14437 Locust Dr · Baton Rouge, LA 70819

$59,900

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 77 Days on market

Built 1979 10,454 sqft lot $40/sqft · 73% below area ↓ 33% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed, 2 bath home is a true blank slate—ready for an investor or a buyer looking to add their personal touch. Offering great potential, this property is perfect for renovation or customization to make it your own. Conveniently located between Florida Blvd and Millerville, you’ll enjoy easy access to shopping, dining, and everyday essentials. Whether you’re looking for your next project or a place to create your dream home, this one is full of possibilities! * Structure square footage nor lot dimensions warranted by Realtor.

Key facts

• 0.24 acre lot
• Parking
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.2% 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: 34 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $414 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.99% ✓
• Cap rate: 24.18%
• Cash-on-cash: 63.88%
• DSCR: 3.84
• GRM: 2.8

CMA / ARV

• ARV (median comp): $169,564
• List price: $59,900
• Delta: -64.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Hexham Rd	0.21mi	3/2.0	1,508 (+0%)	1mo	$205,000	$136	89
226 Lafitte Dr	0.25mi	3/2.0	1,500 (-0%)	4mo	$175,000	$117	85
14972 S Bolivar Dr	0.35mi	3/1.5	1,532 (+2%)	1mo	$198,900	$130	78
463 W Chalfont Dr	0.25mi	3/2.0	1,570 (+4%)	5mo	$185,000	$118	77
15052 Rimrock Ct	0.41mi	3/2.0	1,465 (-3%)	1mo	$214,900	$147	75
14903 Banff Ct	0.31mi	3/2.0	1,375 (-9%)	1mo	$214,500	$156	70
472 Fountainebleau Dr	0.28mi	3/1.5	1,316 (-12%)	0mo	$163,900	$125	64
14220 Lilac St	0.18mi	3/1.5	1,294 (-14%)	4mo	$155,000	$120	63
14538 Brightview Ct	0.36mi	3/2.0	1,720 (+14%)	1mo	$226,000	$131	58
330 Laurie Lynn Dr	0.45mi	3/2.0	1,296 (-14%)	1mo	$171,900	$133	55
620 Rushmore Dr	0.65mi	3/2.0	1,340 (-11%)	3mo	$179,900	$134	49
1109 Boreas Dr	0.68mi	3/1.5	1,334 (-11%)	5mo	$180,000	$135	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 2.21×
• Total profit: $20,344
• Equity at exit: $8,931

10-year hold

• IRR: 36.5%
• Equity multiple: 4.42×
• Total profit: $57,396
• Equity at exit: $5,179

Cash invested: $16,772 (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 70819

• Home prices YoY: -22.5%
• Active inventory: 34
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$314
• Tax from tax record: −$182 /mo · $2,190/yr
• Insurance: −$25
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $466

Break-even live

Break-even rent $1,200

Max offer price $59,900

Occupancy floor 69%

Sensitivity live

Price	-10% $500	-5% $483	+0% $466	+5% $449	+10% $432
Rent	-10% $325	-5% $396	+0% $466	+5% $537	+10% $608
Rate	-1.0pp $496	-0.5pp $481	base $466	+0.5pp $451	+1.0pp $435

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Glenway Dr Baton Rouge, LA	3.0	2.0	1780	$1,950	$1.10	24d	1	0.58mi
282 Allan Dr Baton Rouge, LA	3.0	2.0	1810	$2,000	$1.10	24d	1	0.64mi
566 S Flannery Rd Unit B Baton Rouge, LA	2.0	1.5	1500	$1,300	$0.87	24d	1	0.67mi
583 Fall River Dr Baton Rouge, LA	4.0	2.0	2050	$2,100	$1.02	24d	1	0.67mi
583 Fall River Dr Baton Rouge, LA	4.0	2.0	2050	$2,100	$1.02	15d	1	0.67mi
431 Gloria Dr Baton Rouge, LA	4.0	2.0	1866	$2,250	$1.21	21d	1	0.69mi
431 Gloria Dr Baton Rouge, LA	4.0	2.0	1866	$2,250	$1.21	15d	1	0.69mi
15661 Marjorie Dr Baton Rouge, LA	3.0	1.5	1308	$1,700	$1.30	19d	1	0.76mi
14443 Bywood Ave Baton Rouge, LA	3.0	2.0	1785	$1,900	$1.06	15d	1	0.79mi
1218 Boreas Dr Baton Rouge, LA	3.0	1.5	1100	$1,500	$1.36	44d	1	0.79mi
806 Brinwood Ave Baton Rouge, LA	4.0	2.0	1650	$1,475	$0.89	44d	1	0.81mi
13629 Goodwood Dr Unit 13627 Baton Rouge, LA	3.0	2.0	1100	$1,250	$1.14	24d	1	0.89mi
14823 Stoneberg Ave Baton Rouge, LA	3.0	2.0	1769	$1,850	$1.05	44d	1	0.91mi
15814 Woodwick Ave Baton Rouge, LA	3.0	2.5	2152	$2,200	$1.02	44d	1	0.92mi
15814 Woodwick Ave Baton Rouge, LA	3.0	2.0	2152	$2,200	$1.02	24d	1	0.92mi
1046 Sedona Pines Dr Baton Rouge, LA	3.0	2.0	1376	$1,950	$1.42	44d	1	0.96mi
1346 Hickory Creek Dr Baton Rouge, LA	3.0	2.0	1650	$1,900	$1.15	24d	1	0.99mi
1346 Hickory Creek Dr Baton Rouge, LA	3.0	2.0	1650	$1,900	$1.15	19d	1	0.99mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	21d	1	0.99mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	15d	1	0.99mi
1547 La Annie Dr Baton Rouge, LA	2.0	1.0	1100	$895	$0.81	15d	1	1.25mi
13676 Greenview Ave Baton Rouge, LA	3.0	2.0	1200	$1,800	$1.50	24d	1	1.27mi
1680 Oneal Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1050	$1,779	$1.69	15d	8	1.34mi
12254 La Margie Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1001	$979	$0.98	15d	29	1.40mi

