5180 E Chalet Ct · Baton Rouge, LA 70808

$230,000

4 bd · 2.0 ba · 2,739 sqft · SingleFamily public records · 3 Days on market

Built 2004 1.52 ac lot

---

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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity in Plantation Trace off Highland Road near LSU! This 4-bedroom, 3 full bath, 2 half bath home sits on a sprawling 1.5+ acre lot and features an in-ground pool with a dedicated outdoor half bath, creating the perfect setup for entertaining and outdoor living. The home has been gutted down to the studs, offering a blank slate for investors, builders, or buyers looking to fully customize the property to their vision. The layout includes spacious common areas, a 2-car garage with an additional boat storage area, and endless possibilities to reimagine the interior. This oversized lot provided endless potential in one of Baton Rouge's most desirable areas.

Key facts

• In-ground pool
• Boat storage area
• Outdoor half bath

Tags

• IN-GROUND POOL
• OUTDOOR HALF BATH
• SPRAWLING LOT
• BOAT STORAGE AREA

Property features AI

Exterior

• Parking: Garage; Driveway
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Frame and brick construction; Shingle roof; Slab foundation; Built on a 1.522-acre lot
• Exterior features: Rain gutters; Covered porch/patio; Fully fenced yard; Private gunite pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High ceilings; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Cap rate 8.1% 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 (+1.5%/yr); 297 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 43% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $230,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $657,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 Bourbon Ave	0.10mi	4/2.5	2,587 (-6%)	2mo	$299,900	$116	83
623 Ursuline Dr	0.22mi	4/3.0	2,733 (-0%)	10mo	$670,000	$245	77
628 College Hill Dr	0.56mi	4/2.0	2,863 (+4%)	2mo	$389,999	$136	65
437 Delgado Dr	0.40mi	4/2.5	2,482 (-9%)	6mo	$400,000	$161	58
112 Burrow Rd	0.49mi	4/3.5	2,647 (-3%)	10mo	$699,000	$264	58
102 Burrow Rd	0.48mi	4/3.5	2,649 (-3%)	10mo	$700,000	$264	57
1233 Stephens Ave	0.61mi	4/3.0	2,906 (+6%)	6mo	$775,000	$267	52
3616 S Lakeshore Ave	0.71mi	4/2.5	2,960 (+8%)	0mo	$465,000	$157	51
550 Burgin Ave	0.47mi	4/3.5	2,509 (-8%)	11mo	$465,000	$185	49
1244 Pickett Ave	0.71mi	4/3.0	2,516 (-8%)	12mo	$460,000	$183	39
1180 Stanford Ave	0.64mi	4/4.0	3,030 (+11%)	12mo	$729,000	$241	34
1260 Stanford Ave	0.69mi	3/2.5 (-1)	3,120 (+14%)	13mo	$750,000	$240	27

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 · 1.54% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-23,043
• Equity at exit: $34,294

10-year hold

• IRR: -2.8%
• Equity multiple: 0.83×
• Total profit: $-11,198
• Equity at exit: $19,886

Cash invested: $64,400 (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 70808

• Rents YoY: 1.5%
• Active inventory: 297
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,491 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$321 /mo · $3,851/yr
• Insurance: −$96
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $278

Break-even live

Break-even rent $2,138

Max offer price $230,000

Occupancy floor 84%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5151 Highland Rd Baton Rouge, LA	4.0	1.0–4.0	1129	$1,734	$1.54	14d	150	0.33mi
5650 Highland Rd Unit C Baton Rouge, LA	5.0	4.0	3619	$600	$0.17	43d	1	0.75mi
5650 Highland Rd Unit C Baton Rouge, LA	5.0	4.0	3619	$600	$0.17	14d	1	0.75mi
4054 Palm St Baton Rouge, LA	4.0	2.0	2007	$2,500	$1.25	14d	1	0.96mi
5618 Cottage Lake Dr Baton Rouge, LA	3.0	2.0	2002	$3,000	$1.50	18d	1	1.11mi
5618 Cottage Lake Dr Baton Rouge, LA	3.0	2.5	2002	$3,000	$1.50	43d	1	1.11mi
218 Lake Breeze Dr Baton Rouge, LA	3.0	2.0	1764	$2,450	$1.39	23d	1	1.16mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	23d	3	1.18mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	43d	3	1.18mi
6414 Highland Rd Baton Rouge, LA	4.0	3.0	3475	$4,800	$1.38	23d	1	1.23mi

Listing history 4 events

1. 2026-06-05
   statusdays on market $230,000 Pending 3 DOM
2. 2026-06-03
   days on market $230,000 Active 2 DOM
3. 2026-06-02
   remarks 675-char remark
4. 2026-06-02
   listed $230,000 Active 1 DOM

ⓘ 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: $3,851 · $321/mo
• Projected year-2 tax: $3,851 · $321/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 7/10 Severe FEMA zone X · 99% 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: $29,891
• − Mortgage interest: −$12,884
• − Property taxes: −$3,851
• − Insurance: −$1,948
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − Depreciation: −$6,691
• Taxable loss: −$265
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $3,405/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): 35,843
• Household income: $69,418
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 2545.0

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 White (66%)
• Race & ethnicity: White 66% Black 20% Two or more races 7% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 12% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 2% French/Haitian/Cajun 2% 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: ▼ -351.73%
• Current HPI: 196.4406
• Rent YoY: ▲ 1.54%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $230,000 GBRMLS
• 2026-06-01 Listed $230,000 AcadianaMLS

Property tax history

+2.4%/yr

Latest (2025): $3,851 · +4.7% YoY. Source: county tax records.