3178 Huron St · Baton Rouge, LA 70805

$69,000

3 bd · 1.0 ba · 959 sqft · SingleFamily · 98 Days on market

Built 1955 7,405 sqft lot $72/sqft · 99% above area ↓ 8% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• 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

This charming 3-bedroom, 1-bath home offers 982 sq. ft. of comfortable living space, with the added benefit of tenant occupancy (tenant will provide access as needed). Featuring original hardwood floors and spacious bedrooms, the home also boasts central A/C for year-round comfort. The cozy living room seamlessly connects to a well-appointed kitchen with a gas range and ample cabinet storage. Enjoy the convenience of indoor laundry and a large, fully fenced backyard, perfect for outdoor gatherings or relaxation. A single-car detached garage and plenty of parking space add to the home's appeal. Whether you're a first-time homebuyer or an investor seeking a great opportunity, this home is a must-see. Schedule your private showing today! Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

Key facts

• Central a/c
• Indoor laundry
• Gas range

Tags

• ORIGINAL HARDWOOD FLOORS
• CENTRAL A/C
• WELL-APPOINTED KITCHEN
• GAS RANGE
• AMPLE CABINET STORAGE
• INDOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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 soft (-1.2%/yr); 155 active listings in the ZIP; 15 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 44% of the median local income ($25k/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 $477 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 + 0.0% rent growth), your $19k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 11 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.
• Current owner paid $60k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.36% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.07%
• DSCR: 1.80
• GRM: 6.1

CMA / ARV

• ARV (median comp): $34,759
• List price: $69,000
• Delta: 98.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2835 Erie St	0.17mi	3/1.0	929 (-3%)	16mo	$70,000	$75	74
3216 Brady St	0.17mi	3/1.0	1,038 (+8%)	6mo	$69,900	$67	73
3911 Dalton St	0.46mi	3/1.0	1,033 (+8%)	2mo	$29,000	$28	64
3032 Seneca St	0.39mi	2/1.0 (-1)	1,000 (+4%)	8mo	$10,000	$10	63
3351 Geronimo St	0.26mi	2/1.0 (-1)	900 (-6%)	14mo	$35,000	$39	61
3503 Alliquippa St	0.35mi	3/1.0	905 (-6%)	16mo	$69,900	$77	61
3969 Chippewa St	0.54mi	2/1.0 (-1)	964 (+0%)	11mo	$35,000	$36	60
3635 Iroquois St	0.41mi	3/1.0	1,009 (+5%)	17mo	$11,000	$11	58
3130 Hiawatha St	0.52mi	2/1.0 (-1)	1,012 (+6%)	5mo	$36,900	$36	58
3736 Alliquippa St	0.46mi	3/1.5	1,050 (+10%)	5mo	$109,900	$105	57
4014 Dalton St	0.56mi	2/1.0 (-1)	890 (-7%)	10mo	$27,200	$31	48
2736 Adams Ave	0.62mi	2/1.0 (-1)	1,000 (+4%)	14mo	$19,000	$19	47

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: 6.3%
• Equity multiple: 1.24×
• Total profit: $4,605
• Equity at exit: $10,288

10-year hold

• IRR: 12.9%
• Equity multiple: 1.89×
• Total profit: $17,257
• Equity at exit: $5,966

Cash invested: $19,320 (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: 6.1×

Monthly cashflow live

• Estimated rent: $936 high
• Mortgage (P&I): −$362
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $291

Break-even live

Break-even rent $568

Max offer price $69,000

Occupancy floor 64%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	44d	1	0.35mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	44d	1	0.41mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	19d	1	0.49mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	44d	1	0.65mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	23d	1	0.78mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	19d	1	0.81mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	23d	1	0.83mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	0.98mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	1.07mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	23d	1	1.08mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	1.11mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	23d	1	1.11mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	1.15mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	14d	1	1.26mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	23d	1	1.41mi