Listing history 29 events

1. 2026-06-14
   statusdays on market $59,900 Pending 77 DOM
2. 2026-06-10
   days on market $59,900 Active 75 DOM
3. 2026-06-09
   days on market $59,900 Active 74 DOM
4. 2026-06-08
   days on market $59,900 Active 73 DOM
5. 2026-06-07
   days on market $59,900 Active 72 DOM
6. 2026-06-05
   days on market $59,900 Active 69 DOM
7. 2026-06-03
   days on market $59,900 Active 68 DOM
8. 2026-06-02
   days on market $59,900 Active 67 DOM
9. 2026-06-01
   days on market $59,900 Active 66 DOM
10. 2026-05-31
    days on market $59,900 Active 65 DOM
11. 2026-05-31
    days on market $59,900 Active 64 DOM
12. 2026-05-16
    price $59,900 554-char remark

    Show marketing remark (535 chars)

    This 3 bed, 2 bath home is a true blank slate--ready for an investor or a buyer looking to add their personal touch. Offering great potential, this property is perfect for renovation or customization to make it your own. Conveniently located between Florida Blvd and Millerville, you'll enjoy easy access to shopping, dining, and everyday essentials. Whether you're looking for your next project or a place to create your dream home, this one is full of possibilities! *Structure square footage nor lot dimensions warranted by Realtor.

13. 2026-05-16
    price $59,900 535-char remark

    Show marketing remark (535 chars)

    This 3 bed, 2 bath home is a true blank slate--ready for an investor or a buyer looking to add their personal touch. Offering great potential, this property is perfect for renovation or customization to make it your own. Conveniently located between Florida Blvd and Millerville, you'll enjoy easy access to shopping, dining, and everyday essentials. Whether you're looking for your next project or a place to create your dream home, this one is full of possibilities! *Structure square footage nor lot dimensions warranted by Realtor.

14. 2026-04-06
    price $69,900 535-char remark

    Show marketing remark (554 chars)

    This 3 bed, 2 bath home is a true blank slate—ready for an investor or a buyer looking to add their personal touch. Offering great potential, this property is perfect for renovation or customization to make it your own. Conveniently located between Florida Blvd and Millerville, you’ll enjoy easy access to shopping, dining, and everyday essentials. Whether you’re looking for your next project or a place to create your dream home, this one is full of possibilities! * Structure square footage nor lot dimensions warranted by Realtor.

15. 2026-04-06
    price $69,900 554-char remark

    Show marketing remark (554 chars)

    This 3 bed, 2 bath home is a true blank slate—ready for an investor or a buyer looking to add their personal touch. Offering great potential, this property is perfect for renovation or customization to make it your own. Conveniently located between Florida Blvd and Millerville, you’ll enjoy easy access to shopping, dining, and everyday essentials. Whether you’re looking for your next project or a place to create your dream home, this one is full of possibilities! * Structure square footage nor lot dimensions warranted by Realtor.

16. 2026-04-02
    status Active 535-char remark

    Show marketing remark (554 chars)

    This 3 bed, 2 bath home is a true blank slate—ready for an investor or a buyer looking to add their personal touch. Offering great potential, this property is perfect for renovation or customization to make it your own. Conveniently located between Florida Blvd and Millerville, you’ll enjoy easy access to shopping, dining, and everyday essentials. Whether you’re looking for your next project or a place to create your dream home, this one is full of possibilities! * Structure square footage nor lot dimensions warranted by Realtor.

17. 2026-04-02
    status Active 554-char remark

    Show marketing remark (554 chars)

    This 3 bed, 2 bath home is a true blank slate—ready for an investor or a buyer looking to add their personal touch. Offering great potential, this property is perfect for renovation or customization to make it your own. Conveniently located between Florida Blvd and Millerville, you’ll enjoy easy access to shopping, dining, and everyday essentials. Whether you’re looking for your next project or a place to create your dream home, this one is full of possibilities! * Structure square footage nor lot dimensions warranted by Realtor.

