3106 Gracie St · Baton Rouge, LA 70802

$47,000

2 bd · 1.0 ba · 820 sqft · SingleFamily · 276 Days on market

Built 1947 0.84 ac lot $57/sqft · 28% above area Est $37k · 28% over

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

This cozy 2-bedroom, 1-bath cottage is full of character and ready for its next chapter. Featuring original wood and laminate floors and a layout with tons of potential, this property is a perfect candidate for renovation. Whether you're looking for your next fix-and-flip or want to create a solid income-producing rental, this is a great opportunity to add value and generate long-term cash flow.

Key facts

• 0.84 acre lot
• Built 1947
• Listed 276 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $47k).
• Recommended offer: $41k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 36% 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 $325 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 + 6.6% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 5 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: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 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 1947 — 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: 2.21% ✓
• Cap rate: 19.95%
• Cash-on-cash: 48.78%
• DSCR: 3.17
• GRM: 3.8

CMA / ARV

• ARV (median comp): $36,794
• List price: $47,000
• Delta: 27.74%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3120 Bond St	0.28mi	2/1.0	890 (+8%)	1mo	$78,000	$88	72
808 N Acadian Thwy	0.11mi	2/1.0	900 (+10%)	21mo	$13,000	$14	62
995 N 40th St	0.38mi	3/1.0 (+1)	892 (+9%)	6mo	$49,900	$56	58
1420 N 30th St	0.39mi	2/1.0	900 (+10%)	17mo	$49,900	$55	52
2334 Cherry St	0.58mi	2/1.0	902 (+10%)	9mo	$30,000	$33	49
188 S Acadian Thwy	0.66mi	2/1.0	748 (-9%)	8mo	$145,000	$194	48
215 N 26th St	0.60mi	2/1.0	885 (+8%)	15mo	$69,500	$79	47
1710 N 40th St	0.63mi	1/1.0 (-1)	800 (-2%)	21mo	$11,499	$14	44
110 N Baxter St	0.75mi	2/1.0	776 (-5%)	15mo	$120,000	$155	44

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: 50.2%
• Equity multiple: 3.30×
• Total profit: $30,332
• Equity at exit: $7,008

10-year hold

• IRR: 57.0%
• Equity multiple: 7.64×
• Total profit: $87,420
• Equity at exit: $4,064

Cash invested: $13,160 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,038 high
• Mortgage (P&I): −$246
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $535

Break-even live

Break-even rent $361

Max offer price $47,000

Occupancy floor 43%

Sensitivity live

Price	-10% $562	-5% $548	+0% $535	+5% $522	+10% $508
Rent	-10% $453	-5% $494	+0% $535	+5% $576	+10% $617
Rate	-1.0pp $559	-0.5pp $547	base $535	+0.5pp $523	+1.0pp $510

