4534 Clark St · Brownfields, LA 70811

$185,000

4 bd · 2.0 ba · 2,248 sqft · SingleFamily public records · 108 Days on market

Built 1974 0.55 ac lot $82/sqft · at area comps Est $182k · 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 +15.5/30.0
• ARV discount +6.7/15.0
• DSCR +4.8/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This spacious 4 bedroom 2 Bath home is nestled away on a peaceful dead end street. Perfect for a large family looking for privacy, safety and room to grow. Features you'll LOVE include a cozy fire place, new roof (2021), new windows, solar panels for energy efficiency and long term savings, and generous living space with room for everyone. This home offers the perfect blend of comfort, functionality, and smart upgrades. Whether you're hosting holidays, raising a growing family, or simply want space to breathe this one checks all the boxes.

Key facts

• Dead end street
• Solar panels
• New roof

Tags

• DEAD END STREET
• COZY FIRE PLACE
• NEW ROOF
• SOLAR PANELS
• GENEROUS LIVING SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $74 ($885/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (13.0% below list).
• Recommended offer: $161k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.2% in Brownfields — 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 59/100 on livability (#271 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• 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); Park Forest Middle School (math 3% / reading 12%, grade F, #207 of 218 statewide, top 95%, 582 students, 78% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Market conditions: 123 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 42% of the median local income ($46k/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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 108 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y 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.
• Current owner paid $46k; list at $185k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major 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 $160,930 (13.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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. 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?
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 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: 0.87% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (median comp): $181,918
• List price: $185,000
• Delta: 1.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-25,309
• Equity at exit: $27,584

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-16,096
• Equity at exit: $15,995

Cash invested: $51,800 (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 70811

• Home prices YoY: -30.8%
• Active inventory: 123
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$150 /mo · $1,805/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $74

Break-even live

Break-even rent $1,516

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $178	-5% $126	+0% $74	+5% $21	+10% $-31
Rent	-10% $-53	-5% $10	+0% $74	+5% $137	+10% $201
Rate	-1.0pp $167	-0.5pp $121	base $74	+0.5pp $26	+1.0pp $-23

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5744 Guice Dr Baton Rouge, LA	4.0	2.0	1840	$1,750	$0.95	16d	1	0.86mi

Listing history 37 events

1. 2026-06-22
   days on market $185,000 Active 108 DOM
2. 2026-06-18
   days on market $185,000 Active 105 DOM
3. 2026-06-17
   days on market $185,000 Active 104 DOM
4. 2026-06-16
   days on market $185,000 Active 103 DOM
5. 2026-06-15
   days on market $185,000 Active 102 DOM
6. 2026-06-14
   days on market $185,000 Active 100 DOM
7. 2026-06-10
   days on market $185,000 Active 97 DOM
8. 2026-06-09
   days on market $185,000 Active 96 DOM
9. 2026-06-08
   days on market $185,000 Active 95 DOM
10. 2026-06-07
    days on market $185,000 Active 94 DOM
11. 2026-06-05
    days on market $185,000 Active 91 DOM
12. 2026-06-03
    days on market $185,000 Active 90 DOM
13. 2026-06-02
    days on market $185,000 Active 89 DOM
14. 2026-06-01
    days on market $185,000 Active 88 DOM
15. 2026-05-31
    days on market $185,000 Active 87 DOM
16. 2026-05-31
    days on market $185,000 Active 86 DOM
17. 2026-04-29
    price $185,000 559-char remark

    Show marketing remark (559 chars)

    Welcome Home! This spacious 4 bedroom 2 Bath home is nestled away on a peaceful dead end street. Perfect for a large family looking for privacy, safety and room to grow. Features you'll LOVE include a cozy fire place, new roof (2021), new windows, solar panels for energy efficiency and long term savings, and generous living space with room for everyone. This home offers the perfect blend of comfort, functionality, and smart upgrades. Whether you're hosting holidays, raising a growing family, or simply want space to breathe this one checks all the boxes.

18. 2026-04-28
    price $185,000 559-char remark

    Show marketing remark (559 chars)

    Welcome Home! This spacious 4 bedroom 2 Bath home is nestled away on a peaceful dead end street. Perfect for a large family looking for privacy, safety and room to grow. Features you'll LOVE include a cozy fire place, new roof (2021), new windows, solar panels for energy efficiency and long term savings, and generous living space with room for everyone. This home offers the perfect blend of comfort, functionality, and smart upgrades. Whether you're hosting holidays, raising a growing family, or simply want space to breathe this one checks all the boxes.

