2558 Beech St · Baton Rouge, LA 70805

$34,995

3 bd · 1.0 ba · 1,200 sqft · Land · 289 Days on market

Built 1950 $29/sqft · 22% below area Est $45k · 22% under ↓ 7% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it's full of potential--maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

Key facts

• Needs renovations
• Huge lot
• Fixer-upper

Tags

• HUGE LOT
• FIXER-UPPER
• NEEDS RENOVATIONS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $35k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.2% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• At $1,009/mo this rent would consume 48% 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 289 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $3k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $30,795 (12.0% below list)

Questions for the listing agent

1. It's been on market 289 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 2.88% ✓
• Cap rate: 25.21%
• Cash-on-cash: 67.58%
• DSCR: 4.01
• GRM: 2.9

CMA / ARV

• ARV (median comp): $45,146
• List price: $34,995
• Delta: -22.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 63.5%
• Equity multiple: 3.71×
• Total profit: $26,534
• Equity at exit: $5,218

10-year hold

• IRR: 67.0%
• Equity multiple: 6.82×
• Total profit: $57,001
• Equity at exit: $3,026

Cash invested: $9,799 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,009 high
• Mortgage (P&I): −$184
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $552

Break-even live

Break-even rent $311

Max offer price $34,995

Occupancy floor 40%

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: $8,749
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	23d	1	0.48mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	43d	1	0.61mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	43d	1	0.93mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	43d	1	1.07mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	43d	1	1.27mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	43d	1	1.38mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	23d	1	1.42mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	19d	1	1.45mi

Listing history 37 events

1. 2026-06-18
   days on market $34,995 Active 289 DOM
2. 2026-06-18
   price $34,995 Active 288 DOM
3. 2026-06-17
   days on market $35,000 Active 288 DOM
4. 2026-06-16
   days on market $35,000 Active 287 DOM
5. 2026-06-15
   days on market $35,000 Active 286 DOM
6. 2026-06-14
   days on market $35,000 Active 284 DOM
7. 2026-06-10
   days on market $35,000 Active 281 DOM
8. 2026-06-09
   days on market $35,000 Active 280 DOM
9. 2026-06-08
   days on market $35,000 Active 279 DOM
10. 2026-06-07
    days on market $35,000 Active 278 DOM
11. 2026-06-05
    days on market $35,000 Active 275 DOM
12. 2026-06-03
    days on market $35,000 Active 274 DOM
13. 2026-06-02
    days on market $35,000 Active 273 DOM
14. 2026-06-01
    days on market $35,000 Active 272 DOM
15. 2026-05-31
    days on market $35,000 Active 271 DOM
16. 2026-05-31
    days on market $35,000 Active 270 DOM
17. 2026-01-23
    price $35,000 452-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

18. 2026-01-23
    price $35,000 463-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

19. 2026-01-15
    price $21,900 452-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

20. 2026-01-15
    price $21,900 463-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

21. 2026-01-05
    price $21,999 452-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

22. 2026-01-05
    price $21,999 463-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

23. 2025-12-03
    price $22,000 452-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

24. 2025-12-03
    price $22,000 463-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

25. 2025-11-21
    price $22,500 452-char remark

    Show marketing remark (452 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it's full of potential--maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

26. 2025-11-20
    price $22,500 463-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

27. 2025-11-11
    price $25,000 463-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

28. 2025-11-08
    price $29,500 463-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

29. 2025-10-30
    price $31,900 452-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

30. 2025-10-30
    price $31,900 463-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

31. 2025-10-14
    price $34,000 452-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

32. 2025-10-14
    price $34,000 463-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

33. 2025-10-02
    price $35,000 452-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

34. 2025-10-02
    price $35,000 463-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

35. 2025-08-26
    listed $37,500 Active 452-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

36. 2025-08-26
    listed $37,500 Active 463-char remark

    Show marketing remark (463 chars)

    3 Bedroom, 1 Bath Home | Huge Lot | Fixer-Upper with Potential This 3 bedroom, 1 bath home sits on a large lot with endless possibilities. The property needs renovations, but it’s full of potential—maybe for an investor looking for their next project or a homeowner ready to create a space tailored to their style. With a very motivated seller considering all offers, this is your chance to get a property at a great price and unlock its future value.

37. 1979-05-03
    soldstatus

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $569 · $47/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 (unshaded) · 0% 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: $12,111
• − Mortgage interest: −$1,960
• − Property taxes: −$569
• − Insurance: −$175
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$1,018
• Taxable income: $6,451
• Est. tax owed @ 24.0%: −$1,548
• After-tax cash flow: $5,073/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

-6.7% since first listed

21 events — show timeline

• 2026-01-23 Price Changed $35,000 AcadianaMLS
• 2026-01-23 Price Changed $35,000 GSREIN
• 2026-01-15 Price Changed $21,900 AcadianaMLS
• 2026-01-15 Price Changed $21,900 GSREIN
• 2026-01-05 Price Changed $21,999 AcadianaMLS
• 2026-01-05 Price Changed $21,999 GSREIN
• 2025-12-03 Price Changed $22,000 AcadianaMLS
• 2025-12-03 Price Changed $22,000 GSREIN
• 2025-11-21 Price Changed $22,500 AcadianaMLS
• 2025-11-20 Price Changed $22,500 GSREIN
• 2025-11-11 Price Changed $25,000 GSREIN
• 2025-11-08 Price Changed $29,500 GSREIN
• 2025-10-30 Price Changed $31,900 AcadianaMLS
• 2025-10-30 Price Changed $31,900 GSREIN
• 2025-10-14 Price Changed $34,000 AcadianaMLS
• 2025-10-14 Price Changed $34,000 GSREIN
• 2025-10-02 Price Changed $35,000 AcadianaMLS
• 2025-10-02 Price Changed $35,000 GSREIN
• 2025-08-26 Listed $37,500 GSREIN
• 2025-08-26 Listed $37,500 AcadianaMLS
• 1979-05-03 Sold (Public Records) — Public Records

Property tax history

+5.6%/yr

Latest (2025): $569 · +51.1% YoY. Source: county tax records.