1057 - 1058 Townsley St · Baton Rouge, LA 70807

$70,000

None bd · None ba · 1,200 sqft · SingleFamily · 29 Days on market

3,484 sqft lot $58/sqft · 29% below area Est $98k · 29% under

---

Why this score? — see what drove the A- 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
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Investment opportunity! Duplex for sale including 1057 Osprey and 1058 Townsley, each offering 2 bedrooms and 1 bath. Both units need updates and offer excellent value-add potential. Conveniently located near Southern University, making this a great opportunity for investors or possible student rental housing. Approximately 1,200 sq ft total. 1057 Osprey is currently boarded, and the seller will need to pay to have it unboarded--serious buyers only. Interior access to 1057 Osprey will be granted after an accepted offer, contingent upon inspection, along with submission of proof of funds or a bank pre-approval letter for a construction/renovation loan. Measurements are not warranted by owner or realtor. Please email documentation to [email protected]

Key facts

• Duplex for sale
• Value add potential
• 3,484 sq ft lot

Tags

• DUPLEX FOR SALE
• VALUE ADD POTENTIAL
• STUDENT RENTAL HOUSING

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income)
• Construction: Brick construction; Slab foundation
• Exterior features: Lot dimensions approximately 30 x 120; Lot area approximately 0.08 acres

Interior

• Kitchen: Electric cooktop
• Heating & cooling: No heating; No cooling
• Interior features: Electric cooktop

What this means for you Summary

Snapshot

• This is a single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: 101 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $1,158/mo this rent would consume 50% of the median local household income ($28k/yr) (locally 1092% 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 (-0.9%/yr); year-one equity from $484 of loan paydown is wiped out by about $610 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 (-0.9% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.65% ✓
• Cap rate: 14.56%
• Cash-on-cash: 29.54%
• DSCR: 2.31
• GRM: 5.0

CMA / ARV

• ARV (median comp): $98,470
• List price: $70,000
• Delta: -28.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1881 Snipe St	0.59mi	4/2.0	1,300 (+8%)	10mo	$40,000	$31	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 2.32×
• Total profit: $25,851
• Equity at exit: $17,330

10-year hold

• IRR: 33.1%
• Equity multiple: 4.48×
• Total profit: $68,147
• Equity at exit: $18,570

Cash invested: $19,600 (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 70807

• Home prices YoY: -1.1%
• Active inventory: 101
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,158 high
• Mortgage (P&I): −$367
• Tax from tax record: −$36 /mo · $438/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $482

Break-even live

Break-even rent $548

Max offer price $70,000

Occupancy floor 53%

Sensitivity live

Price	-10% $522	-5% $502	+0% $482	+5% $463	+10% $443
Rent	-10% $391	-5% $437	+0% $482	+5% $528	+10% $574
Rate	-1.0pp $518	-0.5pp $500	base $482	+0.5pp $464	+1.0pp $446

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1555 Swan Ave Baton Rouge, LA	1.0	1.0	800	$900	$1.12	24d	1	0.34mi
715 Central Rd Baton Rouge, LA	3.0	1.0	950	$1,200	$1.26	44d	1	0.70mi
2203 Fairchild St Baton Rouge, LA	2.0	1.0	800	$1,000	$1.25	44d	1	0.78mi
1945 77th Ave Baton Rouge, LA	3.0	2.0	1416	$1,650	$1.17	24d	1	0.81mi
1648 Kildeer St Baton Rouge, LA	3.0	2.0	1450	$1,025	$0.71	21d	1	0.99mi
322 Flicker St Baton Rouge, LA	3.0	1.0	1276	$1,200	$0.94	14d	1	1.04mi
2319 Elm Park Dr Baton Rouge, LA	2.0	1.0	800	$750	$0.94	44d	1	1.31mi

Listing history 8 events

1. 2026-06-03
   days on market $70,000 Active 29 DOM
2. 2026-06-02
   days on market $70,000 Active 28 DOM
3. 2026-06-01
   days on market $70,000 Active 27 DOM
4. 2026-05-31
   days on market $70,000 Active 26 DOM
5. 2026-05-31
   days on market $70,000 Active 25 DOM
6. 2026-05-05
   price $70,000 774-char remark

   Show marketing remark (769 chars)

   Investment opportunity! Duplex for sale including 1057 Osprey and 1058 Townsley, each offering 2 bedrooms and 1 bath. Both units need updates and offer excellent value-add potential. Conveniently located near Southern University, making this a great opportunity for investors or possible student rental housing. Approximately 1,200 sq ft total. 1057 Osprey is currently boarded, and the seller will need to pay to have it unboarded--serious buyers only. Interior access to 1057 Osprey will be granted after an accepted offer, contingent upon inspection, along with submission of proof of funds or a bank pre-approval letter for a construction/renovation loan. Measurements are not warranted by owner or realtor. Please email documentation to [email protected]

7. 2026-05-05
   listed $35,000 Active 774-char remark

   Show marketing remark (769 chars)

   Investment opportunity! Duplex for sale including 1057 Osprey and 1058 Townsley, each offering 2 bedrooms and 1 bath. Both units need updates and offer excellent value-add potential. Conveniently located near Southern University, making this a great opportunity for investors or possible student rental housing. Approximately 1,200 sq ft total. 1057 Osprey is currently boarded, and the seller will need to pay to have it unboarded--serious buyers only. Interior access to 1057 Osprey will be granted after an accepted offer, contingent upon inspection, along with submission of proof of funds or a bank pre-approval letter for a construction/renovation loan. Measurements are not warranted by owner or realtor. Please email documentation to [email protected]

8. 2026-05-05
   listed $70,000 Active 769-char remark

   Show marketing remark (769 chars)

   Investment opportunity! Duplex for sale including 1057 Osprey and 1058 Townsley, each offering 2 bedrooms and 1 bath. Both units need updates and offer excellent value-add potential. Conveniently located near Southern University, making this a great opportunity for investors or possible student rental housing. Approximately 1,200 sq ft total. 1057 Osprey is currently boarded, and the seller will need to pay to have it unboarded--serious buyers only. Interior access to 1057 Osprey will be granted after an accepted offer, contingent upon inspection, along with submission of proof of funds or a bank pre-approval letter for a construction/renovation loan. Measurements are not warranted by owner or realtor. Please email documentation to [email protected]

ⓘ 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: $438 · $36/mo
• Projected year-2 tax: $438 · $36/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,902
• − Mortgage interest: −$3,921
• − Property taxes: −$438
• − Insurance: −$350
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$2,036
• Taxable income: $4,932
• Est. tax owed @ 24.0%: −$1,184
• After-tax cash flow: $4,606/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): 15,300
• Household income: $27,534
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1092.0

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 (91%)
• Race & ethnicity: Black 91% Two or more races 6% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▼ -0.87%
• Current HPI: 78.3629
• Rent YoY: —
• 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

+85.7% since first listed

8 events — show timeline

• 2026-06-05 Sold (Public Records) $65,000 Public Records
• 2026-06-04 Sold (MLS) — AcadianaMLS
• 2026-06-04 Sold (MLS) — GBRMLS
• 2026-06-04 Pending — AcadianaMLS
• 2026-06-04 Pending — GBRMLS
• 2026-05-05 Price Changed $70,000 GBRMLS
• 2026-05-05 Listed $70,000 AcadianaMLS
• 2026-05-05 Listed $35,000 GBRMLS

Property tax history

+2.5%/yr

Latest (2025): $438 · +4.7% YoY. Source: county tax records.