12357 Turnley Dr · Baton Rouge, LA 70807

$177,900

3 bd · 2.5 ba · 1,548 sqft · SingleFamily public records · 1 Days on market

Built 1978 9,147 sqft lot Est $169k · 5% over

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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 +11.6/30.0
• ARV discount +5.1/15.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Welcome home to this well-maintained 3-bedroom, 2.5-bath residence nestled in the heart of Baton Rouge. Located in a quiet, established neighborhood, this home offers a spacious and functional floor plan perfect for everyday living and entertaining. Enjoy generous living areas, ample storage, and a comfortable primary suite. The peaceful setting provides a neighborhood feel while remaining conveniently close to shopping, dining, schools, and major roadways. Situated in Flood Zone X, no flood insurance is currently required. Pride of ownership shines throughout this move-in-ready home. Don't miss your opportunity to own a beautiful property in a highly desirable Baton Rouge location.

Key facts

• Spacious floor plan
• Move in ready
• Ample storage

Tags

• SPACIOUS FLOOR PLAN
• GENEROUS LIVING AREAS
• AMPLE STORAGE
• COMFORTABLE PRIMARY SUITE
• MOVE IN READY
• HIGHLY DESIRABLE LOCATION

Property features AI

Finance

• Other: Located in the Martins Place subdivision

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Built on a slab foundation; Brick construction
• Exterior features: Brick exterior; Lot approximately 0.21 acres (dimensions about 122 x 73)

Interior

• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-54 ($-648/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (24.3% below list).
• Recommended offer: $135k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,347/mo this rent would consume 59% 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 $1k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,654 (24.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.76% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $168,732
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12223 Palmyra Dr	0.28mi	3/2.5	1,607 (+4%)	20mo	$178,500	$111	64
3027 Gore Rd	0.41mi	3/2.0	1,418 (-8%)	5mo	$79,900	$56	61
2352 Marci Ct	0.65mi	4/2.0 (+1)	1,530 (-1%)	1mo	$175,000	$114	60
2362 Marci Ct	0.65mi	3/2.0	1,442 (-7%)	4mo	$154,540	$107	53
2204 S Brock Pl	0.56mi	4/2.0 (+1)	1,470 (-5%)	8mo	$159,000	$108	52
2289 Plantation Dr	0.46mi	4/2.0 (+1)	1,500 (-3%)	23mo	$170,000	$113	47
12252 W Brock Pl	0.61mi	4/1.5 (+1)	1,370 (-12%)	4mo	$149,500	$109	40
12239 Joe Louis Ct	0.58mi	4/2.0 (+1)	1,471 (-5%)	24mo	$88,000	$60	38
2125 Davenport Ave	0.60mi	3/2.0	1,321 (-15%)	17mo	$189,900	$144	31

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: -7.3%
• Equity multiple: 0.68×
• Total profit: $-15,850
• Equity at exit: $44,044

10-year hold

• IRR: -0.6%
• Equity multiple: 0.94×
• Total profit: $-2,864
• Equity at exit: $47,194

Cash invested: $49,812 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-54

Break-even live

Break-even rent $1,415

Max offer price $168,356

Occupancy floor 99%

Sensitivity live

Price	-10% $47	-5% $-4	+0% $-54	+5% $-104	+10% $-155
Rent	-10% $-160	-5% $-107	+0% $-54	+5% $-1	+10% $52
Rate	-1.0pp $36	-0.5pp $-9	base $-54	+0.5pp $-100	+1.0pp $-147

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: $44,475
• Closing costs: $5,337
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12246 Palmyra Dr Baton Rouge, LA	3.0	1.0	1054	$1,095	$1.04	45d	1	0.26mi
5610 Rickover Dr Baton Rouge, LA	2.0	2.0	1080	$875	$0.81	15d	1	1.47mi

Listing history 3 events

1. 2026-06-15
   status $177,900 Pending 1 DOM
2. 2026-06-14
   remarks 691-char remark
3. 2026-06-14
   listed $177,900 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: $1,329 · $111/mo
• Projected year-2 tax: $1,329 · $111/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 (shaded) · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,158
• − Mortgage interest: −$9,965
• − Property taxes: −$1,329
• − Insurance: −$890
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$5,175
• Taxable loss: −$3,786
• Est. tax savings @ 24.0%: +$909
• After-tax cash flow: $260/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

+0.0% since first listed

3 events — show timeline

• 2026-06-13 Listed $177,900 AcadianaMLS
• 2026-06-13 Listed $177,900 GBRMLS
• 1994-01-04 Sold (Public Records) — Public Records

Property tax history

+18.4%/yr

Latest (2025): $1,329 · +4.7% YoY. Source: county tax records.