565 W Garfield St · Baton Rouge, LA 70802

$106,000

None bd · None ba · 1,400 sqft · MultiFamily · 100 Days on market

Good condition 3,920 sqft lot $76/sqft · 11% below area Est $120k · 11% under ↓ 12% 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 +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Great Investment Opportunity - Renovated Duplex Near LSU Don't miss this newly renovated duplex ideally located near Louisiana State University, making it a fantastic opportunity for investors or owner-occupants. Each unit features 1 bedroom and 1 bathroom, offering comfortable and efficient living spaces in a highly desirable location. Recent updates include a brand-new roof, new flooring throughout, and fresh interior paint, giving both units a clean, modern feel. The renovations provide low-maintenance ownership and strong appeal for tenants. Conveniently situated near the bus route to LSU, this property offers easy transportation for students and staff. It is also located near a local elementary school, adding to the property's accessibility and neighborhood appeal. With its prime location, recent upgrades, and strong rental potential, this duplex is a great addition to any investment portfolio. Schedule your showing today and take advantage of this excellent income-producing property!

Key facts

• Renovated duplex
• New flooring
• Near lsu

Tags

• RENOVATED DUPLEX
• NEW ROOF
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEAR LSU
• NEAR LOCAL ELEMENTARY SCHOOL

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $106k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive. Per door: $295/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1,675/mo this rent would consume 58% of the median local household income ($34k/yr) (locally 1831% 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 $733 of loan paydown is wiped out by about $3k 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 $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (15%) 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 $96,460 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. 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 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: 1.58% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.88%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (median comp): $119,676
• List price: $106,000
• Delta: -11.43%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
977 W Grant St	0.35mi	—/—	1,600 (+14%)	10mo	$155,000	$97	52

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: 21.1%
• Equity multiple: 1.90×
• Total profit: $26,739
• Equity at exit: $15,805

10-year hold

• IRR: 31.5%
• Equity multiple: 4.35×
• Total profit: $99,527
• Equity at exit: $9,165

Cash invested: $29,680 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$556
• Tax est. 1.5%: −$132 /mo · $1,590/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $591

Break-even live

Break-even rent $927

Max offer price $106,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,676
Total (2 units)			$1,675

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
634 W Grant St Baton Rouge, LA	3.0	2.0	1467	$1,850	$1.26	43d	1	0.10mi
470 E McKinley St Baton Rouge, LA	3.0	1.0	1200	$1,185	$0.99	23d	1	0.36mi
3101 Highland Rd Baton Rouge, LA	2.0	1.0	955	$1,038	$1.09	14d	2	0.39mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	43d	1	0.50mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	23d	1	0.50mi
2030 Colorado St Baton Rouge, LA	1.0	1.0	900	$700	$0.78	43d	1	0.50mi
417 E State St Baton Rouge, LA	3.0	1.0–2.0	849	$1,202	$1.41	14d	26	0.60mi
408 E State St Unit B Baton Rouge, LA	2.0	2.0	1258	$1,100	$0.87	43d	1	0.60mi
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	43d	1	0.74mi
2273 Carolina St Baton Rouge, LA	3.0	2.0	1244	$1,050	$0.84	43d	1	0.76mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,696	$2.11	14d	28	0.88mi
1538 Fig St Baton Rouge, LA	3.0	1.0	1100	$1,100	$1.00	23d	1	0.97mi
1133 Maximillian St Baton Rouge, LA	3.0	2.0	1240	$1,100	$0.89	43d	1	1.07mi
1430 S 17th St Baton Rouge, LA	3.0	2.0	1136	$3,499	$3.08	43d	1	1.16mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	23d	1	1.22mi
756 Europe St Baton Rouge, LA	1.0	1.0	1050	$1,175	$1.12	14d	1	1.36mi
4264 Oxford Ave Unit 3 Baton Rouge, LA	2.0	1.0	1000	$1,350	$1.35	43d	1	1.37mi
4264 Oxford Ave Unit 4 Baton Rouge, LA	2.0	1.0	1000	$1,295	$1.29	23d	1	1.37mi
2539 Fiero St Baton Rouge, LA	2.0	2.0	1752	$2,600	$1.48	43d	1	1.38mi
648 Penalver St Unit 2 Baton Rouge, LA	2.0	1.0	1000	$1,200	$1.20	14d	1	1.40mi
636 Napoleon St Baton Rouge, LA	2.0	1.0	1065	$1,650	$1.55	14d	1	1.40mi
1805 Perkins Rd Unit 1805 Baton Rouge, LA	1.0	1.0	1000	$1,500	$1.50	14d	1	1.42mi
802 S 18th St Baton Rouge, LA	3.0	2.0	1293	$1,690	$1.31	23d	1	1.49mi

