5224 Adams Ave · Baton Rouge, LA 70805

$63,900

2 bd · 1.0 ba · 879 sqft · SingleFamily · 290 Days on market

Built 1948 6,534 sqft lot $73/sqft · 21% above area Est $53k · 21% 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 +9.4/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect investment property PLEASE DO NOT DISTURB TENANTS

Key facts

• 6,534 sq ft lot
• Parking
• Built 1948

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 43% 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 $442 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.07%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $52,706
• List price: $63,900
• Delta: 21.24%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5131 Fairfields Ave	0.11mi	2/1.0	900 (+2%)	2mo	$44,000	$49	89
5617 Fairfields Ave	0.22mi	3/1.0 (+1)	880 (+0%)	8mo	$49,900	$57	78
5080 Jackson St	0.20mi	2/1.0	823 (-6%)	14mo	$49,900	$61	68
5249 Madison Ave	0.03mi	2/1.0	951 (+8%)	20mo	$95,000	$100	68
2975 Blackwell Dr	0.52mi	2/1.0	900 (+2%)	20mo	$95,000	$106	55
5122 Bradley St	0.62mi	2/1.0	900 (+2%)	17mo	$49,900	$55	53
3122 N Foster Dr	0.61mi	2/2.0	907 (+3%)	15mo	$125,000	$138	50
1758 N 48th St	0.45mi	2/1.0	747 (-15%)	8mo	$35,000	$47	47
4924 Ritterman Ave	0.45mi	2/1.0	966 (+10%)	20mo	$95,000	$98	45
1443 N 46th St	0.68mi	2/1.0	1,000 (+14%)	15mo	$12,992	$13	33
6372 Nellie Ave	0.71mi	3/1.5 (+1)	1,000 (+14%)	6mo	$30,000	$30	32
2768 Bartlett St	0.69mi	3/2.0 (+1)	975 (+11%)	21mo	$54,900	$56	23

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: 7.5%
• Equity multiple: 1.28×
• Total profit: $5,075
• Equity at exit: $9,528

10-year hold

• IRR: 14.0%
• Equity multiple: 1.97×
• Total profit: $17,387
• Equity at exit: $5,525

Cash invested: $17,892 (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: 5.8×

Monthly cashflow live

• Estimated rent: $919 high
• Mortgage (P&I): −$335
• Tax est. 1.5%: −$80 /mo · $958/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $284

Break-even live

Break-even rent $559

Max offer price $63,900

Occupancy floor 64%

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: $15,975
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3258 Blackwell Dr Baton Rouge, LA	1.0	1.0	562	$750	$1.33	23d	1	0.69mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,240	$0.95	14d	31	0.70mi
1251 N Ardenwood Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	923	$899	$0.97	44d	1	0.77mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	23d	1	0.82mi
2121 Lobdell Blvd Unit H54 Baton Rouge, LA	3.0	2.0	950	$1,194	$1.26	14d	1	0.83mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	23d	1	0.86mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	19d	1	0.88mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	44d	1	0.96mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	23d	1	0.98mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	19d	1	1.00mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	23d	1	1.04mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	1.09mi
2136 Lobdell Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	860	$1,066	$1.24	14d	24	1.12mi
650 N Ardenwood Dr Baton Rouge, LA	1.0–4.0	1.0–2.0	951	$1,025	$1.08	44d	1	1.16mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	23d	1	1.19mi
2022 Lobdell Blvd Baton Rouge, LA	1.0	1.0	700	$880	$1.26	44d	1	1.19mi
6645 Harry Dr Baton Rouge, LA	2.0–4.0	1.0–2.0	1013	$955	$0.94	14d	14	1.19mi
3942 W Brookstown Dr Baton Rouge, LA	1.0	1.0	650	$675	$1.04	44d	3	1.21mi
4743 Florida Blvd Baton Rouge, LA	2.0	1.0	947	$789	$0.83	14d	3	1.25mi
1175 Monet Dr Unit 2025 2 Baton Rouge, LA	1.0	1.0	600	$850	$1.42	44d	1	1.28mi
6773 Titian Ave Unit 10 Baton Rouge, LA	2.0	1.0	900	$800	$0.89	44d	1	1.28mi
6773 Titian Ave Unit 6 Baton Rouge, LA	2.0	1.0	1000	$700	$0.70	14d	1	1.28mi
6773 Titian Ave Unit 3 Baton Rouge, LA	2.0	1.0	900	$850	$0.94	44d	1	1.28mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,019	$0.96	14d	18	1.29mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	1.30mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	23d	1	1.30mi
6867 Titian Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	886	$825	$0.93	14d	3	1.31mi
636 N 39th St Apt 2 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	14d	1	1.31mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	23d	26	1.36mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	14d	20	1.37mi
1701 Lobdell Blvd Baton Rouge, LA	1.0	1.0	900	$950	$1.06	23d	1	1.40mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	1.43mi
844 Monet Dr Baton Rouge, LA	1.0	1.0	550	$800	$1.45	44d	14	1.43mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	1.43mi
770 Monet Dr Baton Rouge, LA	1.0	1.0	550	$800	$1.45	23d	11	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $63,900 Active 290 DOM
2. 2026-06-17
   days on market $63,900 Active 289 DOM
3. 2026-06-16
   days on market $63,900 Active 288 DOM
4. 2026-06-15
   days on market $63,900 Active 287 DOM
5. 2026-06-14
   days on market $63,900 Active 285 DOM
6. 2026-06-10
   days on market $63,900 Active 282 DOM
7. 2026-06-09
   days on market $63,900 Active 281 DOM
8. 2026-06-08
   days on market $63,900 Active 280 DOM
9. 2026-06-07
   days on market $63,900 Active 279 DOM
10. 2026-06-05
    days on market $63,900 Active 276 DOM
11. 2026-06-03
    days on market $63,900 Active 275 DOM
12. 2026-06-02
    days on market $63,900 Active 274 DOM
13. 2026-06-01
    days on market $63,900 Active 273 DOM
14. 2026-05-31
    days on market $63,900 Active 272 DOM
15. 2026-05-31
    days on market $63,900 Active 271 DOM
16. 2026-02-20
    price $63,900 57-char remark

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    Perfect investment property PLEASE DO NOT DISTURB TENANTS

17. 2026-02-20
    price $63,900 57-char remark

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18. 2025-12-01
    price $64,900 57-char remark

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19. 2025-12-01
    price $64,900 57-char remark

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20. 2025-09-01
    listed $65,900 Active 57-char remark

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21. 2025-08-31
    listed $65,900 Active 57-char remark

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22. 2025-08-31
    listed $65,900 Active

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23. 2003-01-29
    soldstatus
24. 2002-10-27
    listed $27,900

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,027
• − Mortgage interest: −$3,579
• − Property taxes: −$958
• − Insurance: −$320
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$1,859
• Taxable income: $2,546
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $2,801/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

+129.0% since first listed

9 events — show timeline

• 2026-02-20 Price Changed $63,900 AcadianaMLS
• 2026-02-20 Price Changed $63,900 GBRMLS
• 2025-12-01 Price Changed $64,900 AcadianaMLS
• 2025-12-01 Price Changed $64,900 GBRMLS
• 2025-09-01 Listed $65,900 GBRMLS
• 2025-08-31 Listed $65,900 AcadianaMLS
• 2025-08-31 Listed $65,900 AcadianaMLS
• 2003-01-29 Sold (MLS) — GBRMLS
• 2002-10-27 Listed $27,900 GBRMLS