1769 Blvd De Province Unit E · Baton Rouge, LA 70816

$74,900

2 bd · 2.5 ba · 1,160 sqft · SingleFamily · 192 Days on market

Built 1980 Good condition $65/sqft · 17% below area Est $91k · 17% under $270/mo HOA · 24% of rent ↓ 11% since listing

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Why this score? — see what drove the C+ 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 +19.5/30.0
• ARV discount +15.0/15.0
• 1% rule +9.7/10.0
• DSCR +6.2/10.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity - Strong Rental Potential in Baton Rouge Attention investors: this updated 2 bed, 2.5 bath townhome at 1769 Blvd De Province in Baton Rouge presents a strong opportunity for immediate rental income. With estimated rental potential of approximately $1,250 per month, this property offers an attractive option for investors seeking steady cash flow in a high-demand rental area. The home features a functional dual-suite layout, making it especially appealing for tenants who value privacy--ideal for roommates, young professionals, or small families. The property has been recently updated with modern flooring, fixtures, and a refreshed kitchen, reducing the need for immediate renovations and allowing for faster tenant placement. The open floor plan living area creates a bright and comfortable space, while the two separate bedrooms each include private bathrooms, enhancing tenant appeal and long-term occupancy potential. The additional half bath downstairs adds convenience for guests. Located in a highly accessible Baton Rouge location near shopping, restaurants, schools, and major roadways, this property benefits from strong rental demand and convenience for tenants. Whether you are looking to expand your rental portfolio, secure a long-term buy-and-hold property, or generate consistent monthly income, this property offers a compelling investment opportunity in the Baton Rouge market. Key Investor Highlights Estimated rent: ~$1,250/month 2 bedrooms | 2.

Key facts

• Private bedroom
• Upgraded kitchen
• Open living area

Tags

• UPDATED FLOORING
• MODERN FIXTURES
• OPEN LIVING AREA
• UPGRADED KITCHEN
• PRIVATE BEDROOM
• EN-SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-342 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $25k (66.0% below list).
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $25k (66.0% below list) — sets the bar for cash-flow.
• Cap rate 7.7% vs local median 4.1% 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: Audubon Elementary School (math 22% / reading 37%, grade F, #333 of 646 statewide, top 54%, 551 students, 75% FRL); Southeast Middle School (math 7% / reading 18%, grade F, #191 of 218 statewide, top 88%, 994 students, 77% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Market conditions: Rents flat; 323 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $518 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

• It's been on market 192 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 24% of rent.
• 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 $25,436 (66.0% 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. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 66% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.47% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 5.7

CMA / ARV

• ARV (median comp): $90,537
• List price: $74,900
• Delta: -17.27%
• 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
2734 S Faircrest Ct	0.26mi	3/2.0 (+1)	1,355 (+17%)	2mo	$230,000	$170	54
11674 Baylor Dr	0.83mi	3/1.0 (+1)	1,140 (-2%)	3mo	$165,000	$145	48
2004 Spring Ridge Ave	1.07mi	2/2.0	1,127 (-3%)	12mo	$200,000	$177	48
13084 Jennifer Lynn Ave	0.75mi	2/2.0	1,189 (+2%)	13mo	$164,084	$138	48
14223 Jane Seymour Dr	1.02mi	3/2.0 (+1)	1,258 (+8%)	2mo	$235,000	$187	42
2655 Citadel Dr	0.97mi	3/1.5 (+1)	1,214 (+5%)	8mo	$160,000	$132	41
12474 Fairhope Way	0.51mi	3/2.0 (+1)	1,337 (+15%)	5mo	$210,000	$157	40
11865 Baylor Dr	0.73mi	3/1.0 (+1)	1,113 (-4%)	14mo	$159,500	$143	37
1833 Myrtle Ridge Dr	1.12mi	3/2.0 (+1)	1,329 (+15%)	2mo	$199,500	$150	32
1925 Stonegate Ct	1.11mi	2/2.0	1,380 (+19%)	8mo	$155,000	$112	32
11643 Auburn Dr	0.90mi	3/1.0 (+1)	1,044 (-10%)	10mo	$148,500	$142	29
2423 Eastgate Dr	0.67mi	3/1.0 (+1)	928 (-20%)	14mo	$139,000	$150	21

