14722 Hooper Rd · Central, LA 70818

$410,000

8 bd · 6.0 ba · 4,000 sqft · MultiFamily · 280 Days on market

Good condition 8,276 sqft lot $102/sqft · 15% above area Est $355k · 15% over

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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 +9.5/10.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Fantastic investment opportunity in the highly sought-after Central area, known for its top-rated schools and convenient access to major shopping, dining, and services. This well-maintained 4-plex features updates and is in good condition. Each spacious unit offers 2 bedrooms and 1.5 baths, plus washer/dryer connections and a refrigerator that remains. Located near Central Middle School, this property is perfect for steady rental income in a thriving, fast-growing community.

Key facts

• Refrigerator remains
• Steady rental income
• Top-rated schools

Tags

• INVESTMENT OPPORTUNITY
• TOP-RATED SCHOOLS
• WASHER DRYER CONNECTIONS
• REFRIGERATOR REMAINS
• NEAR CENTRAL MIDDLE SCHOOL
• STEADY RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 4 × 2.0-bed/1.5-bath units multifamily listed at $410k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $356/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $410k).
• Recommended offer: $361k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.3% in Central — 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 (#25 in LA, #4,761 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Central Community School District (suburban): math 50% / reading 54% proficiency, ranked #9 of 98 in LA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 128 active listings in the ZIP; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $5,928/mo this rent would consume 91% of the median local household income ($78k/yr) (locally 408% 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 $3k of loan paydown is wiped out by about $12k 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 + 3.0% rent growth), your $115k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($361k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 $360,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.33%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $355,452
• List price: $410,000
• Delta: 15.35%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $24,556
• Equity at exit: $61,132

10-year hold

• IRR: 15.0%
• Equity multiple: 2.22×
• Total profit: $139,527
• Equity at exit: $35,449

Cash invested: $114,800 (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 70818

• Active inventory: 128
• Price-to-rent: 23.1×

Monthly cashflow live

• Estimated rent: $5,928 medium
• Mortgage (P&I): −$2,150
• Tax est. 1.5%: −$512 /mo · $6,150/yr
• Insurance: −$171
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,245
• Net cashflow: $1,423

Break-even live

Break-even rent $4,127

Max offer price $410,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,707	-5% $1,565	+0% $1,423	+5% $1,281	+10% $1,140
Rent	-10% $955	-5% $1,189	+0% $1,423	+5% $1,657	+10% $1,891
Rate	-1.0pp $1,630	-0.5pp $1,527	base $1,423	+0.5pp $1,317	+1.0pp $1,209

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2.0	1.5	$5,928
Total (4 units)			$5,928

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $410,000 Active 280 DOM
2. 2026-06-17
   days on market $410,000 Active 279 DOM
3. 2026-06-16
   days on market $410,000 Active 278 DOM
4. 2026-06-15
   days on market $410,000 Active 277 DOM
5. 2026-06-14
   days on market $410,000 Active 275 DOM
6. 2026-06-10
   days on market $410,000 Active 272 DOM
7. 2026-06-09
   days on market $410,000 Active 271 DOM
8. 2026-06-08
   days on market $410,000 Active 270 DOM
9. 2026-06-07
   days on market $410,000 Active 269 DOM
10. 2026-06-05
    days on market $410,000 Active 266 DOM
11. 2026-06-03
    days on market $410,000 Active 265 DOM
12. 2026-06-02
    days on market $410,000 Active 264 DOM
13. 2026-06-01
    days on market $410,000 Active 263 DOM
14. 2026-05-31
    days on market $410,000 Active 262 DOM
15. 2026-05-31
    days on market $410,000 Active 261 DOM
16. 2026-02-27
    price $410,000 479-char remark

    Show marketing remark (479 chars)

    Fantastic investment opportunity in the highly sought-after Central area, known for its top-rated schools and convenient access to major shopping, dining, and services. This well-maintained 4-plex features updates and is in good condition. Each spacious unit offers 2 bedrooms and 1.5 baths, plus washer/dryer connections and a refrigerator that remains. Located near Central Middle School, this property is perfect for steady rental income in a thriving, fast-growing community.