Listing history 37 events

1. 2026-06-18
   days on market $69,000 Active 98 DOM
2. 2026-06-17
   days on market $69,000 Active 97 DOM
3. 2026-06-16
   days on market $69,000 Active 96 DOM
4. 2026-06-15
   days on market $69,000 Active 95 DOM
5. 2026-06-14
   days on market $69,000 Active 93 DOM
6. 2026-06-10
   days on market $69,000 Active 90 DOM
7. 2026-06-09
   days on market $69,000 Active 89 DOM
8. 2026-06-08
   days on market $69,000 Active 88 DOM
9. 2026-06-07
   days on market $69,000 Active 87 DOM
10. 2026-06-05
    days on market $69,000 Active 84 DOM
11. 2026-06-03
    days on market $69,000 Active 83 DOM
12. 2026-06-02
    days on market $69,000 Active 82 DOM
13. 2026-06-01
    days on market $69,000 Active 81 DOM
14. 2026-05-31
    days on market $69,000 Active 80 DOM
15. 2026-05-31
    days on market $69,000 Active 79 DOM
16. 2026-04-14
    status Active 902-char remark

    Show marketing remark (909 chars)

    This charming 3-bedroom, 1-bath home offers 982 sq. ft. of comfortable living space, with the added benefit of tenant occupancy (tenant will provide access as needed). Featuring original hardwood floors and spacious bedrooms, the home also boasts central A/C for year-round comfort. The cozy living room seamlessly connects to a well-appointed kitchen with a gas range and ample cabinet storage. Enjoy the convenience of indoor laundry and a large, fully fenced backyard, perfect for outdoor gatherings or relaxation. A single-car detached garage and plenty of parking space add to the home’s appeal. Whether you're a first-time homebuyer or an investor seeking a great opportunity, this home is a must-see. Schedule your private showing today! Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

17. 2026-04-14
    status Active 909-char remark

    Show marketing remark (909 chars)

    This charming 3-bedroom, 1-bath home offers 982 sq. ft. of comfortable living space, with the added benefit of tenant occupancy (tenant will provide access as needed). Featuring original hardwood floors and spacious bedrooms, the home also boasts central A/C for year-round comfort. The cozy living room seamlessly connects to a well-appointed kitchen with a gas range and ample cabinet storage. Enjoy the convenience of indoor laundry and a large, fully fenced backyard, perfect for outdoor gatherings or relaxation. A single-car detached garage and plenty of parking space add to the home’s appeal. Whether you're a first-time homebuyer or an investor seeking a great opportunity, this home is a must-see. Schedule your private showing today! Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

18. 2026-02-16
    status Pending 902-char remark

    Show marketing remark (909 chars)

    This charming 3-bedroom, 1-bath home offers 982 sq. ft. of comfortable living space, with the added benefit of tenant occupancy (tenant will provide access as needed). Featuring original hardwood floors and spacious bedrooms, the home also boasts central A/C for year-round comfort. The cozy living room seamlessly connects to a well-appointed kitchen with a gas range and ample cabinet storage. Enjoy the convenience of indoor laundry and a large, fully fenced backyard, perfect for outdoor gatherings or relaxation. A single-car detached garage and plenty of parking space add to the home’s appeal. Whether you're a first-time homebuyer or an investor seeking a great opportunity, this home is a must-see. Schedule your private showing today! Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

19. 2026-02-16
    status Pending 909-char remark

    Show marketing remark (909 chars)

    This charming 3-bedroom, 1-bath home offers 982 sq. ft. of comfortable living space, with the added benefit of tenant occupancy (tenant will provide access as needed). Featuring original hardwood floors and spacious bedrooms, the home also boasts central A/C for year-round comfort. The cozy living room seamlessly connects to a well-appointed kitchen with a gas range and ample cabinet storage. Enjoy the convenience of indoor laundry and a large, fully fenced backyard, perfect for outdoor gatherings or relaxation. A single-car detached garage and plenty of parking space add to the home’s appeal. Whether you're a first-time homebuyer or an investor seeking a great opportunity, this home is a must-see. Schedule your private showing today! Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

