4111 Main St · Addis, LA 70710

$89,900

2 bd · 1.0 ba · 936 sqft · SingleFamily · 5 Days on market

Built 1956 $96/sqft · 43% below area Est $157k · 43% under ↓ 5% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming and cozy home in Addis--perfect for a first-time buyer or those looking to downsize! This 2-bedroom home features a neutral color palette, spacious bedrooms, and a formal dining room. The large kitchen offers ample space for cooking and entertaining, while walk-in closets provide great storage. Enjoy laminate wood flooring throughout--no carpet! Recent updates include electrical improvements, a paved private concrete driveway, and an A/C unit replaced in 2016. Additional features include faux wood blinds, crown molding, ceiling fans, and built-in shelving. An 8x10 storage building adds even more functionality. Move-in ready with plenty to offer!

Key facts

• Formal dining room
• Walk-in closets
• Large kitchen

Tags

• FORMAL DINING ROOM
• LARGE KITCHEN
• WALK-IN CLOSETS
• LAMINATE WOOD FLOORING
• A/C UNIT REPLACED
• FAUX WOOD BLINDS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Construction: Wood siding and frame construction
• Exterior features: Level lot; Lot dimensions approximately 103 x 76

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Wood flooring; 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.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.8% vs local median 5.6% in Addis — 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 64/100 on livability (#161 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• West Baton Rouge Parish (suburban): math 27% / reading 40% proficiency, ranked #35 of 98 in LA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 144 units permitted in West Baton Rouge Parish in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($108k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• West Baton Rouge County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 10y 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 1956 — 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 $89,900

Questions for the listing agent

1. Built in 1956 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.48% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.23%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (median comp): $156,506
• List price: $89,900
• Delta: -42.56%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4111 Main St	0.00mi	2/1.0	936 (0%)	1mo	$89,900	$96	99
3760 Addis Ln	0.36mi	2/1.0	900 (-4%)	10mo	$119,900	$133	68
7459 Jeff Ct	0.67mi	3/2.0 (+1)	1,048 (+12%)	13mo	$180,000	$172	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.65×
• Total profit: $16,459
• Equity at exit: $13,404

10-year hold

• IRR: 24.8%
• Equity multiple: 3.15×
• Total profit: $54,245
• Equity at exit: $7,773

Cash invested: $25,172 (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 70710

• Active inventory: 53
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $487

Break-even live

Break-even rent $715

Max offer price $89,900

Occupancy floor 58%

Sensitivity live

Price	-10% $538	-5% $513	+0% $487	+5% $462	+10% $436
Rent	-10% $382	-5% $435	+0% $487	+5% $540	+10% $593
Rate	-1.0pp $533	-0.5pp $510	base $487	+0.5pp $464	+1.0pp $440

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6795 Belle Vale Dr Addis, LA	1.0–2.0	1.0–2.0	893	$1,488	$1.67	14d	20	1.16mi

Listing history 29 events

1. 2026-05-11
   status Pending 662-char remark

   Show marketing remark (662 chars)

   Charming and cozy home in Addis--perfect for a first-time buyer or those looking to downsize! This 2-bedroom home features a neutral color palette, spacious bedrooms, and a formal dining room. The large kitchen offers ample space for cooking and entertaining, while walk-in closets provide great storage. Enjoy laminate wood flooring throughout--no carpet! Recent updates include electrical improvements, a paved private concrete driveway, and an A/C unit replaced in 2016. Additional features include faux wood blinds, crown molding, ceiling fans, and built-in shelving. An 8x10 storage building adds even more functionality. Move-in ready with plenty to offer!

2. 2026-05-11
   status Pending 673-char remark

   Show marketing remark (662 chars)

   Charming and cozy home in Addis--perfect for a first-time buyer or those looking to downsize! This 2-bedroom home features a neutral color palette, spacious bedrooms, and a formal dining room. The large kitchen offers ample space for cooking and entertaining, while walk-in closets provide great storage. Enjoy laminate wood flooring throughout--no carpet! Recent updates include electrical improvements, a paved private concrete driveway, and an A/C unit replaced in 2016. Additional features include faux wood blinds, crown molding, ceiling fans, and built-in shelving. An 8x10 storage building adds even more functionality. Move-in ready with plenty to offer!

3. 2026-05-06
   listed $89,900 Active 673-char remark

   Show marketing remark (662 chars)

   Charming and cozy home in Addis--perfect for a first-time buyer or those looking to downsize! This 2-bedroom home features a neutral color palette, spacious bedrooms, and a formal dining room. The large kitchen offers ample space for cooking and entertaining, while walk-in closets provide great storage. Enjoy laminate wood flooring throughout--no carpet! Recent updates include electrical improvements, a paved private concrete driveway, and an A/C unit replaced in 2016. Additional features include faux wood blinds, crown molding, ceiling fans, and built-in shelving. An 8x10 storage building adds even more functionality. Move-in ready with plenty to offer!

