5657 N Afton Pkwy · Baton Rouge, LA 70806

$79,900

3 bd · 2.0 ba · 1,514 sqft · SingleFamily public records · 20 Days on market

Built 1959 0.41 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all visionaries, investors, and renovation enthusiasts -- this is the project you've been waiting for. This beautiful corner lot is shaded by gorgeous mature oaks, and offers two compelling paths forward...A full renovation, or a tear-down. This one is priced to reflect the work ahead. For the right buyer, that's exactly the appeal: a clean slate at the right basis. The added bonus is it's in a location that absolutely justifies the investment. The bones are there. Original hardwood floors run throughout. A classic floor plan with the kind of distinct living spaces today's cookie-cutter builds rarely offer. Restore the character, modernize the systems, and you've got something special. Whether you're a homeowner ready for a true labor of love or a builder looking to capitalize on a rare opportunity, the upside here is real. Bring your contractor, bring your vision, and bring your imagination. Properties like this don't come along often in this zip code. Please submit HIGHEST & BEST Offer with expiration date until June 4 for response to offers. Will review all offers with sellers by 10am, June 4. Include proof of available funds. Initial and sign all attached disclosures and include with your offer.

Key facts

• Mature oaks
• Classic floor plan
• Full renovation

Tags

• CORNER LOT
• MATURE OAKS
• FULL RENOVATION
• ORIGINAL HARDWOOD FLOORS
• CLASSIC FLOOR PLAN
• DISTINCT LIVING SPACES

Property features AI

Finance

• Other: Located in the Melrose Place subdivision
• HOA & community: Homeowners association present

Exterior

• Parking: 2 parking spaces; Garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick construction; Composition roof
• Exterior features: Covered porch; Chain link fencing; Corner lot; Lot dimensions approximately 155' x 126' x 158' x 105'

Interior

• Flooring: Wood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fans; No central heating; No central cooling
• Interior features: Walk-in closets; Built-in features; Wood-burning fireplace
• Laundry & utility: Separate laundry room; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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 rising (+3.4%/yr); 238 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 31% of the median local income ($56k/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 $552 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 + 3.4% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.81% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.29%
• DSCR: 2.30
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $180,166
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1095 Waverly Dr	0.17mi	3/2.0	1,596 (+5%)	3mo	$125,000	$78	80
1023 Timberside Dr	0.12mi	3/2.0	1,305 (-14%)	6mo	$155,000	$119	66
5811 Timbercreek Ave	0.19mi	4/2.0 (+1)	1,341 (-11%)	10mo	$185,000	$138	59
5469 Hermitage Dr	0.12mi	3/2.0	1,736 (+15%)	21mo	$235,000	$135	52
5172 Madison Ave	0.69mi	3/1.0	1,460 (-4%)	9mo	$44,500	$30	50
120 Cloud Dr	0.71mi	3/1.0	1,634 (+8%)	2mo	$175,000	$107	48
1417 N 47th St	0.67mi	4/1.5 (+1)	1,463 (-3%)	10mo	$55,000	$38	47
144 Cloud Dr	0.74mi	3/1.0	1,459 (-4%)	11mo	$199,000	$136	46
5668 Jackson Ave	0.49mi	3/2.0	1,370 (-10%)	19mo	$164,500	$120	45
5123 Jackson Ave	0.63mi	3/2.5	1,626 (+7%)	19mo	$157,000	$97	40
132 Cloud Dr	0.72mi	4/2.0 (+1)	1,618 (+7%)	19mo	$340,000	$210	34
823 46th St	0.75mi	4/3.0 (+1)	1,734 (+14%)	15mo	$100,000	$58	19

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 2.01×
• Total profit: $22,496
• Equity at exit: $11,913

10-year hold

• IRR: 32.4%
• Equity multiple: 4.00×
• Total profit: $67,112
• Equity at exit: $6,908

Cash invested: $22,372 (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 70806

• Rents YoY: 3.4%
• Active inventory: 238
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,446 high
• Mortgage (P&I): −$419
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $546

