565 W Garfield St · Baton Rouge, LA 70802

$99,500

2 bd · 2.0 ba · 1,400 sqft · MultiFamily · 151 Days on market

Good condition 3,920 sqft lot $71/sqft · 14% below area Est $116k · 14% 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 +13.9/15.0
• 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 +2.1/10.0
• 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 $100k. Condition is rated good.
• This rent per unit runs 30% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive. Per door: $345/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 4.1% 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.
• Zoned schools: Belfair Montessori School (math 27% / reading 47%, grade F, #251 of 646 statewide, top 41%, 264 students, 69% FRL); Glasgow Middle School (math 29% / reading 40%, grade F, #93 of 218 statewide, top 43%, 550 students, 60% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Zoned-school proficiency averages 44% at this address vs 28% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.6%/yr); 239 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (20%) 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 $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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. 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: 1.75% ✓
• Cap rate: 14.62%
• Cash-on-cash: 29.73%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (median comp): $115,891
• List price: $99,500
• Delta: -14.14%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 E Boyd Dr #111	1.48mi	2/2.0	1,438 (+3%)	2mo	$184,000	$128	59
3328 Lake St Unit C	0.37mi	2/2.5	1,197 (-14%)	1mo	$275,000	$230	56
984 W Mckinley St	0.36mi	3/2.0 (+1)	1,053 (-25%)	1mo	$105,000	$100	52
3101 Highland Rd #221	0.40mi	2/1.0	1,086 (-22%)	1mo	$84,500	$78	51
255 E Boyd Dr #304	1.50mi	3/3.0 (+1)	1,434 (+2%)	2mo	$410,000	$286	50
733 E Grant St	0.46mi	3/1.5 (+1)	1,089 (-22%)	0mo	$72,000	$66	46
1946 Pericles St	1.35mi	2/1.0	1,243 (-11%)	2mo	$319,900	$257	40
2229 Christian St	1.37mi	2/2.0	1,734 (+24%)	2mo	$395,000	$228	38
315 W Parker Blvd #2	1.43mi	2/2.5	1,160 (-17%)	1mo	$179,000	$154	37
2293 Hollydale Ave Unit 3A	1.44mi	2/1.0	1,150 (-18%)	1mo	$125,000	$109	35
1507 Olive St	1.32mi	2/1.0	1,086 (-22%)	2mo	$59,900	$55	34
927 Park Blvd	1.49mi	3/2.0 (+1)	1,630 (+16%)	3mo	$360,000	$221	33

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: 28.3%
• Equity multiple: 2.23×
• Total profit: $34,385
• Equity at exit: $14,836

10-year hold

• IRR: 37.8%
• Equity multiple: 5.15×
• Total profit: $115,484
• Equity at exit: $8,603

Cash invested: $27,860 (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: 239
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $690

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,744
Total (2 units)			$1,744

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 55%

Sensitivity live

Price	-10% $759	-5% $725	+0% $690	+5% $656	+10% $621
Rent	-10% $552	-5% $621	+0% $690	+5% $759	+10% $828
Rate	-1.0pp $740	-0.5pp $715	base $690	+0.5pp $664	+1.0pp $638

