1136 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	24d	1	0.71mi
3101 Highland Rd Baton Rouge, LA	2.0	1.0	955	$1,038	$1.09	15d	2	0.72mi
1538 Fig St Baton Rouge, LA	3.0	1.0	1100	$1,100	$1.00	24d	1	0.78mi
2273 Carolina St Baton Rouge, LA	3.0	2.0	1244	$1,050	$0.84	45d	1	0.78mi
3003 River Rd Baton Rouge, LA	1.0–2.0	1.0	670	$1,099	$1.64	15d	18	0.84mi
1430 S 17th St Baton Rouge, LA	3.0	2.0	1136	$3,499	$3.08	45d	1	0.88mi
648 Penalver St Unit 2 Baton Rouge, LA	2.0	1.0	1000	$1,200	$1.20	15d	1	0.91mi
417 E State St Baton Rouge, LA	3.0	1.0–2.0	849	$1,350	$1.59	15d	26	0.91mi
636 Napoleon St Baton Rouge, LA	2.0	1.0	1065	$1,650	$1.55	15d	1	0.92mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	24d	1	0.93mi
1702 Terrace Ave Baton Rouge, LA	4.0	2.0	1117	$1,400	$1.25	24d	1	0.93mi
408 E State St Unit B Baton Rouge, LA	2.0	2.0	1258	$1,100	$0.87	45d	1	0.93mi
802 S 18th St Baton Rouge, LA	3.0	2.0	1293	$1,690	$1.31	24d	1	1.15mi
718 Park Blvd Unit 1 Baton Rouge, LA	2.0	1.0	1189	$1,500	$1.26	24d	1	1.24mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	15d	1	1.25mi
625 Convention St Baton Rouge, LA	1.0–2.0	1.0–2.0	883	$1,818	$2.06	15d	9	1.40mi

Listing history 37 events

1. 2026-06-18
   days on market $89,900 Active 139 DOM
2. 2026-06-17
   days on market $89,900 Active 138 DOM
3. 2026-06-16
   days on market $89,900 Active 137 DOM
4. 2026-06-15
   days on market $89,900 Active 136 DOM
5. 2026-06-14
   days on market $89,900 Active 134 DOM
6. 2026-06-10
   days on market $89,900 Active 131 DOM
7. 2026-06-09
   days on market $89,900 Active 130 DOM
8. 2026-06-08
   days on market $89,900 Active 129 DOM
9. 2026-06-07
   days on market $89,900 Active 128 DOM
10. 2026-06-05
    pricedays on market $89,900 Active 125 DOM
11. 2026-06-03
    days on market $99,900 Active 124 DOM
12. 2026-06-02
    days on market $99,900 Active 123 DOM
13. 2026-06-01
    days on market $99,900 Active 122 DOM
14. 2026-05-31
    days on market $99,900 Active 121 DOM
15. 2026-05-31
    days on market $99,900 Active 120 DOM
16. 2026-03-05
    price $99,000 553-char remark

    Show marketing remark (553 chars)

    Bank owned property. Come see 272 W Harrison -- beautifully renovated prior to the last tenant moving in! This charming home features modern updates throughout, including quartz countertops, stainless steel appliances, no carpet, and a nicely sized yard perfect for relaxing or entertaining. Just 5 minutes from LSU convenience and style in one! Schedule your private tour today! Property is virtually staged Also listed with: 126 W Harrison, 218-220 W Polk, 180 W. Harrison and 180 W. Harrison St. inquire about purchasing individually or as a package.

17. 2026-03-05
    price $99,000 553-char remark

    Show marketing remark (553 chars)

    Bank owned property. Come see 272 W Harrison -- beautifully renovated prior to the last tenant moving in! This charming home features modern updates throughout, including quartz countertops, stainless steel appliances, no carpet, and a nicely sized yard perfect for relaxing or entertaining. Just 5 minutes from LSU convenience and style in one! Schedule your private tour today! Property is virtually staged Also listed with: 126 W Harrison, 218-220 W Polk, 180 W. Harrison and 180 W. Harrison St. inquire about purchasing individually or as a package.