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 · 0.16% rent growth · sell at horizon

5-year hold

• IRR: -68.1%
• Equity multiple: -0.74×
• Total profit: $-36,532
• Equity at exit: $11,168

10-year hold

• IRR: —
• Equity multiple: -2.33×
• Total profit: $-69,934
• Equity at exit: $6,476

Cash invested: $20,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $155,450 ($145/sqft)
• Median days on market: 80 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -46.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70816

• Rents YoY: 0.2%
• Active inventory: 323
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,104 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$270
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-342

Break-even live

Break-even rent $1,537

Max offer price $25,436

Occupancy floor —

Sensitivity live

Price	-10% $-290	-5% $-316	+0% $-342	+5% $-368	+10% $-394
Rent	-10% $-429	-5% $-385	+0% $-342	+5% $-298	+10% $-255
Rate	-1.0pp $-304	-0.5pp $-323	base $-342	+0.5pp $-361	+1.0pp $-381

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: $18,725
• Closing costs: $2,247
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1761 Boulevard De Province Unit D Baton Rouge, LA	2.0	2.5	1123	$1,100	$0.98	93d	1	0.05mi
1781 Boulevard de Province Unit D Baton Rouge, LA	2.0	2.5	1260	$1,100	$0.87	93d	1	0.07mi
1755 Boulevard De Province Unit A Baton Rouge, LA	2.0	2.5	1100	$900	$0.82	72d	1	0.07mi
1783 Boulevard De Province Unit C Baton Rouge, LA	2.0	2.5	1100	$1,075	$0.98	93d	1	0.08mi
1855 Boulevard de Province Baton Rouge, LA	1.0–2.0	1.0–2.0	880	$975	$1.11	93d	1	0.13mi
1795 Boulevard de Province Unit A Baton Rouge, LA	2.0	2.5	1109	$1,250	$1.13	93d	1	0.13mi
1795 Boulevard de Province Baton Rouge, LA	2.0	2.5	1150	$1,350	$1.17	16d	1	0.13mi
1735 Boulevard de Province Baton Rouge, LA	2.0	2.5	1160	$1,100	$0.95	93d	1	0.14mi
1919 Boulevard de Province Baton Rouge, LA	1.0–2.0	1.0–2.0	1082	$946	$0.87	15d	25	0.19mi
1860 Boulevard de Province Baton Rouge, LA	1.0–3.0	1.0–2.0	1095	$1,150	$1.05	93d	1	0.25mi
11888 Old Hammond Hwy Baton Rouge, LA	2.0–4.0	1.0–2.0	1028	$995	$0.97	93d	1	0.50mi
11654 W Sherwood Meadow Ave Baton Rouge, LA	2.0	1.5	900	$850	$0.94	72d	1	0.60mi
11585 N Harrells Ferry Rd Baton Rouge, LA	1.0–3.0	1.0–2.5	1029	$924	$0.90	16d	1	0.70mi
11976 Baylor Dr Baton Rouge, LA	3.0	1.0	943	$1,350	$1.43	72d	1	0.70mi
11528 Old Hammond Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	830	$1,160	$1.40	93d	66	0.74mi
2001 S Sherwood Forest Blvd Baton Rouge, LA	2.0	1.0	900	$925	$1.03	72d	1	0.79mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	70d	1	0.87mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	63d	1	0.87mi
13629 Goodwood Dr Unit 13627 Baton Rouge, LA	3.0	2.0	1100	$1,250	$1.14	72d	1	0.96mi
13676 Greenview Ave Baton Rouge, LA	3.0	2.0	1200	$1,800	$1.50	72d	1	0.99mi
2750 Millerville Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	975	$1,459	$1.50	93d	1	1.01mi
11111 N Harrells Ferry Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	949	$1,185	$1.25	72d	1	1.05mi
14355 S Harrells Ferry Rd Baton Rouge, LA	2.0	2.0	1200	$1,050	$0.88	16d	1	1.17mi
11888 Longridge Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	939	$917	$0.98	15d	8	1.17mi
14140 Azalea Park Ave Unit C Baton Rouge, LA	2.0	2.0	875	$925	$1.06	93d	1	1.20mi
14140 Azalea Park Ave Unit D Baton Rouge, LA	2.0	2.0	850	$925	$1.09	72d	1	1.20mi
566 S Flannery Rd Unit B Baton Rouge, LA	2.0	1.5	1500	$1,300	$0.87	72d	1	1.26mi
1045 Manson Dr Unit D Baton Rouge, LA	2.0	2.0	875	$875	$1.00	93d	1	1.26mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,250	$1.49	16d	20	1.31mi
546 S Flannery Rd Baton Rouge, LA	3.0	2.0	1235	$1,295	$1.05	16d	1	1.33mi
10795 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,360	$1.63	15d	11	1.38mi
11550 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	758	$1,350	$1.78	16d	3	1.39mi
11550 Southfork Ave Baton Rouge, LA	2.0	2.0	1020	$1,300	$1.27	72d	2	1.39mi
11550 Southfork Ave Baton Rouge, LA	2.0	2.0	988	$1,325	$1.34	15d	2	1.39mi
2455 Weldwood Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	858	$1,450	$1.69	15d	22	1.40mi

