8545 Summa Ave #5 · Baton Rouge, LA 70809

$110,000

1 bd · 1.5 ba · 880 sqft · Condo · 239 Days on market

Built 1986 Good condition $125/sqft · 9% below area Est $122k · 10% under $225/mo HOA · 19% of rent ↓ 6% since listing

---

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).

• ARV discount +11.8/15.0
• Cash flow +10.0/30.0
• 1% rule +5.6/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• DSCR +2.9/10.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful move-in ready 1 BR 1.5 BA condo located within walking distance to OLOL, BRG Hospitals and medical facilities. This condo has recently been updated: New AC including ductwork Oct. 2025, New water heater Oct. 2025, garbage disposal Nov 2025, New dishwasher and microwave Nov 2025, New flat top electric cooktop installed on 12-11-2025, New light fixtures, New ceiling fans, and New railing on stairway. Convenient to both Interstate 10 and Interstate 12 corridors, wonderful local restaurants, retail and commercial businesses. Just 72miles from New Orleans. LA. Call for your showing today.

Key facts

• $225 HOA
• Parking
• Community pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-66 ($-792/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (8.7% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% 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: Westminster Elementary School (math 12% / reading 22%, grade F, #487 of 646 statewide, top 78%, 333 students, 80% FRL); Westdale Middle School (math 15% / reading 30%, grade F, #151 of 218 statewide, top 70%, 757 students, 69% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Market conditions: Rents rising (+2.2%/yr); 307 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent is only 17% of the median local income ($80k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $96,800 (12.0% 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. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.06% ✓
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 7.9

CMA / ARV

• ARV (median comp): $121,550
• List price: $110,000
• Delta: -9.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8508 Summa Ave Unit P9	0.03mi	1/1.5	884 (+0%)	2mo	$104,000	$118	96
5110 Buttercreek Ln #5	0.05mi	1/1.5	865 (-2%)	5mo	$120,000	$139	90
8508 Summa Ave Unit P-11	0.03mi	1/1.5	830 (-6%)	2mo	$110,000	$133	88
5323 Blair Ln Unit V-216	0.22mi	1/1.0	896 (+2%)	8mo	$125,500	$140	78
5323 Blair Ln Unit V-201	0.22mi	1/1.0	792 (-10%)	6mo	$118,000	$149	66
5232 F-3 Butter Creek Ln Unit F-3	0.11mi	1/1.0	702 (-20%)	5mo	$89,000	$127	63
7707 Bluebonnet Blvd #215	1.27mi	1/1.0	832 (-6%)	1mo	$194,900	$234	53
7707 Bluebonnet Blvd #323	1.27mi	1/1.0	865 (-2%)	9mo	$195,500	$226	52
5323 Blair Ln Unit V-110	0.22mi	2/2.0 (+1)	1,090 (+24%)	7mo	$159,500	$146	52
5323 Blair Ln Unit K-206	0.22mi	2/2.0 (+1)	1,100 (+25%)	9mo	$165,000	$150	50
9506 Jefferson Hwy Hwy #11	1.41mi	2/1.5 (+1)	1,030 (+17%)	3mo	$125,000	$121	32
9336 Jefferson Hwy	1.34mi	2/1.0 (+1)	1,027 (+17%)	5mo	$144,900	$141	29

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -21.6%
• Equity multiple: 0.26×
• Total profit: $-22,850
• Equity at exit: $16,401

10-year hold

• IRR: -17.7%
• Equity multiple: 0.07×
• Total profit: $-28,615
• Equity at exit: $9,511

Cash invested: $30,800 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70809

• Rents YoY: 2.2%
• Active inventory: 307
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$225
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $-66

Break-even live

Break-even rent $1,247

Max offer price $100,444

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-28	+0% $-66	+5% $-104	+10% $-142
Rent	-10% $-158	-5% $-112	+0% $-66	+5% $-20	+10% $26
Rate	-1.0pp $-11	-0.5pp $-38	base $-66	+0.5pp $-95	+1.0pp $-124