17. 2026-02-27
    price $410,000 479-char remark

    Show marketing remark (479 chars)

    Fantastic investment opportunity in the highly sought-after Central area, known for its top-rated schools and convenient access to major shopping, dining, and services. This well-maintained 4-plex features updates and is in good condition. Each spacious unit offers 2 bedrooms and 1.5 baths, plus washer/dryer connections and a refrigerator that remains. Located near Central Middle School, this property is perfect for steady rental income in a thriving, fast-growing community.

18. 2025-09-11
    listed $415,000 Active 479-char remark

    Show marketing remark (479 chars)

    Fantastic investment opportunity in the highly sought-after Central area, known for its top-rated schools and convenient access to major shopping, dining, and services. This well-maintained 4-plex features updates and is in good condition. Each spacious unit offers 2 bedrooms and 1.5 baths, plus washer/dryer connections and a refrigerator that remains. Located near Central Middle School, this property is perfect for steady rental income in a thriving, fast-growing community.

19. 2025-09-11
    listed $415,000 Active 479-char remark

    Show marketing remark (479 chars)

    Fantastic investment opportunity in the highly sought-after Central area, known for its top-rated schools and convenient access to major shopping, dining, and services. This well-maintained 4-plex features updates and is in good condition. Each spacious unit offers 2 bedrooms and 1.5 baths, plus washer/dryer connections and a refrigerator that remains. Located near Central Middle School, this property is perfect for steady rental income in a thriving, fast-growing community.

20. 2010-09-27
    listed $276,000
21. 2007-09-05
    listed $287,500
22. 2007-09-05
    listed $287,500
23. 2005-10-24
    listed $242,000

ⓘ 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 · 68% 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: $71,136
• − Mortgage interest: −$22,966
• − Property taxes: −$6,150
• − Insurance: −$7,168
• − Repairs & maintenance: −$5,691
• − Management: −$5,691
• − Depreciation: −$11,927
• Taxable income: $11,542
• Est. tax owed @ 24.0%: −$2,770
• After-tax cash flow: $14,308/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 · 13 photos

Good 75/100 Cosmetic rehab

This 4-plex is in good condition with minimal repairs needed. Fresh paint and some landscaping improvements would significantly enhance its curb appeal and value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance the curb appeal and make the property more attractive to potential buyers.
• Rental Trim the landscaping — Well-maintained landscaping can improve the property's curb appeal and attract more renters.
• Both Clean the gutters — Clean gutters prevent water damage and improve the property's overall appearance.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance the curb appeal and make the property more attractive to potential buyers. ↑
• Rental Trim the landscaping — Well-maintained landscaping can improve the property's curb appeal and attract more renters. ↑
• Both Clean the gutters — Clean gutters prevent water damage and improve the property's overall appearance. ↑

ⓘ 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: Central Community School District
• NCES district ID: 2200125
• Math proficiency: 50% ▼ -32.00%
• Reading proficiency: 54% ▼ -31.00%
• Median HH income: $66,584
• Composite: 46.02/100
• National rank: #2528
• State rank: #9 of 98 in LA

Livability — Central

• Score: 74/100
• State rank: #25
• US rank: #4761

Category grades

Amenities F Commute F Cost of living B Crime B Employment A+ Housing A+ Health & safety C+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central, LA
• County: East Baton Rouge Parish · 399,686 people
• City population: 10,403
• Metro: Baton Rouge, LA
• Population (ZIP): 9,370
• Household income: $78,432
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 408.0

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 (70%)
• Race & ethnicity: White 70% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -132.34%
• Current HPI: 169.9642
• Rent YoY: —
• 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

+69.4% since first listed

8 events — show timeline

• 2026-02-27 Price Changed $410,000 AcadianaMLS
• 2026-02-27 Price Changed $410,000 GBRMLS
• 2025-09-11 Listed $415,000 GBRMLS
• 2025-09-11 Listed $415,000 AcadianaMLS
• 2010-09-27 Listed $276,000 AcadianaMLS
• 2007-09-05 Listed $287,500 AcadianaMLS
• 2007-09-05 Listed $287,500 GBRMLS
• 2005-10-24 Listed $242,000 AcadianaMLS