19. 2026-03-05
    listed $190,000 Active 559-char remark

    Show marketing remark (559 chars)

    Welcome Home! This spacious 4 bedroom 2 Bath home is nestled away on a peaceful dead end street. Perfect for a large family looking for privacy, safety and room to grow. Features you'll LOVE include a cozy fire place, new roof (2021), new windows, solar panels for energy efficiency and long term savings, and generous living space with room for everyone. This home offers the perfect blend of comfort, functionality, and smart upgrades. Whether you're hosting holidays, raising a growing family, or simply want space to breathe this one checks all the boxes.

20. 2026-03-05
    listed $190,000 Active 559-char remark

    Show marketing remark (559 chars)

    Welcome Home! This spacious 4 bedroom 2 Bath home is nestled away on a peaceful dead end street. Perfect for a large family looking for privacy, safety and room to grow. Features you'll LOVE include a cozy fire place, new roof (2021), new windows, solar panels for energy efficiency and long term savings, and generous living space with room for everyone. This home offers the perfect blend of comfort, functionality, and smart upgrades. Whether you're hosting holidays, raising a growing family, or simply want space to breathe this one checks all the boxes.

21. 2022-04-20
    soldstatus Sold
22. 2022-03-18
    status Pending
23. 2022-02-23
    listed $180,000 Active
24. 2022-02-23
    listed $180,000
25. 2022-01-25
    historical
26. 2022-01-20
    status Pending
27. 2022-01-05
    status Active
28. 2021-12-27
    status Pending
29. 2021-12-22
    listed $159,500 Active
30. 2021-12-22
    listed $159,500
31. 2020-12-30
    soldstatus Sold
32. 2020-12-05
    historical
33. 2020-12-03
    price $62,500
34. 2020-11-28
    price $64,900
35. 2020-11-25
    listed $69,900 Active
36. 2020-11-25
    listed $62,500
37. 2020-11-06
    soldstatus $46,500

ⓘ 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: $1,805 · $150/mo
• Projected year-2 tax: $1,805 · $150/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 6/10 Major FEMA zone X (shaded) · 73% 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,312
• − Mortgage interest: −$10,363
• − Property taxes: −$1,805
• − Insurance: −$925
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$5,382
• Taxable loss: −$2,253
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $1,425/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 — Brownfields

• Score: 59/100
• State rank: #271
• US rank: #19734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownfields, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 12,154
• Household income: $45,523
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 444.0

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 (82%)
• Race & ethnicity: Black 82% White 9% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · 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: ▼ -64.98%
• Current HPI: 146.22
• 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

+297.8% since first listed

21 events — show timeline

• 2026-04-29 Price Changed $185,000 AcadianaMLS
• 2026-04-28 Price Changed $185,000 GBRMLS
• 2026-03-05 Listed $190,000 GBRMLS
• 2026-03-05 Listed $190,000 AcadianaMLS
• 2022-04-20 Sold (MLS) — GBRMLS
• 2022-03-18 Pending — GBRMLS
• 2022-02-23 Listed $180,000 AcadianaMLS
• 2022-02-23 Listed $180,000 GBRMLS
• 2022-01-25 Delisted — GBRMLS
• 2022-01-20 Pending — GBRMLS
• 2022-01-05 Relisted — GBRMLS
• 2021-12-27 Pending — GBRMLS
• 2021-12-22 Listed $159,500 AcadianaMLS
• 2021-12-22 Listed $159,500 GBRMLS
• 2020-12-30 Sold (MLS) — GBRMLS
• 2020-12-05 Delisted — GBRMLS
• 2020-12-03 Price Changed $62,500 GBRMLS
• 2020-11-28 Price Changed $64,900 GBRMLS
• 2020-11-25 Listed $62,500 AcadianaMLS
• 2020-11-25 Listed $69,900 GBRMLS
• 2020-11-06 Sold (Public Records) $46,500 Public Records

Property tax history

+27.2%/yr

Latest (2025): $1,805 · -0.4% YoY. Source: county tax records.