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5110 Butter Creek Ln #6 Baton Rouge, LA	1.0	1.5	885	$1,450	$1.64	16d	1	0.03mi
5222 Butter Creek Ln Unit E2 Baton Rouge, LA	1.0	1.0	600	$1,075	$1.79	93d	1	0.09mi
5243 Butter Creek Ln Unit H02 Baton Rouge, LA	1.0	1.0	725	$1,100	$1.52	93d	1	0.11mi
5431 Essen Ln Baton Rouge, LA	1.0–2.0	1.0–1.5	900	$1,225	$1.36	15d	9	0.42mi
7743 Bles Ave Unit 1B Baton Rouge, LA	2.0	2.0	1050	$1,000	$0.95	72d	1	0.73mi
7836 Bles Ave Unit C Baton Rouge, LA	2.0	2.0	900	$950	$1.06	72d	1	0.76mi
7724 Bles Ave Apt C Baton Rouge, LA	2.0	2.0	1121	$950	$0.85	16d	1	0.77mi
7714 Bles Ave Apt A Baton Rouge, LA	2.0	2.0	1121	$950	$0.85	16d	1	0.78mi
1859 Southpointe Dr #3 Baton Rouge, LA	2.0	1.5	1113	$950	$0.85	93d	1	1.02mi
7250 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	843	$1,424	$1.69	15d	18	1.04mi
1744 Cedar Lake Dr Unit D Baton Rouge, LA	2.0	2.0	850	$950	$1.12	93d	1	1.07mi
1714 Cedar Lake Dr Apt D Baton Rouge, LA	2.0	2.0	875	$950	$1.09	93d	1	1.08mi
1754 Cedar Lake Dr Apt A Baton Rouge, LA	2.0	2.0	850	$950	$1.12	93d	1	1.09mi
1652 Cedar Lake Dr Unit D Baton Rouge, LA	2.0	2.0	900	$900	$1.00	16d	1	1.09mi
1612 Cedar Lake Dr Unit A Baton Rouge, LA	2.0	2.0	875	$900	$1.03	72d	1	1.12mi
1643 Cedar Lake Dr Unit C Baton Rouge, LA	2.0	1.5	950	$850	$0.89	93d	1	1.12mi
1654 Clear Lake Ave Unit A Baton Rouge, LA	2.0	2.0	850	$850	$1.00	63d	1	1.15mi
7707 Bluebonnet Blvd #325 Baton Rouge, LA	1.0	1.0	870	$1,600	$1.84	16d	1	1.28mi
10201 Park Rowe Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1036	$1,510	$1.46	15d	13	1.31mi
10156 Perkins Rowe Baton Rouge, LA	1.0–4.0	1.0–3.5	1374	$1,454	$1.06	15d	17	1.34mi
10231 The Grove Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	923	$1,194	$1.29	15d	23	1.34mi
8008 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1071	$1,489	$1.39	16d	11	1.35mi
10942 Neale Fraser Dr Unit C Baton Rouge, LA	1.0	1.0	725	$1,500	$2.07	16d	1	1.45mi