20. 2026-01-14
    listed $69,000 Active 902-char remark

    Show marketing remark (909 chars)

    This charming 3-bedroom, 1-bath home offers 982 sq. ft. of comfortable living space, with the added benefit of tenant occupancy (tenant will provide access as needed). Featuring original hardwood floors and spacious bedrooms, the home also boasts central A/C for year-round comfort. The cozy living room seamlessly connects to a well-appointed kitchen with a gas range and ample cabinet storage. Enjoy the convenience of indoor laundry and a large, fully fenced backyard, perfect for outdoor gatherings or relaxation. A single-car detached garage and plenty of parking space add to the home’s appeal. Whether you're a first-time homebuyer or an investor seeking a great opportunity, this home is a must-see. Schedule your private showing today! Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

21. 2026-01-14
    listed $69,000 Active 909-char remark

    Show marketing remark (909 chars)

    This charming 3-bedroom, 1-bath home offers 982 sq. ft. of comfortable living space, with the added benefit of tenant occupancy (tenant will provide access as needed). Featuring original hardwood floors and spacious bedrooms, the home also boasts central A/C for year-round comfort. The cozy living room seamlessly connects to a well-appointed kitchen with a gas range and ample cabinet storage. Enjoy the convenience of indoor laundry and a large, fully fenced backyard, perfect for outdoor gatherings or relaxation. A single-car detached garage and plenty of parking space add to the home’s appeal. Whether you're a first-time homebuyer or an investor seeking a great opportunity, this home is a must-see. Schedule your private showing today! Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

22. 2025-12-22
    price $75,000
23. 2025-12-22
    price $75,000
24. 2025-11-25
    status Active
25. 2025-11-16
    status Pending
26. 2025-11-04
    price $77,000
27. 2025-11-04
    price $77,000
28. 2025-08-22
    listed $80,000 Active
29. 2025-08-22
    listed $80,000 Active
30. 2025-08-22
    listed $80,000 Active
31. 2022-07-25
    soldstatus $60,000
32. 2022-07-21
    soldstatus Sold
33. 2022-06-29
    status Pending
34. 2022-04-27
    status Active
35. 2022-02-26
    status Pending
36. 2022-01-27
    listed $75,000 Active
37. 2022-01-27
    listed $75,000

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $699 · $58/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) · 68% 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: $11,238
• − Mortgage interest: −$3,865
• − Property taxes: −$699
• − Insurance: −$345
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$2,007
• Taxable income: $2,524
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $2,886/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

-8.0% since first listed

22 events — show timeline

• 2026-04-14 Relisted — AcadianaMLS
• 2026-04-14 Relisted — GBRMLS
• 2026-02-16 Pending — AcadianaMLS
• 2026-02-16 Pending — GBRMLS
• 2026-01-14 Listed $69,000 GBRMLS
• 2026-01-14 Listed $69,000 AcadianaMLS
• 2025-12-22 Price Changed $75,000 GBRMLS
• 2025-12-22 Price Changed $75,000 AcadianaMLS
• 2025-11-25 Relisted — GBRMLS
• 2025-11-16 Pending — GBRMLS
• 2025-11-04 Price Changed $77,000 AcadianaMLS
• 2025-11-04 Price Changed $77,000 GBRMLS
• 2025-08-22 Listed $80,000 GBRMLS
• 2025-08-22 Listed $80,000 AcadianaMLS
• 2025-08-22 Listed $80,000 AcadianaMLS
• 2022-07-25 Sold (Public Records) $60,000 Public Records
• 2022-07-21 Sold (MLS) — GBRMLS
• 2022-06-29 Pending — GBRMLS
• 2022-04-27 Relisted — GBRMLS
• 2022-02-26 Pending — GBRMLS
• 2022-01-27 Listed $75,000 AcadianaMLS
• 2022-01-27 Listed $75,000 GBRMLS

Property tax history

+30.9%/yr

Latest (2025): $699 · +4.7% YoY. Source: county tax records.