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: $24,875
• Closing costs: $2,985
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
763 W Roosevelt St Baton Rouge, LA	—	1.0	556	$675	$1.21	93d	1	0.14mi
2875 Iowa St Apt B Baton Rouge, LA	1.0	1.0	636	$800	$1.26	93d	1	0.14mi
835 Iris St Unit 1/2 Baton Rouge, LA	1.0	1.0	—	$1,000	—	72d	1	0.20mi
2544 Iowa St Unit 2564 Baton Rouge, LA	1.0	1.0	—	$775	—	93d	1	0.22mi
864 W Grant St Unit B Baton Rouge, LA	1.0	1.0	850	$850	$1.00	16d	1	0.24mi
977 W Grant St Unit A Baton Rouge, LA	2.0	1.0	400	$975	$2.44	93d	1	0.36mi
3005 Highland Rd Unit 5A Baton Rouge, LA	2.0	1.0	810	$850	$1.05	93d	1	0.36mi
3132 Wyoming St Unit 1 Baton Rouge, LA	1.0	1.0	700	$650	$0.93	93d	1	0.38mi
3101 Highland Rd Baton Rouge, LA	2.0	1.0	955	$1,038	$1.09	63d	2	0.39mi
1130 Aster St Baton Rouge, LA	2.0	1.0	652	$695	$1.07	93d	1	0.42mi
1136 Aster St Baton Rouge, LA	2.0	1.0	700	$695	$0.99	93d	1	0.42mi
1126 Aster St Baton Rouge, LA	1.0	1.0	505	$550	$1.09	93d	1	0.43mi
1121 Aster St Unit 5 Baton Rouge, LA	1.0	1.0	615	$800	$1.30	16d	1	0.43mi
1212 Aster St Unit 1132 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	93d	1	0.43mi
1212 Aster St Unit 1136 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	72d	1	0.43mi
1212 Aster St Unit 1126 Baton Rouge, LA	1.0	1.0	505	$550	$1.09	93d	1	0.43mi
1146 W Chimes St Unit 3 Baton Rouge, LA	1.0	1.0	650	$875	$1.35	93d	1	0.48mi
1215 W Chimes St Unit 1215-5 Baton Rouge, LA	1.0	1.0	675	$625	$0.93	93d	1	0.48mi
157 E State St Baton Rouge, LA	—	1.0	800	$750	$0.94	72d	1	0.49mi
149 E State St Unit 6 Baton Rouge, LA	1.0	1.0	650	$900	$1.38	63d	1	0.49mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	93d	1	0.50mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	72d	1	0.50mi
1241 W Chimes St Unit B Baton Rouge, LA	1.0	1.0	—	$750	—	93d	1	0.50mi
2030 Colorado St Baton Rouge, LA	1.0	1.0	900	$700	$0.78	93d	1	0.50mi
975 E McKinley St Baton Rouge, LA	1.0	1.0	—	$625	—	93d	1	0.55mi
3000 July St #2207 Baton Rouge, LA	2.0	1.0	845	$950	$1.12	16d	1	0.55mi
325 E State St Unit A Baton Rouge, LA	1.0	1.0	500	$850	$1.70	93d	1	0.57mi
417 E State St Baton Rouge, LA	3.0	1.0–2.0	891	$1,067	$1.20	16d	22	0.60mi
408 E State St Unit B Baton Rouge, LA	2.0	2.0	1258	$1,100	$0.87	93d	1	0.60mi
3243 Ivanhoe St Unit D Baton Rouge, LA	1.0	1.0	—	$800	—	16d	1	0.61mi
3243 Ivanhoe St Unit A Baton Rouge, LA	2.0	1.0	748	$1,100	$1.47	16d	1	0.61mi
416 E State St Unit B Baton Rouge, LA	1.0	1.0	700	$1,000	$1.43	16d	1	0.61mi
416 E State St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	93d	1	0.61mi
2227 Kentucky St Baton Rouge, LA	1.0	1.0	554	$695	$1.25	93d	1	0.61mi
3275 Ivanhoe St Baton Rouge, LA	1.0	1.0	—	$850	—	16d	1	0.63mi
3003 River Rd Baton Rouge, LA	1.0–2.0	1.0	670	$799	$1.19	15d	22	0.65mi
3322 Carlotta St Unit 3 Baton Rouge, LA	2.0	1.0	925	$1,250	$1.35	16d	1	0.66mi
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	93d	1	0.74mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	63d	1	0.80mi
279 Chatsworth St Baton Rouge, LA	2.0	2.0	840	$1,250	$1.49	93d	1	0.80mi