HOA detail $225/mo · $2,700/yr condo

• Likely covers: watertrashelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $110,000 Active 239 DOM
2. 2026-08-07
   days on market $110,000 Active 238 DOM
3. 2026-08-06
   days on market $110,000 Active 237 DOM
4. 2026-08-05
   days on market $110,000 Active 236 DOM
5. 2026-08-03
   days on market $110,000 Active 234 DOM
6. 2026-07-31
   days on market $110,000 Active 231 DOM
7. 2026-07-30
   days on market $110,000 Active 229 DOM
8. 2026-07-27
   days on market $110,000 Active 227 DOM
9. 2026-07-25
   days on market $110,000 Active 225 DOM
10. 2026-07-23
    days on market $110,000 Active 223 DOM
11. 2026-07-22
    days on market $110,000 Active 222 DOM
12. 2026-07-21
    days on market $110,000 Active 221 DOM
13. 2026-07-18
    days on market $110,000 Active 218 DOM
14. 2026-07-16
    days on market $110,000 Active 216 DOM
15. 2026-07-16
    days on market $110,000 Active 215 DOM
16. 2026-07-14
    days on market $110,000 Active 214 DOM
17. 2026-07-14
    days on market $110,000 Active 213 DOM
18. 2026-07-12
    days on market $110,000 Active 212 DOM
19. 2026-07-11
    days on market $110,000 Active 211 DOM
20. 2026-07-10
    days on market $110,000 Active 210 DOM
21. 2026-07-09
    days on market $110,000 Active 209 DOM
22. 2026-07-07
    days on market $110,000 Active 207 DOM
23. 2026-07-06
    days on market $110,000 Active 206 DOM
24. 2026-07-05
    days on market $110,000 Active 205 DOM
25. 2026-07-04
    days on market $110,000 Active 204 DOM
26. 2026-07-03
    days on market $110,000 Active 203 DOM
27. 2026-07-02
    days on market $110,000 Active 202 DOM
28. 2026-07-01
    days on market $110,000 Active 201 DOM
29. 2026-06-30
    days on market $110,000 Active 200 DOM
30. 2026-06-29
    days on market $110,000 Active 199 DOM
31. 2026-06-28
    days on market $110,000 Active 198 DOM
32. 2026-06-28
    days on market $110,000 Active 197 DOM
33. 2026-06-27
    days on market $110,000 Active 196 DOM
34. 2026-06-25
    days on market $110,000 Active 194 DOM
35. 2026-06-23
    days on market $110,000 Active 192 DOM
36. 2026-06-22
    days on market $110,000 Active 191 DOM
37. 2026-06-18
    days on market $110,000 Active 188 DOM
38. 2026-06-17
    days on market $110,000 Active 187 DOM
39. 2026-06-16
    days on market $110,000 Active 186 DOM
40. 2026-06-15
    days on market $110,000 Active 185 DOM
41. 2026-06-14
    days on market $110,000 Active 183 DOM
42. 2026-06-10
    days on market $110,000 Active 180 DOM
43. 2026-06-09
    days on market $110,000 Active 179 DOM
44. 2026-06-08
    days on market $110,000 Active 178 DOM
45. 2026-06-07
    days on market $110,000 Active 177 DOM
46. 2026-06-05
    days on market $110,000 Active 174 DOM
47. 2026-06-03
    days on market $110,000 Active 173 DOM
48. 2026-06-02
    pricedays on market $110,000 Active 172 DOM
49. 2026-06-01
    days on market $119,000 Active 171 DOM
50. 2026-05-31
    days on market $119,000 Active 170 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 6/10 Major FEMA zone X · 68% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,962
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − HOA: −$2,700
• − Depreciation: −$3,200
• Taxable loss: −$2,534
• Est. tax savings @ 24.0%: +$608
• After-tax cash flow: $-184/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 75/100 Cosmetic rehab Est. rehab $4,400–$13,200 screening

This move-in ready 1 BR 1.5 BA condo is in good condition with recent updates, making it an attractive investment opportunity.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in kitchen and bathrooms — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and functionality ↑

ⓘ 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 16/100

Zoned Schools

Elementary Westminster Elementary School F LA #487/646 Nat'l #35,191/41,679 Middle Westdale Middle School F LA #151/218 Nat'l #11,105/14,009 High Tara High School F LA #248/265 Nat'l #16,644/17,239

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

• County: East Baton Rouge Parish · 464,810 people
• City population: 351,868
• Metro: Baton Rouge, LA
• Population (ZIP): 25,732
• Household income: $79,967
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 6% of renters

---

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 0.56)
• Race & ethnicity: White 62% Black 23% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Arabic 2%

---

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: ▼ -205.49%
• Current HPI: 154.7018
• Rent YoY: ▲ 2.16%
• 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

-6.2% since first listed

4 events — show timeline

• 2026-02-19 Price Changed $119,000 AcadianaMLS
• 2026-02-19 Price Changed $119,000 GBRMLS
• 2025-12-12 Listed $126,900 GBRMLS
• 2025-12-12 Listed $126,900 AcadianaMLS