Listing history 22 events

1. 2026-06-18
   days on market $106,000 Active 100 DOM
2. 2026-06-17
   days on market $106,000 Active 99 DOM
3. 2026-06-16
   days on market $106,000 Active 98 DOM
4. 2026-06-15
   price $106,000 Active 97 DOM
5. 2026-06-15
   days on market $109,500 Active 97 DOM
6. 2026-06-14
   days on market $109,500 Active 95 DOM
7. 2026-06-10
   days on market $109,500 Active 92 DOM
8. 2026-06-09
   days on market $109,500 Active 91 DOM
9. 2026-06-08
   days on market $109,500 Active 90 DOM
10. 2026-06-07
    days on market $109,500 Active 89 DOM
11. 2026-06-05
    days on market $109,500 Active 86 DOM
12. 2026-06-03
    days on market $109,500 Active 85 DOM
13. 2026-06-02
    days on market $109,500 Active 84 DOM
14. 2026-06-01
    days on market $109,500 Active 83 DOM
15. 2026-05-31
    days on market $109,500 Active 82 DOM
16. 2026-05-31
    days on market $109,500 Active 81 DOM
17. 2026-05-15
    price $109,500 1004-char remark

    Show marketing remark (1022 chars)

    Great Investment Opportunity – Renovated Duplex Near LSU Don’t miss this newly renovated duplex ideally located near Louisiana State University, making it a fantastic opportunity for investors or owner-occupants. Each unit features 1 bedroom and 1 bathroom, offering comfortable and efficient living spaces in a highly desirable location. Recent updates include a brand-new roof, new flooring throughout, and fresh interior paint, giving both units a clean, modern feel. The renovations provide low-maintenance ownership and strong appeal for tenants. Conveniently situated near the bus route to LSU, this property offers easy transportation for students and staff. It is also located near a local elementary school, adding to the property’s accessibility and neighborhood appeal. With its prime location, recent upgrades, and strong rental potential, this duplex is a great addition to any investment portfolio. Schedule your showing today and take advantage of this excellent income-producing property!

18. 2026-05-15
    price $109,500 1022-char remark

    Show marketing remark (1022 chars)

    Great Investment Opportunity – Renovated Duplex Near LSU Don’t miss this newly renovated duplex ideally located near Louisiana State University, making it a fantastic opportunity for investors or owner-occupants. Each unit features 1 bedroom and 1 bathroom, offering comfortable and efficient living spaces in a highly desirable location. Recent updates include a brand-new roof, new flooring throughout, and fresh interior paint, giving both units a clean, modern feel. The renovations provide low-maintenance ownership and strong appeal for tenants. Conveniently situated near the bus route to LSU, this property offers easy transportation for students and staff. It is also located near a local elementary school, adding to the property’s accessibility and neighborhood appeal. With its prime location, recent upgrades, and strong rental potential, this duplex is a great addition to any investment portfolio. Schedule your showing today and take advantage of this excellent income-producing property!

19. 2026-04-14
    price $119,500 1004-char remark

    Show marketing remark (1022 chars)

    Great Investment Opportunity – Renovated Duplex Near LSU Don’t miss this newly renovated duplex ideally located near Louisiana State University, making it a fantastic opportunity for investors or owner-occupants. Each unit features 1 bedroom and 1 bathroom, offering comfortable and efficient living spaces in a highly desirable location. Recent updates include a brand-new roof, new flooring throughout, and fresh interior paint, giving both units a clean, modern feel. The renovations provide low-maintenance ownership and strong appeal for tenants. Conveniently situated near the bus route to LSU, this property offers easy transportation for students and staff. It is also located near a local elementary school, adding to the property’s accessibility and neighborhood appeal. With its prime location, recent upgrades, and strong rental potential, this duplex is a great addition to any investment portfolio. Schedule your showing today and take advantage of this excellent income-producing property!

