3064 Calumet St · Baton Rouge, LA 70805

$168,000

4 bd · 1.0 ba · 1,322 sqft · SingleFamily · 23 Days on market

Built 1960 7,405 sqft lot

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Why this score? — see what drove the D 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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this income producing 4-bedroom 1-bathroom home that is primed to jump start your rental portfolio. The property has been updated with new flooring, interior and exterior paint, new light fixtures, and kitchen and bathroom upgrades that include granite counter tops, custom cabinets, stainless appliances, and custom tile surround in the tub. er tops, new heating and cooling systems, new architectural shingle roof, recessed lighting in the living room and dining room, and a new electrical panel with some electrical wiring upgrades just to name a few. The roof and central HVAC are only a few years old. Take advantage of this deal before it's gone!

Key facts

• Kitchen upgrades
• Bathroom upgrades
• New flooring

Tags

• NEW FLOORING
• INTERIOR AND EXTERIOR PAINT
• NEW LIGHT FIXTURES
• KITCHEN UPGRADES
• BATHROOM UPGRADES
• GRANITE COUNTER TOPS

Property features AI

Finance

• Other: Located in the Rosalie Park subdivision; Directions: From Winbourne Ave., turn right onto Plank Rd., turn right onto Calumet — property is on the right.

Exterior

• Parking: Off-street parking (1 space)
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Asbestos construction materials; Pillar/Post/Pier foundation; Built area recorded at 2736
• Exterior features: Composition roof

Interior

• Kitchen: Range; Oven; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Interior features: Range; Oven; Microwave; Refrigerator; Central air; Central heating (natural gas)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $74 ($882/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (16.9% below list).
• Recommended offer: $140k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.2% 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.
• Zoned schools: Melrose Elementary School (math 12% / reading 22%, grade F, #487 of 646 statewide, top 78%, 330 students, 94% FRL); Capitol Middle School (math 4% / reading 10%, grade F, #212 of 218 statewide, top 97%, 580 students, 87% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 80% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 155 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,397/mo this rent would consume 66% of the median local household income ($25k/yr) (locally 1980% 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 $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 23 days — a 2% lower offer ($165k) 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.
• Current owner paid $36k; list at $168k implies a 369% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,652 (16.9% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $63,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3017 Winbourne Ave	0.10mi	3/2.0 (-1)	1,307 (-1%)	9mo	$19,900	$15	77
3825 Keokuk St	0.30mi	4/2.0	1,265 (-4%)	5mo	$59,500	$47	71
3335 N 38th St	0.34mi	3/1.0 (-1)	1,275 (-4%)	6mo	$55,000	$43	68
3805 Pocasset St	0.38mi	3/2.0 (-1)	1,330 (+1%)	9mo	$32,000	$24	65
3008 Seneca St	0.58mi	3/1.0 (-1)	1,350 (+2%)	9mo	$64,900	$48	57
3691 Dalton St	0.52mi	4/1.0	1,225 (-7%)	10mo	$52,500	$43	56
2927 Tecumseh St	0.55mi	3/2.0 (-1)	1,245 (-6%)	3mo	$182,500	$147	53
3765 Webb Dr	0.65mi	4/2.0	1,190 (-10%)	1mo	$120,000	$101	48
3169 Sherwood St	0.70mi	3/1.0 (-1)	1,196 (-10%)	1mo	$89,500	$75	46
3815 Webb Dr	0.65mi	3/1.0 (-1)	1,190 (-10%)	4mo	$10,000	$8	45
3322 Ontario St	0.34mi	3/2.0 (-1)	1,483 (+12%)	15mo	$139,999	$94	43
3871 Winbourne Ave	0.48mi	3/2.0 (-1)	1,499 (+13%)	9mo	$179,995	$120	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-26,693
• Equity at exit: $25,049

10-year hold

• IRR: -13.9%
• Equity multiple: 0.29×
• Total profit: $-33,273
• Equity at exit: $14,526

Cash invested: $47,040 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$881
• Tax from tax record: −$79 /mo · $945/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $74

Break-even live

Break-even rent $1,303

Max offer price $168,000

Occupancy floor 90%

Sensitivity live

Price	-10% $169	-5% $121	+0% $74	+5% $26	+10% $-22
Rent	-10% $-37	-5% $18	+0% $74	+5% $129	+10% $184
Rate	-1.0pp $158	-0.5pp $116	base $74	+0.5pp $30	+1.0pp $-14

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	45d	1	0.32mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	21d	1	0.41mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	25d	1	0.50mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	21d	1	0.50mi
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	25d	1	0.59mi
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	25d	1	0.60mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	25d	1	0.79mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	25d	1	0.82mi
3835 Sherwood St Baton Rouge, LA	5.0	2.0	1615	$1,850	$1.15	45d	1	0.86mi
3835 Sherwood St Baton Rouge, LA	5.0	2.0	1615	$1,850	$1.15	25d	1	0.86mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	16d	1	0.95mi
4912 Breckenridge Ave Baton Rouge, LA	3.0	2.0	1800	$1,075	$0.60	16d	1	1.00mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	25d	1	1.10mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	45d	1	1.27mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	16d	1	1.31mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	25d	1	1.32mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	45d	1	1.37mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	16d	1	1.37mi

Listing history 17 events

1. 2026-06-22
   days on market $168,000 Active 23 DOM
2. 2026-06-18
   days on market $168,000 Active 20 DOM
3. 2026-06-17
   days on market $168,000 Active 19 DOM
4. 2026-06-16
   days on market $168,000 Active 18 DOM
5. 2026-06-15
   pricedays on market $168,000 Active 17 DOM
6. 2026-06-14
   days on market $170,000 Active 15 DOM
7. 2026-06-10
   days on market $170,000 Active 12 DOM
8. 2026-06-09
   days on market $170,000 Active 11 DOM
9. 2026-06-08
   days on market $170,000 Active 10 DOM
10. 2026-06-07
    days on market $170,000 Active 9 DOM
11. 2026-06-05
    days on market $170,000 Active 6 DOM
12. 2026-06-03
    days on market $170,000 Active 5 DOM
13. 2026-06-02
    days on market $170,000 Active 4 DOM
14. 2026-06-01
    days on market $170,000 Active 3 DOM
15. 2026-05-31
    days on market $170,000 Active 2 DOM
16. 2026-05-31
    remarks 667-char remark
17. 2026-05-31
    listed $170,000 Active 1 DOM

ⓘ 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: $945 · $79/mo
• Projected year-2 tax: $945 · $79/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $16,758
• − Mortgage interest: −$9,411
• − Property taxes: −$945
• − Insurance: −$840
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$4,887
• Taxable loss: −$2,006
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $1,364/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): 23,288
• Household income: $25,397
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 1980.0

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 (95%)
• Race & ethnicity: Black 95% Hispanic / Latino 2% White 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -110.79%
• Current HPI: 75.7121
• Rent YoY: ▼ -1.21%
• 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

+179.6% since first listed

4 events — show timeline

• 2026-05-22 Listed $170,000 AcadianaMLS
• 2026-05-22 Listed $170,000 GBRMLS
• 2024-12-05 Sold (Public Records) $35,800 Public Records
• 2005-12-20 Sold (Public Records) $60,800 Public Records

Property tax history

+25.2%/yr

Latest (2025): $945 · +4.7% YoY. Source: county tax records.