4228 Pasadena Dr · Baton Rouge, LA 70814

$90,000

2 bd · 1.0 ba · 850 sqft · SingleFamily · 25 Days on market

Built 1953 Good condition 6,969 sqft lot

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Perfect for first-time buyers or investors seeking a strong rental opportunity! This 2 bed, 1 bath home offers key updates including a 3-year-old roof, new hot water heater, some new flooring, and an A/C system approximately 7-8 years old. Whether you’re looking for an affordable place to call home or your next income-producing property, this one checks the boxes!

Key facts

• New flooring
• New hot water heater
• 3 year old roof

Tags

• 3 YEAR OLD ROOF
• NEW HOT WATER HEATER
• NEW FLOORING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Asbestos construction materials
• Exterior features: Fully fenced yard with wood fencing; Lot dimensions approximately 57 x 114 x 74 x 109; Lot area about 0.16 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 69 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 25 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.14% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-689
• Equity at exit: $13,419

10-year hold

• IRR: 8.9%
• Equity multiple: 1.69×
• Total profit: $17,283
• Equity at exit: $7,782

Cash invested: $25,200 (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 70814

• Home prices YoY: -19.5%
• Active inventory: 69
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,025 high
• Mortgage (P&I): −$472
• Tax from tax record: −$82 /mo · $987/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $218

Break-even live

Break-even rent $749

Max offer price $90,000

Occupancy floor 74%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4198 Pasadena Dr Baton Rouge, LA	2.0	1.5	850	$1,150	$1.35	23d	1	0.02mi
10252 El Scott Ave Baton Rouge, LA	2.0	1.5	895	$850	$0.95	43d	1	0.70mi
10215 El Scott Ave Baton Rouge, LA	2.0	2.0	850	$875	$1.03	23d	1	0.76mi
10134 El Scott Ave Baton Rouge, LA	2.0	2.0	850	$875	$1.03	19d	1	0.77mi
10112 El Scott Ave Baton Rouge, LA	3.0	2.0	850	$950	$1.12	43d	1	0.80mi
10079 El Scott Ave Unit E Baton Rouge, LA	2.0	1.0	859	$800	$0.93	23d	1	0.82mi
10050 El Scott Ave Baton Rouge, LA	2.0	1.0	1015	$1,200	$1.18	14d	1	0.83mi
10048 El Scott Ave Baton Rouge, LA	2.0	1.0	1015	$1,200	$1.18	14d	1	0.84mi
9438 Dorchester Dr Apt 106 Baton Rouge, LA	1.0	1.0	900	$750	$0.83	43d	1	1.05mi
9135 Great Smokey Ave Unit C Baton Rouge, LA	2.0	1.0	1000	$800	$0.80	23d	1	1.28mi
9135 Great Smokey Ave Unit A Baton Rouge, LA	2.0	1.0	1083	$850	$0.78	43d	1	1.28mi
9135 Great Smokey Ave Unit A Baton Rouge, LA	2.0	1.0	1083	$850	$0.78	14d	1	1.28mi
10950 Darryl Dr Baton Rouge, LA	1.0–4.0	1.0–3.0	1090	$1,038	$0.95	14d	86	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $90,000 Active 25 DOM
2. 2026-06-17
   days on market $90,000 Active 24 DOM
3. 2026-06-16
   days on market $90,000 Active 23 DOM
4. 2026-06-15
   days on market $90,000 Active 22 DOM
5. 2026-06-14
   days on market $90,000 Active 20 DOM
6. 2026-06-10
   days on market $90,000 Active 17 DOM
7. 2026-06-09
   days on market $90,000 Active 16 DOM
8. 2026-06-09
   price $90,000 Active 15 DOM
9. 2026-06-08
   days on market $95,000 Active 15 DOM
10. 2026-06-07
    days on market $95,000 Active 14 DOM
11. 2026-06-05
    days on market $95,000 Active 11 DOM
12. 2026-06-03
    days on market $95,000 Active 10 DOM
13. 2026-06-02
    days on market $95,000 Active 9 DOM
14. 2026-06-01
    days on market $95,000 Active 8 DOM
15. 2026-05-31
    days on market $95,000 Active 7 DOM
16. 2026-05-31
    days on market $95,000 Active 6 DOM
17. 2026-05-24
    listed $95,000 Active
18. 2021-04-05
    soldstatus $69,900

ⓘ 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: $987 · $82/mo
• Projected year-2 tax: $987 · $82/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: $12,302
• − Mortgage interest: −$5,041
• − Property taxes: −$987
• − Insurance: −$450
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$2,618
• Taxable income: $1,238
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $2,321/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 · 13 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 1-bathroom home offers good condition with recent updates and a good location. It's a great option for first-time buyers or investors looking for a rental opportunity.

Value-add opportunities

• Both paint exterior — Fresh paint can improve curb appeal and home value
• Both replace old appliances — Modern appliances can attract more buyers and renters
• Both install smart home features — Smart home features can increase home value and attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — Fresh paint can improve curb appeal and home value ↑
• Both replace old appliances — Modern appliances can attract more buyers and renters ↑
• Both install smart home features — Smart home features can increase home value and attract tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 351,868
• Population (ZIP): 11,424

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 (83%)
• Race & ethnicity: Black 83% Hispanic / Latino 8% White 7% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 7% Arabic 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: ▼ -50.79%
• Current HPI: 210.2213
• Rent YoY: —
• Metro: —
• 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

+35.9% since first listed

2 events — show timeline

• 2026-05-24 Listed $95,000 GBRMLS
• 2021-04-05 Sold (Public Records) $69,900 Public Records

Property tax history

+8.2%/yr

Latest (2025): $987 · +4.3% YoY. Source: county tax records.