1532 & 1534 Bynum Ave Unit A & B · Baton Rouge, LA 70802

$75,000

1 bd · 1.0 ba · 750 sqft · SingleFamily · 140 Days on market

Built 1960 Fair condition 6,098 sqft lot $100/sqft · 49% above area Est $50k · 49% over ↓ 6% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two detached 1BR/1BA homes on one lot duplex located in Baton Rouge. Both units are being sold together and offer strong potential for investors, house hackers, or buyers seeking flexible purchase options. Each unit features its own entrance and private living space with no shared walls. The property offers approximately 1,500 sq ft of combined living area and is situated on a quiet residential street with convenient access to Downtown Baton Rouge, LSU, and Southern University. Public utilities are in place, and the layout allows for multiple income strategies. Property is being sold as-is. Cash, conventional, and other acceptable financing options considered. Seller is open to discussing alternative or creative financing terms.

Key facts

• Private living space
• Access to lsu
• 6,098 sq ft lot

Tags

• PRIVATE LIVING SPACE
• QUIET RESIDENTIAL STREET
• ACCESS TO LSU
• ACCESS TO SOUTHERN UNIVERSITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 rising fast (+6.6%/yr); 188 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 39% of the median local income ($34k/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 $519 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 + 6.6% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; 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

• 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.87%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $50,247
• List price: $75,000
• Delta: 49.26%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1825 Lehmann St	0.22mi	2/1.0 (+1)	750 (0%)	16mo	$89,000	$119	72
625 St Rose Ave	0.63mi	1/1.0	750 (0%)	3mo	$135,000	$180	68
240 S 17th St	0.38mi	2/1.0 (+1)	790 (+5%)	4mo	$25,000	$32	65
729 S 16th St	0.04mi	1/1.0	847 (+13%)	18mo	$12,500	$15	61
606 Education St	0.68mi	1/1.0	768 (+2%)	22mo	$15,000	$20	46
110 N Baxter St	0.69mi	2/1.0 (+1)	776 (+4%)	15mo	$120,000	$155	44
598 Education St	0.68mi	1/1.0	782 (+4%)	22mo	$15,000	$19	43
726 Beauregard St	0.58mi	2/1.0 (+1)	845 (+13%)	20mo	$130,000	$154	30

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.73×
• Total profit: $15,309
• Equity at exit: $11,183

10-year hold

• IRR: 28.2%
• Equity multiple: 3.94×
• Total profit: $61,843
• Equity at exit: $6,485

Cash invested: $21,000 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,118 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $365

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 62%

Sensitivity live

Price	-10% $417	-5% $391	+0% $365	+5% $339	+10% $313
Rent	-10% $277	-5% $321	+0% $365	+5% $409	+10% $454
Rate	-1.0pp $403	-0.5pp $384	base $365	+0.5pp $346	+1.0pp $326

