3339 Wenonah St · Baton Rouge, LA 70805

$40,000

2 bd · 1.0 ba · 781 sqft · SingleFamily · 33 Days on market

Built 1975 6,647 sqft lot Est $72k · 44% under

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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

Significant improvements have already been made, including a new roof, water heater, updated windows, and new flooring in both bedrooms. With many of the major updates already completed, this property presents a great opportunity for its next owner to bring their vision to life. Whether you're searching for an investment property or a home to customize, this one offers strong potential and room to add value.

Key facts

• Updated windows
• Water heater
• New flooring

Tags

• NEW ROOF
• WATER HEATER
• UPDATED WINDOWS
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($855 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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 25d 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 40% 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 $277 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 22y 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 $12k; list at $40k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.14% ✓
• Cap rate: 18.59%
• Cash-on-cash: 43.93%
• DSCR: 2.95
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $71,852
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3236 Alliquippa St	0.14mi	2/1.0	759 (-3%)	17mo	$70,000	$92	74
3035 Cedar Ave	0.44mi	2/1.0	703 (-10%)	3mo	$290,000	$413	61
3238 Dalton St	0.54mi	2/1.0	676 (-13%)	6mo	$7,500	$11	47
3866 Keokuk St	0.46mi	2/1.0	858 (+10%)	21mo	$18,000	$21	44
2618 Seneca St	0.53mi	3/1.0 (+1)	832 (+6%)	22mo	$99,000	$119	41

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: 37.5%
• Equity multiple: 2.53×
• Total profit: $17,132
• Equity at exit: $5,964

10-year hold

• IRR: 42.5%
• Equity multiple: 4.47×
• Total profit: $38,886
• Equity at exit: $3,458

Cash invested: $11,200 (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: 3.9×

Monthly cashflow live

• Estimated rent: $855 high
• Mortgage (P&I): −$210
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $410

Break-even live

Break-even rent $336

Max offer price $40,000

Occupancy floor 47%

Sensitivity live

Price	-10% $433	-5% $421	+0% $410	+5% $399	+10% $387
Rent	-10% $342	-5% $376	+0% $410	+5% $444	+10% $478
Rate	-1.0pp $430	-0.5pp $420	base $410	+0.5pp $400	+1.0pp $389

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: $10,000
• Closing costs: $1,200
• 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	0.41mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	44d	1	0.44mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	24d	1	0.64mi
2933 Dayton St Unit A Baton Rouge, LA	1.0	1.0	800	$540	$0.68	15d	1	0.69mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	44d	1	0.80mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	20d	1	0.87mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	20d	1	1.12mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	1.12mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	15d	1	1.14mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	1.20mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	1.23mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	1.28mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	24d	1	1.35mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	24d	1	1.41mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	1.42mi

Listing history 35 events

1. 2026-06-18
   days on market $40,000 Active 33 DOM
2. 2026-06-17
   days on market $40,000 Active 32 DOM
3. 2026-06-16
   days on market $40,000 Active 31 DOM
4. 2026-06-15
   days on market $40,000 Active 30 DOM
5. 2026-06-14
   days on market $40,000 Active 28 DOM
6. 2026-06-10
   days on market $40,000 Active 25 DOM
7. 2026-06-09
   days on market $40,000 Active 24 DOM
8. 2026-06-08
   days on market $40,000 Active 23 DOM
9. 2026-06-07
   days on market $40,000 Active 22 DOM
10. 2026-06-05
    days on market $40,000 Active 19 DOM
11. 2026-06-03
    days on market $40,000 Active 18 DOM
12. 2026-06-02
    days on market $40,000 Active 17 DOM
13. 2026-06-01
    days on market $40,000 Active 16 DOM
14. 2026-05-31
    days on market $40,000 Active 15 DOM
15. 2026-05-31
    days on market $40,000 Active 14 DOM
16. 2026-05-15
    listed $40,000 Active 411-char remark

    Show marketing remark (411 chars)

    Significant improvements have already been made, including a new roof, water heater, updated windows, and new flooring in both bedrooms. With many of the major updates already completed, this property presents a great opportunity for its next owner to bring their vision to life. Whether you're searching for an investment property or a home to customize, this one offers strong potential and room to add value.

17. 2026-05-15
    listed $40,000 Active 411-char remark

    Show marketing remark (411 chars)

    Significant improvements have already been made, including a new roof, water heater, updated windows, and new flooring in both bedrooms. With many of the major updates already completed, this property presents a great opportunity for its next owner to bring their vision to life. Whether you're searching for an investment property or a home to customize, this one offers strong potential and room to add value.

18. 2026-02-11
    listed $45,000 Active
19. 2026-02-11
    listed $45,000 Active
20. 2025-11-04
    status Active
21. 2025-05-31
    price $45,000
22. 2025-05-30
    price $45,000
23. 2025-05-02
    listed $50,000 Active
24. 2025-05-01
    listed $50,000 Active
25. 2024-06-05
    soldstatus Sold
26. 2024-04-29
    historical
27. 2024-04-22
    listed $45,000 Active
28. 2024-04-22
    listed $45,000
29. 2009-08-07
    soldstatus $12,000
30. 2005-11-28
    listed $45,000
31. 2005-11-28
    listed $45,000
32. 2005-02-15
    soldstatus $20,000
33. 2005-02-11
    soldstatus
34. 2004-10-12
    listed $25,000
35. 2004-10-12
    listed $25,000

ⓘ 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: $466 · $39/mo
• Projected year-2 tax: $466 · $39/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 17 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: $10,257
• − Mortgage interest: −$2,241
• − Property taxes: −$466
• − Insurance: −$200
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$1,164
• Taxable income: $4,546
• Est. tax owed @ 24.0%: −$1,091
• After-tax cash flow: $3,829/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

+60.0% since first listed

20 events — show timeline

• 2026-05-15 Listed $40,000 GBRMLS
• 2026-05-15 Listed $40,000 AcadianaMLS
• 2026-02-11 Listed $45,000 AcadianaMLS
• 2026-02-11 Listed $45,000 GBRMLS
• 2025-11-04 Relisted — GBRMLS
• 2025-05-31 Price Changed $45,000 AcadianaMLS
• 2025-05-30 Price Changed $45,000 GBRMLS
• 2025-05-02 Listed $50,000 GBRMLS
• 2025-05-01 Listed $50,000 AcadianaMLS
• 2024-06-05 Sold (MLS) — GBRMLS
• 2024-04-29 Delisted — GBRMLS
• 2024-04-22 Listed $45,000 AcadianaMLS
• 2024-04-22 Listed $45,000 GBRMLS
• 2009-08-07 Sold (Public Records) $12,000 Public Records
• 2005-11-28 Listed $45,000 AcadianaMLS
• 2005-11-28 Listed $45,000 GBRMLS
• 2005-02-15 Sold (Public Records) $20,000 Public Records
• 2005-02-11 Sold (MLS) — GBRMLS
• 2004-10-12 Listed $25,000 GBRMLS
• 2004-10-12 Listed $25,000 AcadianaMLS

Property tax history

+6.5%/yr

Latest (2025): $466 · +57.1% YoY. Source: county tax records.