20. 2026-04-14
    price $119,500 1022-char remark

    Show marketing remark (1022 chars)

    Great Investment Opportunity – Renovated Duplex Near LSU Don’t miss this newly renovated duplex ideally located near Louisiana State University, making it a fantastic opportunity for investors or owner-occupants. Each unit features 1 bedroom and 1 bathroom, offering comfortable and efficient living spaces in a highly desirable location. Recent updates include a brand-new roof, new flooring throughout, and fresh interior paint, giving both units a clean, modern feel. The renovations provide low-maintenance ownership and strong appeal for tenants. Conveniently situated near the bus route to LSU, this property offers easy transportation for students and staff. It is also located near a local elementary school, adding to the property’s accessibility and neighborhood appeal. With its prime location, recent upgrades, and strong rental potential, this duplex is a great addition to any investment portfolio. Schedule your showing today and take advantage of this excellent income-producing property!

21. 2026-03-10
    listed $124,000 Active 1004-char remark

    Show marketing remark (1022 chars)

    Great Investment Opportunity – Renovated Duplex Near LSU Don’t miss this newly renovated duplex ideally located near Louisiana State University, making it a fantastic opportunity for investors or owner-occupants. Each unit features 1 bedroom and 1 bathroom, offering comfortable and efficient living spaces in a highly desirable location. Recent updates include a brand-new roof, new flooring throughout, and fresh interior paint, giving both units a clean, modern feel. The renovations provide low-maintenance ownership and strong appeal for tenants. Conveniently situated near the bus route to LSU, this property offers easy transportation for students and staff. It is also located near a local elementary school, adding to the property’s accessibility and neighborhood appeal. With its prime location, recent upgrades, and strong rental potential, this duplex is a great addition to any investment portfolio. Schedule your showing today and take advantage of this excellent income-producing property!

22. 2026-03-10
    listed $124,000 Active 1022-char remark

    Show marketing remark (1022 chars)

    Great Investment Opportunity – Renovated Duplex Near LSU Don’t miss this newly renovated duplex ideally located near Louisiana State University, making it a fantastic opportunity for investors or owner-occupants. Each unit features 1 bedroom and 1 bathroom, offering comfortable and efficient living spaces in a highly desirable location. Recent updates include a brand-new roof, new flooring throughout, and fresh interior paint, giving both units a clean, modern feel. The renovations provide low-maintenance ownership and strong appeal for tenants. Conveniently situated near the bus route to LSU, this property offers easy transportation for students and staff. It is also located near a local elementary school, adding to the property’s accessibility and neighborhood appeal. With its prime location, recent upgrades, and strong rental potential, this duplex is a great addition to any investment portfolio. Schedule your showing today and take advantage of this excellent income-producing property!

ⓘ 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 · 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: $20,100
• − Mortgage interest: −$5,938
• − Property taxes: −$1,590
• − Insurance: −$530
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$3,084
• Taxable income: $5,743
• Est. tax owed @ 24.0%: −$1,378
• After-tax cash flow: $5,710/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

Good 80/100 Cosmetic rehab

This renovated duplex near LSU offers comfortable and efficient living spaces with fresh updates, making it a fantastic investment opportunity.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce energy costs and improve comfort
• Both Install smart home devices for energy management and security — Smart devices increase home value and appeal to tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans with energy-efficient models — Energy-efficient fans reduce energy costs and improve comfort ↑
• Both Install smart home devices for energy management and security — Smart devices increase home value and appeal to tech-savvy buyers ↑

ⓘ 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

-11.7% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $109,500 AcadianaMLS
• 2026-05-15 Price Changed $109,500 GBRMLS
• 2026-04-14 Price Changed $119,500 AcadianaMLS
• 2026-04-14 Price Changed $119,500 GBRMLS
• 2026-03-10 Listed $124,000 GBRMLS
• 2026-03-10 Listed $124,000 AcadianaMLS