18. 2026-03-25
    status Pending 535-char remark

    Show marketing remark (554 chars)

    This 3 bed, 2 bath home is a true blank slate—ready for an investor or a buyer looking to add their personal touch. Offering great potential, this property is perfect for renovation or customization to make it your own. Conveniently located between Florida Blvd and Millerville, you’ll enjoy easy access to shopping, dining, and everyday essentials. Whether you’re looking for your next project or a place to create your dream home, this one is full of possibilities! * Structure square footage nor lot dimensions warranted by Realtor.

19. 2026-03-25
    status Pending 554-char remark

    Show marketing remark (554 chars)

    This 3 bed, 2 bath home is a true blank slate—ready for an investor or a buyer looking to add their personal touch. Offering great potential, this property is perfect for renovation or customization to make it your own. Conveniently located between Florida Blvd and Millerville, you’ll enjoy easy access to shopping, dining, and everyday essentials. Whether you’re looking for your next project or a place to create your dream home, this one is full of possibilities! * Structure square footage nor lot dimensions warranted by Realtor.

20. 2026-03-19
    listed $75,000 Active 554-char remark

    Show marketing remark (535 chars)

    This 3 bed, 2 bath home is a true blank slate--ready for an investor or a buyer looking to add their personal touch. Offering great potential, this property is perfect for renovation or customization to make it your own. Conveniently located between Florida Blvd and Millerville, you'll enjoy easy access to shopping, dining, and everyday essentials. Whether you're looking for your next project or a place to create your dream home, this one is full of possibilities! *Structure square footage nor lot dimensions warranted by Realtor.

21. 2026-03-19
    listed $75,000 Active 535-char remark

    Show marketing remark (535 chars)

    This 3 bed, 2 bath home is a true blank slate--ready for an investor or a buyer looking to add their personal touch. Offering great potential, this property is perfect for renovation or customization to make it your own. Conveniently located between Florida Blvd and Millerville, you'll enjoy easy access to shopping, dining, and everyday essentials. Whether you're looking for your next project or a place to create your dream home, this one is full of possibilities! *Structure square footage nor lot dimensions warranted by Realtor.

22. 2025-08-21
    historical $1,500
23. 2025-07-17
    listed $1,500
24. 2022-11-16
    historical
25. 2006-10-02
    soldstatus $109,000
26. 2006-10-02
    soldstatus $109,000
27. 2003-09-26
    soldstatus
28. 2003-08-08
    listed $89,977
29. 2003-08-08
    listed $89,977

ⓘ 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: $2,190 · $182/mo
• Projected year-2 tax: $2,190 · $182/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 4/10 Moderate FEMA zone AE · 24% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,484
• − Mortgage interest: −$3,355
• − Property taxes: −$2,190
• − Insurance: −$5,418
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$1,743
• Taxable income: $5,341
• Est. tax owed @ 24.0%: −$1,282
• After-tax cash flow: $4,313/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

• City population: 351,868
• Population (ZIP): 4,781

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 47% White 24% Hispanic / Latino 20% Asian 5% Two or more races 3% Pacific Islander 1%
• Common ancestry: Lithuanian 5% Serbian 2% Portuguese 1%
• Foreign-born: 10% · Vietnam, Canada, Jamaica
• Languages at home: 86% English-only · Spanish 8% Vietnamese 6%

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: ▼ -60.38%
• Current HPI: 207.6904
• 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

-33.4% since first listed

18 events — show timeline

• 2026-05-16 Price Changed $59,900 GBRMLS
• 2026-05-16 Price Changed $59,900 AcadianaMLS
• 2026-04-06 Price Changed $69,900 AcadianaMLS
• 2026-04-06 Price Changed $69,900 GBRMLS
• 2026-04-02 Relisted — AcadianaMLS
• 2026-04-02 Relisted — GBRMLS
• 2026-03-25 Pending — AcadianaMLS
• 2026-03-25 Pending — GBRMLS
• 2026-03-19 Listed $75,000 AcadianaMLS
• 2026-03-19 Listed $75,000 GBRMLS
• 2025-08-21 Rental Removed $1,500 TENANTTURNER2
• 2025-07-17 Listed for Rent $1,500 TENANTTURNER2
• 2022-11-16 Rental Removed — RENT.
• 2006-10-02 Sold (Public Records) $109,000 Public Records
• 2006-10-02 Sold (Public Records) $109,000 Public Records
• 2003-09-26 Sold (MLS) — GBRMLS
• 2003-08-08 Listed $89,977 GBRMLS
• 2003-08-08 Listed $89,977 AcadianaMLS

Property tax history

+4.5%/yr

Latest (2025): $2,190 · -0.4% YoY. Source: county tax records.