18. 2026-03-04
    price $99,900
19. 2026-03-04
    price $99,900
20. 2026-01-30
    listed $115,000 Active
21. 2026-01-30
    listed $115,000 Active
22. 2026-01-23
    listed $115,000 Active 553-char remark

    Show marketing remark (553 chars)

    Bank owned property. Come see 272 W Harrison -- beautifully renovated prior to the last tenant moving in! This charming home features modern updates throughout, including quartz countertops, stainless steel appliances, no carpet, and a nicely sized yard perfect for relaxing or entertaining. Just 5 minutes from LSU convenience and style in one! Schedule your private tour today! Property is virtually staged Also listed with: 126 W Harrison, 218-220 W Polk, 180 W. Harrison and 180 W. Harrison St. inquire about purchasing individually or as a package.

23. 2026-01-23
    listed $115,000 Active 553-char remark

    Show marketing remark (553 chars)

    Bank owned property. Come see 272 W Harrison -- beautifully renovated prior to the last tenant moving in! This charming home features modern updates throughout, including quartz countertops, stainless steel appliances, no carpet, and a nicely sized yard perfect for relaxing or entertaining. Just 5 minutes from LSU convenience and style in one! Schedule your private tour today! Property is virtually staged Also listed with: 126 W Harrison, 218-220 W Polk, 180 W. Harrison and 180 W. Harrison St. inquire about purchasing individually or as a package.

24. 2025-09-12
    price $115,000
25. 2025-09-12
    price $115,000
26. 2025-09-12
    price $115,000
27. 2025-09-12
    price $115,000
28. 2025-06-14
    listed $135,000 Active
29. 2025-06-14
    listed $135,000 Active
30. 2025-06-14
    listed $115,000 Active
31. 2025-06-13
    listed $140,000 Active
32. 2025-06-13
    listed $115,000 Active
33. 2024-12-12
    listed $135,000
34. 2024-09-21
    price $135,000
35. 2024-09-01
    price $140,000
36. 2024-08-07
    listed $135,000
37. 2024-08-07
    listed $135,000 Active

ⓘ 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: $184 · $15/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$310/yr (+$26/mo · 168.1%)

ⓘ 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 · 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: $15,846
• − Mortgage interest: −$5,036
• − Property taxes: −$184
• − Insurance: −$450
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,615
• Taxable income: $5,025
• Est. tax owed @ 24.0%: −$1,206
• After-tax cash flow: $5,021/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

-26.7% since first listed

22 events — show timeline

• 2026-03-05 Price Changed $99,000 AcadianaMLS
• 2026-03-05 Price Changed $99,000 GSREIN
• 2026-03-04 Price Changed $99,900 AcadianaMLS
• 2026-03-04 Price Changed $99,900 GBRMLS
• 2026-01-30 Listed $115,000 GBRMLS
• 2026-01-30 Listed $115,000 AcadianaMLS
• 2026-01-23 Listed $115,000 GSREIN
• 2026-01-23 Listed $115,000 AcadianaMLS
• 2025-09-12 Price Changed $115,000 GBRMLS
• 2025-09-12 Price Changed $115,000 AcadianaMLS
• 2025-09-12 Price Changed $115,000 AcadianaMLS
• 2025-09-12 Price Changed $115,000 GSREIN
• 2025-06-14 Listed $135,000 GBRMLS
• 2025-06-14 Listed $115,000 AcadianaMLS
• 2025-06-14 Listed $135,000 AcadianaMLS
• 2025-06-13 Listed $115,000 AcadianaMLS
• 2025-06-13 Listed $140,000 AcadianaMLS
• 2024-12-12 Listed $135,000 AcadianaMLS
• 2024-09-21 Price Changed $135,000 GSREIN
• 2024-09-01 Price Changed $140,000 GSREIN
• 2024-08-07 Listed $135,000 AcadianaMLS
• 2024-08-07 Listed $135,000 AcadianaMLS

Property tax history

+25.5%/yr

Latest (2022): $184 · +597.5% YoY. Source: county tax records.