838 America St · Baton Rouge, LA 70802

$95,000

3 bd · 1.0 ba · 978 sqft · SingleFamily public records · 3 Days on market

Built 1920 3,484 sqft lot Est $83k · 14% over

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Why this score? — see what drove the C+ 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coffee on the Porch, Character in Every Corner Fall in love with the timeless appeal of this adorable cottage! From the gentle sway of the front porch swing to the warmth of the old hardwood floors, this home is brimming with soul. While it honors its roots with a classic clawfoot tub, it surprises you with modern conveniences rarely found in homes of this era--including a dedicated pantry and laundry closet. Featuring a kitchen updated with granite countertops and durable tile, this is a rare opportunity to polish a vintage gem and make it your own.

Key facts

• Front porch swing
• Dedicated pantry
• Laundry closet

Tags

• FRONT PORCH SWING
• CLAWFOOT TUB
• DEDICATED PANTRY
• LAUNDRY CLOSET
• GRANITE COUNTERTOPS
• DURABLE TILE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 10.7% 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 fast (+6.6%/yr); 188 active listings in the ZIP; 30 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 $1,351/mo this rent would consume 47% of the median local household income ($34k/yr) (locally 1831% 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 $657 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $95,000

Questions for the listing agent

1. Built in 1920 — 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: 1.42% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.86%
• DSCR: 1.71
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $83,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
838 America St	0.00mi	3/1.0	1,112 (+14%)	1mo	$95,000	$85	76
635 Maximillian St	0.24mi	2/1.0 (-1)	1,013 (+4%)	18mo	$219,000	$216	63
607-609 Myrtle Ave	0.54mi	2/2.0 (-1)	984 (+1%)	18mo	$35,000	$36	50
315 16th St	0.56mi	2/1.0 (-1)	1,070 (+9%)	4mo	$60,000	$56	50
1347 North St	0.60mi	2/1.0 (-1)	1,041 (+6%)	10mo	$49,900	$48	47
1507 Olive St	0.70mi	2/1.0 (-1)	1,086 (+11%)	1mo	$59,900	$55	44
726 Beauregard St	0.31mi	2/1.0 (-1)	845 (-14%)	20mo	$130,000	$154	41
1812 Spain St	0.72mi	2/1.0 (-1)	1,045 (+7%)	12mo	$40,000	$38	40
314 S 18th St	0.68mi	2/1.0 (-1)	1,080 (+10%)	8mo	$45,000	$42	39
1112 Julia St	0.66mi	2/1.0 (-1)	1,100 (+12%)	13mo	$99,000	$90	33
1623 South St	0.74mi	3/1.0	1,105 (+13%)	16mo	$97,000	$88	30
641 Lucilla Ln	0.54mi	2/2.0 (-1)	1,118 (+14%)	15mo	$149,900	$134	30

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.46×
• Total profit: $12,103
• Equity at exit: $14,165

10-year hold

• IRR: 22.9%
• Equity multiple: 3.33×
• Total profit: $61,926
• Equity at exit: $8,214

Cash invested: $26,600 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$498
• Tax from tax record: −$178 /mo · $2,132/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $351

Break-even live

Break-even rent $906

Max offer price $95,000

Occupancy floor 69%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 Convention St Baton Rouge, LA	1.0–2.0	1.0–2.0	883	$1,818	$2.06	14d	9	0.27mi
636 Napoleon St Baton Rouge, LA	2.0	1.0	1065	$1,650	$1.55	14d	1	0.28mi
648 Penalver St Unit 2 Baton Rouge, LA	2.0	1.0	1000	$1,200	$1.20	14d	1	0.36mi
333 Laurel St Baton Rouge, LA	2.0	1.0–2.0	974	$4,378	$4.49	14d	13	0.47mi
505 University Walk Unit 5 Baton Rouge, LA	2.0	1.0	800	$1,400	$1.75	23d	1	0.60mi
850 N 5th St Unit 208 Baton Rouge, LA	2.0	1.0	1000	$1,225	$1.23	14d	1	0.66mi
999 N 9th St Apt 219 Baton Rouge, LA	3.0	2.0	1050	$1,185	$1.13	14d	1	0.68mi
999 N 9th St Unit 311 Baton Rouge, LA	2.0	1.0	840	$1,040	$1.24	21d	1	0.68mi
999 N 9th St Unit 419 Baton Rouge, LA	3.0	2.0	1050	$1,170	$1.11	23d	1	0.68mi
999 N 9th St Apt 319 Baton Rouge, LA	3.0	2.0	1050	$1,085	$1.03	43d	1	0.68mi
999 N 9th St Apt 127 Baton Rouge, LA	2.0	1.0	840	$1,050	$1.25	14d	1	0.68mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	14d	1	0.81mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,696	$2.11	14d	28	0.89mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	43d	1	0.91mi
279 Chatsworth St Baton Rouge, LA	2.0	2.0	840	$1,250	$1.49	43d	1	0.91mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	14d	1	0.91mi
1702 Terrace Ave Baton Rouge, LA	4.0	2.0	1117	$1,400	$1.25	23d	1	0.94mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	23d	1	0.95mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$1,250	$1.64	43d	1	1.02mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	23d	1	1.16mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	43d	1	1.16mi
1538 Fig St Baton Rouge, LA	3.0	1.0	1100	$1,100	$1.00	23d	1	1.17mi
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	43d	1	1.27mi
1925 N 3rd St Baton Rouge, LA	1.0–2.0	1.0–2.0	777	$1,410	$1.81	14d	7	1.29mi
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	23d	1	1.31mi
623 S Eugene St Unit 1 Baton Rouge, LA	2.0	1.0	980	$1,400	$1.43	43d	1	1.34mi
2045 N 3rd St Baton Rouge, LA	1.0–2.0	1.0–2.0	1025	$1,575	$1.54	14d	6	1.38mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	14d	1	1.38mi
866 Arlington Ave Unit 206 Baton Rouge, LA	2.0	1.0	950	$895	$0.94	43d	1	1.41mi
878 Kenmore Ave Unit C Baton Rouge, LA	2.0	1.0	1100	$1,000	$0.91	21d	1	1.47mi