4. 2026-05-06
   listed $89,900 Active 662-char remark

   Show marketing remark (662 chars)

   Charming and cozy home in Addis--perfect for a first-time buyer or those looking to downsize! This 2-bedroom home features a neutral color palette, spacious bedrooms, and a formal dining room. The large kitchen offers ample space for cooking and entertaining, while walk-in closets provide great storage. Enjoy laminate wood flooring throughout--no carpet! Recent updates include electrical improvements, a paved private concrete driveway, and an A/C unit replaced in 2016. Additional features include faux wood blinds, crown molding, ceiling fans, and built-in shelving. An 8x10 storage building adds even more functionality. Move-in ready with plenty to offer!

5. 2025-10-08
   status Pending
6. 2025-09-02
   price $84,000
7. 2025-09-02
   status Active
8. 2025-09-02
   price $84,000
9. 2025-07-08
   price $89,900
10. 2025-07-08
    status Active
11. 2025-07-08
    price $89,900
12. 2025-06-16
    status Pending
13. 2025-05-06
    price $94,900
14. 2025-05-06
    price $94,900
15. 2025-03-21
    price $99,900
16. 2025-03-21
    price $99,900
17. 2025-02-11
    price $107,900
18. 2025-02-11
    listed $135,000 Active
19. 2025-02-11
    listed $107,900 Active
20. 2018-02-11
    historical
21. 2018-01-19
    status Pending
22. 2017-09-07
    listed $99,000 Active
23. 2017-09-06
    listed $99,000
24. 2017-05-24
    historical
25. 2017-03-15
    status Active
26. 2017-01-26
    status Pending
27. 2016-11-23
    listed $95,000 Active
28. 2016-11-23
    listed $95,000
29. 2006-08-11
    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: $676 · $56/mo
• Projected year-2 tax: $676 · $56/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 · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,989
• − Mortgage interest: −$5,036
• − Property taxes: −$676
• − Insurance: −$450
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$2,615
• Taxable income: $4,654
• Est. tax owed @ 24.0%: −$1,117
• After-tax cash flow: $4,731/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: West Baton Rouge Parish
• NCES district ID: 2201920
• Math proficiency: 27% ▼ -39.00%
• Reading proficiency: 40% ▼ -36.00%
• Median HH income: $52,141
• Composite: 29.26/100
• National rank: #6562
• State rank: #35 of 98 in LA

Livability — Addis

• Score: 64/100
• State rank: #161
• US rank: #13783

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Addis, LA
• County: West Baton Rouge Parish · 7,252 people
• City population: 7,252
• Metro: Baton Rouge, LA
• Population (ZIP): 7,252
• Household income: $108,041
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 160.0

Population outlook (West Baton Rouge County) Hauer SSP2

• Today (2025): 28,932 people
• By 2030: 30,562 · +5.6%
• By 2040: 33,604 · +16.1%
• By 2050: 36,324 · +25.5%
• By 2075: 42,619 · +47.3%
• By 2100: 45,321 · +56.6%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 48% White 47% Hispanic / Latino 3% Pacific Islander 3%
• Common ancestry: Lithuanian 11% Italian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · West Baton Rouge

• 2024 margin: R (+11.7) · D 43.4% · R 55.1% · Other 1.4%
• 2008→2024 swing: +1.9pp toward D · 2008: -13.6pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+10.5 2016: R+12.2 2012: R+9.6 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.18%
• Current HPI: 143.6314
• 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

-5.4% since first listed

31 events — show timeline

• 2026-05-22 Sold (MLS) — GBRMLS
• 2026-05-22 Sold (MLS) — AcadianaMLS
• 2026-05-11 Pending — AcadianaMLS
• 2026-05-11 Pending — GBRMLS
• 2026-05-06 Listed $89,900 GBRMLS
• 2026-05-06 Listed $89,900 AcadianaMLS
• 2025-10-08 Pending — GBRMLS
• 2025-09-02 Price Changed $84,000 AcadianaMLS
• 2025-09-02 Relisted — GBRMLS
• 2025-09-02 Price Changed $84,000 GBRMLS
• 2025-07-08 Price Changed $89,900 AcadianaMLS
• 2025-07-08 Relisted — GBRMLS
• 2025-07-08 Price Changed $89,900 GBRMLS
• 2025-06-16 Pending — GBRMLS
• 2025-05-06 Price Changed $94,900 AcadianaMLS
• 2025-05-06 Price Changed $94,900 GBRMLS
• 2025-03-21 Price Changed $99,900 AcadianaMLS
• 2025-03-21 Price Changed $99,900 GBRMLS
• 2025-02-11 Price Changed $107,900 GBRMLS
• 2025-02-11 Listed $135,000 GBRMLS
• 2025-02-11 Listed $107,900 AcadianaMLS
• 2018-02-11 Delisted — GBRMLS
• 2018-01-19 Pending — GBRMLS
• 2017-09-07 Listed $99,000 GBRMLS
• 2017-09-06 Listed $99,000 AcadianaMLS
• 2017-05-24 Delisted — GBRMLS
• 2017-03-15 Relisted — GBRMLS
• 2017-01-26 Pending — GBRMLS
• 2016-11-23 Listed $95,000 GBRMLS
• 2016-11-23 Listed $95,000 AcadianaMLS
• 2006-08-11 Sold (Public Records) — Public Records

Property tax history

+7.3%/yr

Latest (2025): $676 · +2.0% YoY. Source: county tax records.