Listing history 27 events

1. 2026-06-18
   days on market $74,900 Active 192 DOM
2. 2026-06-17
   days on market $74,900 Active 191 DOM
3. 2026-06-16
   days on market $74,900 Active 190 DOM
4. 2026-06-15
   days on market $74,900 Active 189 DOM
5. 2026-06-14
   days on market $74,900 Active 187 DOM
6. 2026-06-10
   days on market $74,900 Active 184 DOM
7. 2026-06-09
   days on market $74,900 Active 183 DOM
8. 2026-06-08
   days on market $74,900 Active 182 DOM
9. 2026-06-07
   days on market $74,900 Active 181 DOM
10. 2026-06-05
    days on market $74,900 Active 178 DOM
11. 2026-06-03
    days on market $74,900 Active 177 DOM
12. 2026-06-02
    days on market $74,900 Active 176 DOM
13. 2026-06-01
    days on market $74,900 Active 175 DOM
14. 2026-05-31
    days on market $74,900 Active 174 DOM
15. 2026-05-31
    days on market $74,900 Active 173 DOM
16. 2026-02-18
    price $74,900 1844-char remark

    Show marketing remark (1869 chars)

    Investor Opportunity – Strong Rental Potential in Baton Rouge Attention investors: this updated 2 bed, 2.5 bath townhome at 1769 Blvd De Province in Baton Rouge presents a strong opportunity for immediate rental income. With estimated rental potential of approximately $1,250 per month, this property offers an attractive option for investors seeking steady cash flow in a high-demand rental area. The home features a functional dual-suite layout, making it especially appealing for tenants who value privacy—ideal for roommates, young professionals, or small families. The property has been recently updated with modern flooring, fixtures, and a refreshed kitchen, reducing the need for immediate renovations and allowing for faster tenant placement. The open floor plan living area creates a bright and comfortable space, while the two separate bedrooms each include private bathrooms, enhancing tenant appeal and long-term occupancy potential. The additional half bath downstairs adds convenience for guests. Located in a highly accessible Baton Rouge location near shopping, restaurants, schools, and major roadways, this property benefits from strong rental demand and convenience for tenants. Whether you are looking to expand your rental portfolio, secure a long-term buy-and-hold property, or generate consistent monthly income, this property offers a compelling investment opportunity in the Baton Rouge market. Key Investor Highlights Estimated rent: ~$1,250/month 2 bedrooms | 2.5 bathrooms Dual-suite floor plan ideal for tenants Updated interior – minimal upfront improvements Strong rental demand location Turnkey investment potential #BatonRougeInvestmentProperty #RealEstateInvesting #CashFlowProperty #RentalProperty #BatonRougeInvestors #TurnkeyInvestment #BuyAndHold #LouisianaRealEstate #RentalIncome #RealEstateOpportunity

