2845 Monte Sano Ave · Baton Rouge, LA 70807

$25,000

3 bd · 1.0 ba · 1,484 sqft · SingleFamily

Built 1975 8,712 sqft lot ↓ 38% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Three-bedroom, one full bath residental property located in a no flood zone. The home is in poor condition and requires extensive repairs and updates.

Key facts

• 8,712 sq ft lot
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $998 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 54.2% 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.
• Market conditions: 101 active listings in the ZIP; 12 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).
• At $1,476/mo this rent would consume 64% of the median local household income ($28k/yr) (locally 1092% 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 (-0.9%/yr); year-one equity from $173 of loan paydown is wiped out by about $218 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 (-0.9% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1975 — 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. 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: 5.91% ✓
• Cap rate: 54.22%
• Cash-on-cash: 171.16%
• DSCR: 8.62
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $136,528
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2845 Monte Sano Ave	0.00mi	3/1.0	1,484 (0%)	1mo	$25,000	$17	99
3022 68th Ave	0.17mi	4/2.5 (+1)	1,575 (+6%)	18mo	$144,900	$92	56
5750 Saurage Dr	0.55mi	3/1.0	1,320 (-11%)	3mo	$84,900	$64	54
2635 79th Ave	0.74mi	3/1.0	1,412 (-5%)	7mo	$143,000	$101	51
2785 75th Ave	0.52mi	3/2.0	1,446 (-3%)	21mo	$144,000	$100	50
5778 Henagen Ave	0.74mi	3/1.0	1,459 (-2%)	21mo	$125,000	$86	45
2624 78th Ave	0.65mi	3/2.0	1,424 (-4%)	18mo	$138,000	$97	44
1825 71st St	0.74mi	3/1.5	1,564 (+5%)	14mo	$72,000	$46	43
2748 79th Ave	0.69mi	4/2.0 (+1)	1,673 (+13%)	18mo	$189,500	$113	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.84×
• Total profit: $61,872
• Equity at exit: $6,189

10-year hold

• IRR: —
• Equity multiple: 20.72×
• Total profit: $138,025
• Equity at exit: $6,632

Cash invested: $7,000 (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 70807

• Home prices YoY: -1.1%
• Active inventory: 101
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$131
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $998

Break-even live

Break-even rent $213

Max offer price $25,000

Occupancy floor 27%

Sensitivity live

Price	-10% $1,013	-5% $1,005	+0% $998	+5% $991	+10% $984
Rent	-10% $882	-5% $940	+0% $998	+5% $1,057	+10% $1,115
Rate	-1.0pp $1,011	-0.5pp $1,005	base $998	+0.5pp $992	+1.0pp $985

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2127 71st Ave Baton Rouge, LA	4.0	2.0	1734	$1,600	$0.92	24d	1	0.58mi
1848 73rd Ave Baton Rouge, LA	4.0	2.0	1139	$1,600	$1.40	15d	1	0.76mi
1945 77th Ave Baton Rouge, LA	3.0	2.0	1416	$1,650	$1.17	24d	1	0.82mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	44d	1	0.93mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	19d	1	0.97mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	44d	1	0.97mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	0.97mi
4912 Breckenridge Ave Baton Rouge, LA	3.0	2.0	1800	$1,075	$0.60	15d	1	1.10mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	15d	1	1.13mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	1.33mi
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	15d	1	1.41mi
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	24d	1	1.49mi

Listing history 6 events

1. 2026-04-30
   historical
2. 2026-04-09
   listed $25,000

   Show marketing remark (150 chars)

   Three-bedroom, one full bath residental property located in a no flood zone. The home is in poor condition and requires extensive repairs and updates.

3. 2026-04-09
   listed $25,000 150-char remark

   Show marketing remark (150 chars)

   Three-bedroom, one full bath residental property located in a no flood zone. The home is in poor condition and requires extensive repairs and updates.

4. 2026-01-12
   status Pending
5. 2026-01-05
   listed $40,000 Active
6. 2026-01-05
   listed $40,000 Active

ⓘ 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: $317 · $26/mo
• Projected year-2 tax: $317 · $26/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 (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $17,717
• − Mortgage interest: −$1,400
• − Property taxes: −$317
• − Insurance: −$125
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$727
• Taxable income: $12,312
• Est. tax owed @ 24.0%: −$2,955
• After-tax cash flow: $9,026/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): 15,300
• Household income: $27,534
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1092.0

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 (91%)
• Race & ethnicity: Black 91% Two or more races 6% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▼ -0.87%
• Current HPI: 78.3629
• 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

-37.5% since first listed

6 events — show timeline

• 2026-04-30 Delisted — GBRMLS
• 2026-04-09 Listed $25,000 AcadianaMLS
• 2026-04-09 Listed $25,000 GBRMLS
• 2026-01-12 Pending — GBRMLS
• 2026-01-05 Listed $40,000 GBRMLS
• 2026-01-05 Listed $40,000 AcadianaMLS

Property tax history

+22.8%/yr

Latest (2025): $317 · +4.7% YoY. Source: county tax records.