Listing history 7 events

1. 2026-04-17
   status Pending 556-char remark

   Show marketing remark (556 chars)

   Coffee on the Porch, Character in Every Corner Fall in love with the timeless appeal of this adorable cottage! From the gentle sway of the front porch swing to the warmth of the old hardwood floors, this home is brimming with soul. While it honors its roots with a classic clawfoot tub, it surprises you with modern conveniences rarely found in homes of this era--including a dedicated pantry and laundry closet. Featuring a kitchen updated with granite countertops and durable tile, this is a rare opportunity to polish a vintage gem and make it your own.

2. 2026-04-17
   status Pending

   Show marketing remark (556 chars)

   Coffee on the Porch, Character in Every Corner Fall in love with the timeless appeal of this adorable cottage! From the gentle sway of the front porch swing to the warmth of the old hardwood floors, this home is brimming with soul. While it honors its roots with a classic clawfoot tub, it surprises you with modern conveniences rarely found in homes of this era--including a dedicated pantry and laundry closet. Featuring a kitchen updated with granite countertops and durable tile, this is a rare opportunity to polish a vintage gem and make it your own.

3. 2026-03-26
   listed $95,000 Active 556-char remark

   Show marketing remark (556 chars)

   Coffee on the Porch, Character in Every Corner Fall in love with the timeless appeal of this adorable cottage! From the gentle sway of the front porch swing to the warmth of the old hardwood floors, this home is brimming with soul. While it honors its roots with a classic clawfoot tub, it surprises you with modern conveniences rarely found in homes of this era--including a dedicated pantry and laundry closet. Featuring a kitchen updated with granite countertops and durable tile, this is a rare opportunity to polish a vintage gem and make it your own.

4. 2026-03-26
   listed $95,000 Active

   Show marketing remark (556 chars)

   Coffee on the Porch, Character in Every Corner Fall in love with the timeless appeal of this adorable cottage! From the gentle sway of the front porch swing to the warmth of the old hardwood floors, this home is brimming with soul. While it honors its roots with a classic clawfoot tub, it surprises you with modern conveniences rarely found in homes of this era--including a dedicated pantry and laundry closet. Featuring a kitchen updated with granite countertops and durable tile, this is a rare opportunity to polish a vintage gem and make it your own.

5. 2015-05-22
   soldstatus 225-char remark

   Show marketing remark (225 chars)

   CUTE SHOT GUN HOME IN BEAUREGARD TOWN. NEW INTERIOR PAINT, NEW BACK PORCH, NEW TILE FLOORS IN KITCHEN AND BATH, NEW PAINTED CABINETS, BACKSPLASH, TILE GRANITE COUNTERS, PANTRY, LAUNDRY ROOM, AND COURTYARD IN REAR. CALL TODAY!

6. 2015-04-28
   listed $1,400 225-char remark

   Show marketing remark (225 chars)

   CUTE SHOT GUN HOME IN BEAUREGARD TOWN. NEW INTERIOR PAINT, NEW BACK PORCH, NEW TILE FLOORS IN KITCHEN AND BATH, NEW PAINTED CABINETS, BACKSPLASH, TILE GRANITE COUNTERS, PANTRY, LAUNDRY ROOM, AND COURTYARD IN REAR. CALL TODAY!

7. 1992-12-17
   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: $2,132 · $178/mo
• Projected year-2 tax: $2,132 · $178/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 · 0% 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: $16,206
• − Mortgage interest: −$5,321
• − Property taxes: −$2,132
• − Insurance: −$475
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,764
• Taxable income: $2,921
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $3,517/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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 1% Other Indo-European 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

+6685.7% since first listed

7 events — show timeline

• 2026-04-17 Pending — AcadianaMLS
• 2026-04-17 Pending — GBRMLS
• 2026-03-26 Listed $95,000 GBRMLS
• 2026-03-26 Listed $95,000 AcadianaMLS
• 2015-05-22 Sold (MLS) — GBRMLS
• 2015-04-28 Listed $1,400 GBRMLS
• 1992-12-17 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,132 · +4.3% YoY. Source: county tax records.