17. 2026-02-18
    price $74,900 1869-char remark

    Show marketing remark (1869 chars)

    Investor Opportunity – Strong Rental Potential in Baton Rouge Attention investors: this updated 2 bed, 2.5 bath townhome at 1769 Blvd De Province in Baton Rouge presents a strong opportunity for immediate rental income. With estimated rental potential of approximately $1,250 per month, this property offers an attractive option for investors seeking steady cash flow in a high-demand rental area. The home features a functional dual-suite layout, making it especially appealing for tenants who value privacy—ideal for roommates, young professionals, or small families. The property has been recently updated with modern flooring, fixtures, and a refreshed kitchen, reducing the need for immediate renovations and allowing for faster tenant placement. The open floor plan living area creates a bright and comfortable space, while the two separate bedrooms each include private bathrooms, enhancing tenant appeal and long-term occupancy potential. The additional half bath downstairs adds convenience for guests. Located in a highly accessible Baton Rouge location near shopping, restaurants, schools, and major roadways, this property benefits from strong rental demand and convenience for tenants. Whether you are looking to expand your rental portfolio, secure a long-term buy-and-hold property, or generate consistent monthly income, this property offers a compelling investment opportunity in the Baton Rouge market. Key Investor Highlights Estimated rent: ~$1,250/month 2 bedrooms | 2.5 bathrooms Dual-suite floor plan ideal for tenants Updated interior – minimal upfront improvements Strong rental demand location Turnkey investment potential #BatonRougeInvestmentProperty #RealEstateInvesting #CashFlowProperty #RentalProperty #BatonRougeInvestors #TurnkeyInvestment #BuyAndHold #LouisianaRealEstate #RentalIncome #RealEstateOpportunity

18. 2025-12-08
    listed $79,900 Active 1869-char remark

    Show marketing remark (1844 chars)

    Investor Opportunity - Strong Rental Potential in Baton Rouge Attention investors: this updated 2 bed, 2.5 bath townhome at 1769 Blvd De Province in Baton Rouge presents a strong opportunity for immediate rental income. With estimated rental potential of approximately $1,250 per month, this property offers an attractive option for investors seeking steady cash flow in a high-demand rental area. The home features a functional dual-suite layout, making it especially appealing for tenants who value privacy--ideal for roommates, young professionals, or small families. The property has been recently updated with modern flooring, fixtures, and a refreshed kitchen, reducing the need for immediate renovations and allowing for faster tenant placement. The open floor plan living area creates a bright and comfortable space, while the two separate bedrooms each include private bathrooms, enhancing tenant appeal and long-term occupancy potential. The additional half bath downstairs adds convenience for guests. Located in a highly accessible Baton Rouge location near shopping, restaurants, schools, and major roadways, this property benefits from strong rental demand and convenience for tenants. Whether you are looking to expand your rental portfolio, secure a long-term buy-and-hold property, or generate consistent monthly income, this property offers a compelling investment opportunity in the Baton Rouge market. Key Investor Highlights Estimated rent: ~$1,250/month 2 bedrooms | 2.5 bathrooms Dual-suite floor plan ideal for tenants Updated interior - minimal upfront improvements Strong rental demand location Turnkey investment potential #BatonRougeInvestmentProperty #RealEstateInvesting #CashFlowProperty #RentalProperty #BatonRougeInvestors #TurnkeyInvestment #BuyAndHold #LouisianaRealEstate #RentalIncome #RealEstateOpportunity