Break-even live

Break-even rent $755

Max offer price $79,900

Occupancy floor 57%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 N Ardenwood Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	923	$999	$1.08	44d	1	0.10mi
650 N Ardenwood Dr Baton Rouge, LA	1.0–4.0	1.0–2.0	951	$1,229	$1.29	44d	1	0.49mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	14d	31	0.49mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	23d	1	0.55mi
6645 Harry Dr Baton Rouge, LA	2.0–4.0	1.0–2.0	1013	$1,202	$1.19	14d	14	0.61mi
6867 Titian Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	886	$900	$1.02	14d	3	0.72mi
6908 Goya Ave Unit A Baton Rouge, LA	3.0	2.0	1302	$1,650	$1.27	21d	1	0.72mi
6908 Goya Ave Unit B Baton Rouge, LA	3.0	2.0	1398	$1,750	$1.25	44d	1	0.72mi
6918 Goya Ave Unit A Baton Rouge, LA	3.0	2.0	1398	$1,785	$1.28	14d	1	0.73mi
343 S Fairfax Dr Baton Rouge, LA	4.0	2.0	1421	$1,700	$1.20	19d	1	0.87mi
373 Community College Dr Unit 302 Baton Rouge, LA	4.0	2.0	1300	$1,100	$0.85	44d	1	0.91mi
373 Community College Dr Unit 206 Baton Rouge, LA	4.0	2.0	1300	$1,200	$0.92	44d	1	0.91mi
305 Saint Thomas Ln Baton Rouge, LA	2.0	2.0	1268	$2,200	$1.74	23d	1	0.96mi
305 Saint Thomas Ln Baton Rouge, LA	2.0	2.0	1268	$2,200	$1.74	14d	1	0.96mi
2654 Sheldon Dr Baton Rouge, LA	3.0	1.0	1400	$1,200	$0.86	23d	1	0.98mi
5704 Goodwood Crossing Ln Baton Rouge, LA	3.0	2.5	1571	$1,900	$1.21	44d	1	1.04mi
5704 Goodwood Crossing Ln Baton Rouge, LA	3.0	2.5	1571	$1,900	$1.21	14d	1	1.04mi
352 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	987	$1,475	$1.49	14d	2	1.08mi
459 Court Dr Apt Court Baton Rouge, LA	1.0–2.0	1.0–2.0	995	$1,099	$1.10	44d	1	1.09mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	19d	1	1.16mi
150 Ocean Dr Unit 2B Baton Rouge, LA	2.0	2.0	1276	$1,250	$0.98	23d	1	1.18mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	23d	1	1.21mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	1.24mi
224 Ocean Dr Baton Rouge, LA	2.0	1.5–2.0	1071	$1,148	$1.07	44d	2	1.24mi
224 Ocean Dr #107 Baton Rouge, LA	2.0	1.5	1071	$1,300	$1.21	23d	1	1.25mi
376 Croydon Ave Baton Rouge, LA	2.0	1.0	1117	$2,600	$2.33	44d	1	1.26mi
376 Croydon Ave Unit A Baton Rouge, LA	2.0	1.0	1117	$1,800	$1.61	44d	1	1.26mi
422 Glenmore Ave Baton Rouge, LA	3.0	2.0	1307	$1,700	$1.30	23d	1	1.33mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$1,841	$1.15	14d	1	1.34mi
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	21d	1	1.36mi
950 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	888	$975	$1.10	14d	1	1.41mi
542 Finchley Ave Baton Rouge, LA	3.0	2.0	1920	$1,950	$1.02	44d	1	1.46mi
239 West Dr Baton Rouge, LA	2.0	1.0	1428	$1,250	$0.88	23d	1	1.48mi

Listing history 14 events

1. 2026-06-14
   status $79,900 Pending 20 DOM
2. 2026-06-10
   days on market $79,900 Active 20 DOM
3. 2026-06-09
   days on market $79,900 Active 19 DOM
4. 2026-06-08
   days on market $79,900 Active 18 DOM
5. 2026-06-07
   days on market $79,900 Active 17 DOM
6. 2026-06-05
   days on market $79,900 Active 14 DOM
7. 2026-06-03
   days on market $79,900 Active 13 DOM
8. 2026-06-02
   days on market $79,900 Active 12 DOM
9. 2026-06-01
   days on market $79,900 Active 11 DOM
10. 2026-05-31
    days on market $79,900 Active 10 DOM
11. 2026-05-31
    days on market $79,900 Active 9 DOM
12. 2026-05-21
    listed $79,900 Active

    Show marketing remark (1230 chars)

    Calling all visionaries, investors, and renovation enthusiasts -- this is the project you've been waiting for. This beautiful corner lot is shaded by gorgeous mature oaks, and offers two compelling paths forward...A full renovation, or a tear-down. This one is priced to reflect the work ahead. For the right buyer, that's exactly the appeal: a clean slate at the right basis. The added bonus is it's in a location that absolutely justifies the investment. The bones are there. Original hardwood floors run throughout. A classic floor plan with the kind of distinct living spaces today's cookie-cutter builds rarely offer. Restore the character, modernize the systems, and you've got something special. Whether you're a homeowner ready for a true labor of love or a builder looking to capitalize on a rare opportunity, the upside here is real. Bring your contractor, bring your vision, and bring your imagination. Properties like this don't come along often in this zip code. Please submit HIGHEST & BEST Offer with expiration date until June 4 for response to offers. Will review all offers with sellers by 10am, June 4. Include proof of available funds. Initial and sign all attached disclosures and include with your offer.

13. 2026-05-21
    listed $79,900 Active 1230-char remark

    Show marketing remark (1230 chars)

    Calling all visionaries, investors, and renovation enthusiasts -- this is the project you've been waiting for. This beautiful corner lot is shaded by gorgeous mature oaks, and offers two compelling paths forward...A full renovation, or a tear-down. This one is priced to reflect the work ahead. For the right buyer, that's exactly the appeal: a clean slate at the right basis. The added bonus is it's in a location that absolutely justifies the investment. The bones are there. Original hardwood floors run throughout. A classic floor plan with the kind of distinct living spaces today's cookie-cutter builds rarely offer. Restore the character, modernize the systems, and you've got something special. Whether you're a homeowner ready for a true labor of love or a builder looking to capitalize on a rare opportunity, the upside here is real. Bring your contractor, bring your vision, and bring your imagination. Properties like this don't come along often in this zip code. Please submit HIGHEST & BEST Offer with expiration date until June 4 for response to offers. Will review all offers with sellers by 10am, June 4. Include proof of available funds. Initial and sign all attached disclosures and include with your offer.

14. 1994-04-29
    soldstatus

ⓘ 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: $1,728 · $144/mo
• Projected year-2 tax: $1,728 · $144/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 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 · 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: $17,352
• − Mortgage interest: −$4,476
• − Property taxes: −$1,728
• − Insurance: −$400
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$2,324
• Taxable income: $5,649
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $5,197/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): 28,302
• Household income: $55,642
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 1968.0

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 9% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Chinese 1% 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: ▼ -167.56%
• Current HPI: 185.0655
• Rent YoY: ▲ 3.42%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-21 Listed $79,900 AcadianaMLS
• 2026-05-21 Listed $79,900 GBRMLS
• 1994-04-29 Sold (Public Records) — Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,728 · +4.2% YoY. Source: county tax records.