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	15d	1	0.17mi
1509 Government St Baton Rouge, LA	1.0	1.0	650	$1,150	$1.77	44d	1	0.20mi
1241 S 18th St Baton Rouge, LA	1.0	1.0	700	$1,000	$1.43	15d	1	0.30mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	24d	1	0.34mi
2361 Wisteria St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	44d	1	0.57mi
2500 McGrath Ave Unit 2 Baton Rouge, LA	1.0	1.0	750	$1,000	$1.33	44d	1	0.60mi
756 Europe St Baton Rouge, LA	1.0	1.0	1050	$1,175	$1.12	15d	1	0.64mi
636 Napoleon St Baton Rouge, LA	2.0	1.0	1065	$1,650	$1.55	15d	1	0.72mi
814 North Blvd Unit 814 Baton Rouge, LA	1.0	1.0	800	$800	$1.00	44d	1	0.74mi
623 S Eugene St Unit 1 Baton Rouge, LA	2.0	1.0	980	$1,400	$1.43	44d	1	0.74mi
1805 Perkins Rd Unit 1805 Baton Rouge, LA	1.0	1.0	1000	$1,500	$1.50	15d	1	0.75mi
1356 Main St Unit 1 Baton Rouge, LA	1.0	1.0	700	$600	$0.86	44d	1	0.75mi
866 Arlington Ave Unit 206 Baton Rouge, LA	2.0	1.0	950	$895	$0.94	44d	1	0.76mi
878 Kenmore Ave Unit C Baton Rouge, LA	2.0	1.0	1100	$1,000	$0.91	22d	1	0.82mi
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	44d	1	0.83mi
648 Penalver St Unit 2 Baton Rouge, LA	2.0	1.0	1000	$1,200	$1.20	15d	1	0.83mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$756	$0.99	44d	1	0.94mi
625 Convention St Baton Rouge, LA	1.0–2.0	1.0–2.0	883	$1,501	$1.70	15d	9	0.94mi
2030 Colorado St Baton Rouge, LA	1.0	1.0	900	$700	$0.78	44d	1	0.96mi
2227 Kentucky St Baton Rouge, LA	1.0	1.0	554	$695	$1.25	44d	1	0.99mi
279 Chatsworth St Baton Rouge, LA	2.0	2.0	840	$1,250	$1.49	44d	1	1.00mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	15d	1	1.00mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	24d	1	1.05mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	44d	1	1.05mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,254	$1.56	15d	28	1.06mi
101 River House Pl Unit 2H Baton Rouge, LA	1.0	1.0	627	$1,270	$2.03	24d	1	1.10mi
101 River House Pl Unit 1D Baton Rouge, LA	1.0	1.0	703	$1,391	$1.98	24d	1	1.10mi
725 Carol Marie Dr Unit 4 Baton Rouge, LA	1.0	1.0	870	$900	$1.03	15d	1	1.11mi
333 Laurel St Baton Rouge, LA	2.0	1.0–2.0	974	$2,874	$2.95	15d	13	1.16mi
999 N 9th St Apt 127 Baton Rouge, LA	2.0	1.0	840	$1,050	$1.25	15d	1	1.18mi
999 N 9th St Unit 311 Baton Rouge, LA	2.0	1.0	840	$1,040	$1.24	22d	1	1.18mi
999 N 9th St Unit 508 Baton Rouge, LA	1.0	1.0	630	$915	$1.45	19d	1	1.18mi
505 University Walk Unit 5 Baton Rouge, LA	2.0	1.0	800	$1,400	$1.75	24d	1	1.21mi
505 University Walk Unit 8 Baton Rouge, LA	1.0	1.0	650	$1,395	$2.15	44d	1	1.21mi
505 University Walk Unit 7 Baton Rouge, LA	1.0	1.0	600	$1,295	$2.16	24d	1	1.21mi
314 West Dr Unit 205 Baton Rouge, LA	1.0	1.0	1000	$900	$0.90	15d	1	1.24mi
314 West Dr Unit 205 Baton Rouge, LA	1.0	1.0	1000	$900	$0.90	19d	1	1.24mi
850 N 5th St Unit 208 Baton Rouge, LA	2.0	1.0	1000	$1,225	$1.23	15d	1	1.26mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	24d	1	1.36mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	44d	1	1.36mi

Listing history 15 events

1. 2026-06-14
   status $75,000 Pending 140 DOM
2. 2026-06-10
   days on market $75,000 Active 140 DOM
3. 2026-06-09
   days on market $75,000 Active 139 DOM
4. 2026-06-08
   days on market $75,000 Active 138 DOM
5. 2026-06-07
   days on market $75,000 Active 137 DOM
6. 2026-06-05
   days on market $75,000 Active 134 DOM
7. 2026-06-03
   days on market $75,000 Active 133 DOM
8. 2026-06-02
   days on market $75,000 Active 132 DOM
9. 2026-06-01
   days on market $75,000 Active 131 DOM
10. 2026-05-31
    days on market $75,000 Active 130 DOM
11. 2026-05-31
    days on market $75,000 Active 129 DOM
12. 2026-02-26
    price $75,000 738-char remark

    Show marketing remark (738 chars)

    Two detached 1BR/1BA homes on one lot duplex located in Baton Rouge. Both units are being sold together and offer strong potential for investors, house hackers, or buyers seeking flexible purchase options. Each unit features its own entrance and private living space with no shared walls. The property offers approximately 1,500 sq ft of combined living area and is situated on a quiet residential street with convenient access to Downtown Baton Rouge, LSU, and Southern University. Public utilities are in place, and the layout allows for multiple income strategies. Property is being sold as-is. Cash, conventional, and other acceptable financing options considered. Seller is open to discussing alternative or creative financing terms.