Listing history 50 events

1. 2026-08-08
   days on market $99,500 Active 151 DOM
2. 2026-08-07
   days on market $99,500 Active 150 DOM
3. 2026-08-06
   days on market $99,500 Active 149 DOM
4. 2026-08-05
   days on market $99,500 Active 148 DOM
5. 2026-08-03
   days on market $99,500 Active 146 DOM
6. 2026-07-31
   days on market $99,500 Active 143 DOM
7. 2026-07-30
   days on market $99,500 Active 141 DOM
8. 2026-07-27
   days on market $99,500 Active 139 DOM
9. 2026-07-25
   days on market $99,500 Active 137 DOM
10. 2026-07-23
    days on market $99,500 Active 135 DOM
11. 2026-07-22
    days on market $99,500 Active 134 DOM
12. 2026-07-21
    days on market $99,500 Active 133 DOM
13. 2026-07-18
    pricedays on market $99,500 Active 130 DOM
14. 2026-07-16
    days on market $106,000 Active 128 DOM
15. 2026-07-16
    days on market $106,000 Active 127 DOM
16. 2026-07-14
    days on market $106,000 Active 126 DOM
17. 2026-07-14
    days on market $106,000 Active 125 DOM
18. 2026-07-12
    days on market $106,000 Active 124 DOM
19. 2026-07-11
    days on market $106,000 Active 123 DOM
20. 2026-07-10
    days on market $106,000 Active 122 DOM
21. 2026-07-09
    days on market $106,000 Active 121 DOM
22. 2026-07-07
    days on market $106,000 Active 119 DOM
23. 2026-07-06
    days on market $106,000 Active 118 DOM
24. 2026-07-05
    days on market $106,000 Active 117 DOM
25. 2026-07-04
    days on market $106,000 Active 116 DOM
26. 2026-07-03
    days on market $106,000 Active 115 DOM
27. 2026-07-02
    days on market $106,000 Active 114 DOM
28. 2026-07-01
    days on market $106,000 Active 113 DOM
29. 2026-06-30
    days on market $106,000 Active 112 DOM
30. 2026-06-29
    days on market $106,000 Active 111 DOM
31. 2026-06-28
    days on market $106,000 Active 110 DOM
32. 2026-06-28
    days on market $106,000 Active 109 DOM
33. 2026-06-27
    days on market $106,000 Active 108 DOM
34. 2026-06-25
    days on market $106,000 Active 106 DOM
35. 2026-06-23
    days on market $106,000 Active 104 DOM
36. 2026-06-22
    days on market $106,000 Active 103 DOM
37. 2026-06-18
    days on market $106,000 Active 100 DOM
38. 2026-06-17
    days on market $106,000 Active 99 DOM
39. 2026-06-16
    days on market $106,000 Active 98 DOM
40. 2026-06-15
    price $106,000 Active 97 DOM
41. 2026-06-15
    days on market $109,500 Active 97 DOM
42. 2026-06-14
    days on market $109,500 Active 95 DOM
43. 2026-06-10
    days on market $109,500 Active 92 DOM
44. 2026-06-09
    days on market $109,500 Active 91 DOM
45. 2026-06-08
    days on market $109,500 Active 90 DOM
46. 2026-06-07
    days on market $109,500 Active 89 DOM
47. 2026-06-05
    days on market $109,500 Active 86 DOM
48. 2026-06-03
    days on market $109,500 Active 85 DOM
49. 2026-06-02
    days on market $109,500 Active 84 DOM
50. 2026-06-01
    days on market $109,500 Active 83 DOM

ⓘ 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: $20,928
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$2,895
• Taxable income: $7,121
• Est. tax owed @ 24.0%: −$1,709
• After-tax cash flow: $6,573/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 Est. rehab $7,000–$21,000 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary University Terrace Elementary School F LA #550/646 Nat'l #37,719/41,679 Middle Glasgow Middle School F LA #93/218 Nat'l #7,581/14,009 High Mckinley Senior High School F LA #215/265 Nat'l #15,203/17,239

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

B Composite livability gradescore 74/100

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 · 464,810 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: 10% of renters

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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%

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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%

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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

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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