3609 Christina Ave · Baton Rouge, LA 70820

$233,000

3 bd · 2.0 ba · 1,413 sqft · SingleFamily public records · 1 Days on market

Built 1996 Est $237k · at est.

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Why this score? — see what drove the D 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 +13.1/30.0
• ARV discount +8.3/15.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful garden home has three bedrooms including a master suite with double walk-in closets and a separate shower and bath tub. The three bedrooms have plush cream colored carpeting. Matching tile floors accents the den, kitchen, bathrooms, dining area, hallway, and storage closets. The refrigerator, washer and dryer were replaced two years ago and inclusion in the sale is contingent upon negotiation. This house does not have a home owners association. The property tax is 1% of the home's value. 2 car carport

Key facts

• Optimal location
• Open floor plan
• Back yard

Tags

• OPTIMAL LOCATION
• INVESTMENT PROPERTY
• OPEN FLOOR PLAN
• NO CARPET
• BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $233k.

Deal economics

• At list price, monthly cash flow is $-8 ($-101/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (17.9% below list).
• Recommended offer: $191k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: Highland Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 322 students, 62% 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 schools average 60% FRL vs 77% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 28% district-wide (+13 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 (+2.8%/yr); 320 active listings in the ZIP; 29 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).
• At $1,913/mo this rent would consume 48% of the median local household income ($47k/yr) (locally 1879% 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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y ago; this cycle's ask is 40% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $180k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate 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 $191,273 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $237,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5543 Arialo Dr	0.18mi	3/2.0	1,418 (+0%)	1mo	$240,000	$169	90
5526 Ducros Dr	0.28mi	3/2.0	1,415 (+0%)	4mo	$220,000	$155	83
5252 Eastbay Dr	0.22mi	3/2.0	1,460 (+3%)	3mo	$239,000	$164	82
5545 Ducros Dr	0.24mi	3/2.0	1,459 (+3%)	3mo	$245,000	$168	81
3848 Northshore Ave	0.24mi	3/2.0	1,370 (-3%)	4mo	$250,000	$182	80
5257 Eastbay Dr	0.20mi	3/2.0	1,496 (+6%)	1mo	$252,000	$168	80
3831 Southpass Ave	0.31mi	3/2.0	1,457 (+3%)	1mo	$264,000	$181	80
3839 Southpass Ave	0.31mi	3/2.0	1,461 (+3%)	1mo	$255,000	$175	79
5684 Ducros Dr	0.27mi	3/2.0	1,355 (-4%)	2mo	$225,000	$166	79
5565 Ducros Dr	0.24mi	3/2.0	1,355 (-4%)	4mo	$240,000	$177	79
4023 Northshore Ave	0.40mi	3/2.0	1,477 (+4%)	4mo	$240,000	$162	71
3911 Caspiana Ave	0.21mi	3/2.0	1,595 (+13%)	3mo	$220,000	$138	66

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 · 2.79% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-38,721
• Equity at exit: $34,741

10-year hold

• IRR: -9.0%
• Equity multiple: 0.45×
• Total profit: $-36,163
• Equity at exit: $20,146

Cash invested: $65,240 (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 70820

• Home prices YoY: -29.9%
• Rents YoY: 2.8%
• Active inventory: 320
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,913 high
• Mortgage (P&I): −$1,222
• Tax from tax record: −$200 /mo · $2,406/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-8

Break-even live

Break-even rent $1,923

Max offer price $231,517

Occupancy floor 95%

Sensitivity live

Price	-10% $124	-5% $58	+0% $-8	+5% $-74	+10% $-140
Rent	-10% $-159	-5% $-84	+0% $-8	+5% $67	+10% $143
Rate	-1.0pp $109	-0.5pp $51	base $-8	+0.5pp $-69	+1.0pp $-130