19. 2025-12-08
    listed $79,900 Active 1844-char remark

    Show marketing remark (1844 chars)

    Investor Opportunity - Strong Rental Potential in Baton Rouge Attention investors: this updated 2 bed, 2.5 bath townhome at 1769 Blvd De Province in Baton Rouge presents a strong opportunity for immediate rental income. With estimated rental potential of approximately $1,250 per month, this property offers an attractive option for investors seeking steady cash flow in a high-demand rental area. The home features a functional dual-suite layout, making it especially appealing for tenants who value privacy--ideal for roommates, young professionals, or small families. The property has been recently updated with modern flooring, fixtures, and a refreshed kitchen, reducing the need for immediate renovations and allowing for faster tenant placement. The open floor plan living area creates a bright and comfortable space, while the two separate bedrooms each include private bathrooms, enhancing tenant appeal and long-term occupancy potential. The additional half bath downstairs adds convenience for guests. Located in a highly accessible Baton Rouge location near shopping, restaurants, schools, and major roadways, this property benefits from strong rental demand and convenience for tenants. Whether you are looking to expand your rental portfolio, secure a long-term buy-and-hold property, or generate consistent monthly income, this property offers a compelling investment opportunity in the Baton Rouge market. Key Investor Highlights Estimated rent: ~$1,250/month 2 bedrooms | 2.5 bathrooms Dual-suite floor plan ideal for tenants Updated interior - minimal upfront improvements Strong rental demand location Turnkey investment potential #BatonRougeInvestmentProperty #RealEstateInvesting #CashFlowProperty #RentalProperty #BatonRougeInvestors #TurnkeyInvestment #BuyAndHold #LouisianaRealEstate #RentalIncome #RealEstateOpportunity

20. 2025-08-22
    listed $90,000 Active
21. 2025-08-22
    listed $90,000 Active
22. 2018-10-25
    historical
23. 2018-10-16
    status Active
24. 2018-08-30
    status Pending
25. 2018-08-08
    listed $80,000 Active
26. 2018-08-08
    listed $80,000
27. 2008-06-29
    listed $84,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 73% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,251
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$5,493
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − HOA: −$3,240
• − Depreciation: −$2,179
• Taxable loss: −$5,101
• Est. tax savings @ 24.0%: +$1,224
• After-tax cash flow: $-2,878/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab Est. rehab $5,800–$17,400 screening

This updated 2-bedroom, 2.5-bathroom townhome in Baton Rouge is in good condition with a strong rental potential, offering a great opportunity for investors.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Audubon Elementary School F LA #333/646 Nat'l #26,716/41,679 High Liberty High School B- LA #15/265 Nat'l #3,220/17,239

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

B Composite livability gradescore 74/100

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 · 464,810 people
• City population: 351,868
• Metro: Baton Rouge, LA
• Population (ZIP): 45,718
• Household income: $67,353
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 41% White 38% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 1% Hispanic 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 9% Chinese 1% Other Indo-European 1%

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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: ▼ -161.21%
• Current HPI: 157.3823
• Rent YoY: ▲ 0.16%
• Metro: Baton Rouge, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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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

-11.4% since first listed

12 events — show timeline

• 2026-02-18 Price Changed $74,900 AcadianaMLS
• 2026-02-18 Price Changed $74,900 GBRMLS
• 2025-12-08 Listed $79,900 GBRMLS
• 2025-12-08 Listed $79,900 AcadianaMLS
• 2025-08-22 Listed $90,000 GBRMLS
• 2025-08-22 Listed $90,000 AcadianaMLS
• 2018-10-25 Delisted — GBRMLS
• 2018-10-16 Relisted — GBRMLS
• 2018-08-30 Pending — GBRMLS
• 2018-08-08 Listed $80,000 AcadianaMLS
• 2018-08-08 Listed $80,000 GBRMLS
• 2008-06-29 Listed $84,500 AcadianaMLS