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	0.30mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	24d	1	0.32mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	0.34mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	0.37mi
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	0.56mi
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	24d	1	0.59mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$1,250	$1.64	44d	1	0.66mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	24d	1	0.71mi
314 West Dr Unit 205 Baton Rouge, LA	1.0	1.0	1000	$900	$0.90	14d	1	0.80mi
314 West Dr Unit 205 Baton Rouge, LA	1.0	1.0	1000	$900	$0.90	19d	1	0.80mi
151 Richland Ave Unit 6 Baton Rouge, LA	1.0	1.0	900	$900	$1.00	44d	1	0.83mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	24d	1	0.86mi
115 S Leo St Baton Rouge, LA	1.0	1.0	550	$1,100	$2.00	24d	1	0.89mi
4743 Florida Blvd Baton Rouge, LA	2.0	1.0	947	$789	$0.83	14d	3	0.97mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	44d	1	0.97mi
623 S Eugene St Unit 1 Baton Rouge, LA	2.0	1.0	980	$1,400	$1.43	44d	1	0.97mi
2361 Wisteria St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	44d	1	1.01mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,240	$0.95	14d	31	1.01mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,120	$1.45	14d	6	1.01mi
4430 Hatcher Ave Unit 115 Baton Rouge, LA	1.0	1.0	598	$900	$1.51	44d	1	1.03mi
725 Carol Marie Dr Unit 4 Baton Rouge, LA	1.0	1.0	870	$900	$1.03	14d	1	1.10mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	14d	1	1.12mi
878 Kenmore Ave Unit C Baton Rouge, LA	2.0	1.0	1100	$1,000	$0.91	21d	1	1.13mi
866 Arlington Ave Unit 206 Baton Rouge, LA	2.0	1.0	950	$895	$0.94	44d	1	1.14mi
1356 Main St Unit 1 Baton Rouge, LA	1.0	1.0	700	$600	$0.86	44d	1	1.15mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	44d	1	1.17mi
2500 McGrath Ave Unit 2 Baton Rouge, LA	1.0	1.0	750	$1,000	$1.33	44d	1	1.20mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	24d	1	1.21mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	44d	1	1.21mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	19d	1	1.23mi
352 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	987	$1,475	$1.49	14d	2	1.23mi
4735 Government St #102 Baton Rouge, LA	1.0	1.0	690	$875	$1.27	14d	1	1.24mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	14d	1	1.27mi
1509 Government St Baton Rouge, LA	1.0	1.0	650	$1,150	$1.77	44d	1	1.28mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	44d	1	1.29mi
999 N 9th St Unit 419 Baton Rouge, LA	3.0	2.0	1050	$1,170	$1.11	24d	1	1.48mi
999 N 9th St Apt 319 Baton Rouge, LA	3.0	2.0	1050	$1,085	$1.03	44d	1	1.48mi
999 N 9th St Unit 311 Baton Rouge, LA	2.0	1.0	840	$1,040	$1.24	21d	1	1.48mi
999 N 9th St Unit 508 Baton Rouge, LA	1.0	1.0	630	$915	$1.45	19d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $47,000 Active 276 DOM
2. 2026-06-17
   days on market $47,000 Active 275 DOM
3. 2026-06-16
   days on market $47,000 Active 274 DOM
4. 2026-06-15
   days on market $47,000 Active 273 DOM
5. 2026-06-14
   days on market $47,000 Active 271 DOM
6. 2026-06-10
   days on market $47,000 Active 268 DOM
7. 2026-06-09
   days on market $47,000 Active 267 DOM
8. 2026-06-08
   days on market $47,000 Active 266 DOM
9. 2026-06-07
   days on market $47,000 Active 265 DOM
10. 2026-06-05
    days on market $47,000 Active 262 DOM
11. 2026-06-03
    days on market $47,000 Active 261 DOM
12. 2026-06-02
    days on market $47,000 Active 260 DOM
13. 2026-06-01
    days on market $47,000 Active 259 DOM
14. 2026-05-31
    days on market $47,000 Active 258 DOM
15. 2026-05-31
    days on market $47,000 Active 257 DOM
16. 2025-09-15
    listed $47,000 Active 398-char remark

    Show marketing remark (398 chars)

    This cozy 2-bedroom, 1-bath cottage is full of character and ready for its next chapter. Featuring original wood and laminate floors and a layout with tons of potential, this property is a perfect candidate for renovation. Whether you're looking for your next fix-and-flip or want to create a solid income-producing rental, this is a great opportunity to add value and generate long-term cash flow.

17. 2025-09-15
    listed $47,000 Active

    Show marketing remark (398 chars)

    This cozy 2-bedroom, 1-bath cottage is full of character and ready for its next chapter. Featuring original wood and laminate floors and a layout with tons of potential, this property is a perfect candidate for renovation. Whether you're looking for your next fix-and-flip or want to create a solid income-producing rental, this is a great opportunity to add value and generate long-term cash flow.

18. 2025-09-15
    listed $47,000 Active

    Show marketing remark (398 chars)

    This cozy 2-bedroom, 1-bath cottage is full of character and ready for its next chapter. Featuring original wood and laminate floors and a layout with tons of potential, this property is a perfect candidate for renovation. Whether you're looking for your next fix-and-flip or want to create a solid income-producing rental, this is a great opportunity to add value and generate long-term cash flow.

19. 2022-02-11
    soldstatus Sold
20. 2022-02-01
    status Pending
21. 2022-01-24
    listed $22,900 Active
22. 2022-01-24
    listed $22,900

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $258 · $22/mo
• Expected delta: +$26/yr (+$2/mo · 11.0%)

ⓘ 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 · 18 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: $12,462
• − Mortgage interest: −$2,633
• − Property taxes: −$233
• − Insurance: −$235
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$1,367
• Taxable income: $6,000
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $4,979/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

+105.2% since first listed

7 events — show timeline

• 2025-09-15 Listed $47,000 GSREIN
• 2025-09-15 Listed $47,000 AcadianaMLS
• 2025-09-15 Listed $47,000 AcadianaMLS
• 2022-02-11 Sold (MLS) — GBRMLS
• 2022-02-01 Pending — GBRMLS
• 2022-01-24 Listed $22,900 AcadianaMLS
• 2022-01-24 Listed $22,900 GBRMLS

Property tax history

+10.6%/yr

Latest (2025): $233 · +4.7% YoY. Source: county tax records.