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: $58,250
• Closing costs: $6,990
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5030 Myrtle Trail Dr Baton Rouge, LA	2.0	2.5	1601	$2,350	$1.47	16d	1	0.13mi
5578 Arialo Dr Baton Rouge, LA	3.0	2.0	1484	$2,100	$1.42	45d	1	0.22mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	45d	1	0.91mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	16d	1	0.95mi
5648 Riverstone Dr Unit 94A Baton Rouge, LA	2.0	2.0	1603	$1,250	$0.78	22d	1	1.05mi
2122 Stonehenge Ave Baton Rouge, LA	2.0	1.5	1540	$1,550	$1.01	45d	1	1.07mi
1274 Sharlo Ave Unit 1519871P Baton Rouge, LA	3.0	2.0	1786	$3,298	$1.85	16d	1	1.08mi
5112 Arlington Ct Baton Rouge, LA	3.0	3.0	1601	$1,850	$1.16	45d	1	1.09mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	22d	1	1.12mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	25d	1	1.16mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	16d	1	1.18mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	25d	1	1.19mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	45d	1	1.19mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	45d	1	1.19mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	16d	1	1.20mi
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	45d	1	1.21mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	45d	1	1.21mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,496	$1.89	16d	1	1.22mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	22d	1	1.24mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	45d	1	1.24mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	16d	1	1.25mi
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	25d	1	1.31mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,200	$1.38	16d	14	1.35mi
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,850	$1.29	16d	3	1.39mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	22d	1	1.42mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	25d	1	1.42mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	45d	1	1.45mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	20d	1	1.47mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	20d	1	1.47mi

Listing history 11 events

1. 2020-11-17
   soldstatus $180,000
2. 2009-08-26
   soldstatus 521-char remark

   Show marketing remark (521 chars)

   This beautiful garden home has three bedrooms including a master suite with double walk-in closets and a separate shower and bath tub. The three bedrooms have plush cream colored carpeting. Matching tile floors accents the den, kitchen, bathrooms, dining area, hallway, and storage closets. The refrigerator, washer and dryer were replaced two years ago and inclusion in the sale is contingent upon negotiation. This house does not have a home owners association. The property tax is 1% of the home's value. 2 car carport

3. 2009-08-18
   soldstatus $156,900
4. 2009-04-28
   listed $166,500 521-char remark

   Show marketing remark (521 chars)

   This beautiful garden home has three bedrooms including a master suite with double walk-in closets and a separate shower and bath tub. The three bedrooms have plush cream colored carpeting. Matching tile floors accents the den, kitchen, bathrooms, dining area, hallway, and storage closets. The refrigerator, washer and dryer were replaced two years ago and inclusion in the sale is contingent upon negotiation. This house does not have a home owners association. The property tax is 1% of the home's value. 2 car carport

5. 2009-04-28
   listed $166,500

   Show marketing remark (521 chars)

   This beautiful garden home has three bedrooms including a master suite with double walk-in closets and a separate shower and bath tub. The three bedrooms have plush cream colored carpeting. Matching tile floors accents the den, kitchen, bathrooms, dining area, hallway, and storage closets. The refrigerator, washer and dryer were replaced two years ago and inclusion in the sale is contingent upon negotiation. This house does not have a home owners association. The property tax is 1% of the home's value. 2 car carport

6. 2007-04-11
   listed $185,900
7. 2007-04-11
   listed $185,900
8. 2000-06-05
   soldstatus
9. 2000-06-02
   soldstatus
10. 2000-04-27
    listed $124,500
11. 2000-04-27
    listed $124,500

ⓘ 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: $2,406 · $200/mo
• Projected year-2 tax: $2,406 · $200/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 5/10 Major FEMA zone X · 66% 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: $22,953
• − Mortgage interest: −$13,052
• − Property taxes: −$2,406
• − Insurance: −$1,165
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$6,778
• Taxable loss: −$4,120
• Est. tax savings @ 24.0%: +$989
• After-tax cash flow: $888/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): 23,377
• Household income: $47,429
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 1879.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Black 21% Hispanic / Latino 13% Asian 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 2% Scotch-Irish 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Chinese 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: ▼ -56.10%
• Current HPI: 131.5382
• Rent YoY: ▲ 2.79%
• 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

+44.6% since first listed

11 events — show timeline

• 2020-11-17 Sold (Public Records) $180,000 Public Records
• 2009-08-26 Sold (MLS) — GBRMLS
• 2009-08-18 Sold (Public Records) $156,900 Public Records
• 2009-04-28 Listed $166,500 AcadianaMLS
• 2009-04-28 Listed $166,500 GBRMLS
• 2007-04-11 Listed $185,900 AcadianaMLS
• 2007-04-11 Listed $185,900 GBRMLS
• 2000-06-05 Sold (Public Records) — Public Records
• 2000-06-02 Sold (MLS) — GBRMLS
• 2000-04-27 Listed $124,500 AcadianaMLS
• 2000-04-27 Listed $124,500 GBRMLS

Property tax history

+2.3%/yr

Latest (2025): $2,406 · +4.5% YoY. Source: county tax records.