13. 2026-02-26
    price $75,000 738-char remark

    Show marketing remark (738 chars)

    Two detached 1BR/1BA homes on one lot duplex located in Baton Rouge. Both units are being sold together and offer strong potential for investors, house hackers, or buyers seeking flexible purchase options. Each unit features its own entrance and private living space with no shared walls. The property offers approximately 1,500 sq ft of combined living area and is situated on a quiet residential street with convenient access to Downtown Baton Rouge, LSU, and Southern University. Public utilities are in place, and the layout allows for multiple income strategies. Property is being sold as-is. Cash, conventional, and other acceptable financing options considered. Seller is open to discussing alternative or creative financing terms.

14. 2026-01-21
    listed $80,000 Active 738-char remark

    Show marketing remark (738 chars)

    Two detached 1BR/1BA homes on one lot duplex located in Baton Rouge. Both units are being sold together and offer strong potential for investors, house hackers, or buyers seeking flexible purchase options. Each unit features its own entrance and private living space with no shared walls. The property offers approximately 1,500 sq ft of combined living area and is situated on a quiet residential street with convenient access to Downtown Baton Rouge, LSU, and Southern University. Public utilities are in place, and the layout allows for multiple income strategies. Property is being sold as-is. Cash, conventional, and other acceptable financing options considered. Seller is open to discussing alternative or creative financing terms.

15. 2026-01-21
    listed $80,000 Active 738-char remark

    Show marketing remark (738 chars)

    Two detached 1BR/1BA homes on one lot duplex located in Baton Rouge. Both units are being sold together and offer strong potential for investors, house hackers, or buyers seeking flexible purchase options. Each unit features its own entrance and private living space with no shared walls. The property offers approximately 1,500 sq ft of combined living area and is situated on a quiet residential street with convenient access to Downtown Baton Rouge, LSU, and Southern University. Public utilities are in place, and the layout allows for multiple income strategies. Property is being sold as-is. Cash, conventional, and other acceptable financing options considered. Seller is open to discussing alternative or creative financing terms.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,421
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,182
• Taxable income: $3,390
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $3,569/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 · 12 photos

Fair 45/100 Moderate rehab

This property presents a moderate rehab opportunity with average condition. It requires kitchen and bathroom renovations, exterior painting, and landscaping improvements to increase its value.

Repairs flagged

• Major kitchen countertops — Worn and outdated, need replacement.
• Major bathroom fixtures — Old and in need of replacement.
• Moderate exterior siding — Some areas show signs of wear and tear, may need repainting or replacement.
• Minor interior walls — Paint needs touch-ups in some areas.
• Minor windows — Some screens may need replacement.
• Minor HVAC system — Should be checked for efficiency and any potential issues.
• Minor landscaping — Minimal landscaping, could be improved with some enhancements.

Value-add opportunities

• Resale Kitchen renovation — Updating the kitchen will significantly increase the home's appeal and value.
• Resale Bathroom renovation — A fresh bathroom will attract more buyers and increase the home's value.
• Both Exterior painting — Painting the exterior will improve curb appeal and increase both resale and rental value.
• Both Landscaping improvements — Enhancing the landscaping will increase curb appeal and attract more renters and buyers.
• Both HVAC system upgrade — Upgrading the HVAC system will improve comfort and energy efficiency, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · Worn and outdated, need replacement.	Major	$15,000–50,000
bathroom fixtures · Old and in need of replacement.	Major	$15,000–50,000
exterior siding · Some areas show signs of wear and tear, may need repainting or replacement.	Moderate	$3,000–15,000
interior walls · Paint needs touch-ups in some areas.	Minor	$500–3,000
windows · Some screens may need replacement.	Minor	$500–3,000
HVAC system · Should be checked for efficiency and any potential issues.	Minor	$500–3,000
landscaping · Minimal landscaping, could be improved with some enhancements.	Minor	$500–3,000
Total estimated repair cost · 7 items		$35,000–127,000

Value-add ROI direction

• Resale Kitchen renovation — Updating the kitchen will significantly increase the home's appeal and value. ↑
• Resale Bathroom renovation — A fresh bathroom will attract more buyers and increase the home's value. ↑
• Both Exterior painting — Painting the exterior will improve curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — Enhancing the landscaping will increase curb appeal and attract more renters and buyers. ↑
• Both HVAC system upgrade — Upgrading the HVAC system will improve comfort and energy efficiency, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 1% Other Indo-European 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

-6.2% since first listed

4 events — show timeline

• 2026-02-26 Price Changed $75,000 AcadianaMLS
• 2026-02-26 Price Changed $75,000 GBRMLS
• 2026-01-21 Listed $80,000 GBRMLS
• 2026-01-21 Listed $80,000 AcadianaMLS