3262 Hiawatha St · Baton Rouge, LA 70805

$64,500

2 bd · 1.0 ba · 1,140 sqft · SingleFamily · 89 Days on market

Built 1979 7,840 sqft lot $57/sqft · 25% above area Est $52k · 25% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cottage with an updated kitchen and bathroom is ready for a new owner! Beautiful wood floors, original arches, and natural light throughout are charming. And the brand new bathroom and fresh paint throughout is very practical. The large rooms offer a ton of flexibility. There is a front and a back porch ready for your rocking chairs. Don't wait to take a look at this house, it is just what you are looking for in your next residence or rental!

Key facts

• Wood floors
• Front porch
• Natural light

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• WOOD FLOORS
• ORIGINAL ARCHES
• NATURAL LIGHT
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($918 rent vs $64k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 soft (-1.2%/yr); 155 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 43% of the median local income ($25k/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 $446 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 + 0.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 5→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,630 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 12.62%
• Cash-on-cash: 22.59%
• DSCR: 2.00
• GRM: 5.9

CMA / ARV

• ARV (median comp): $51,783
• List price: $64,500
• Delta: 24.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3235 Alliquippa St	0.24mi	2/1.0	1,200 (+5%)	5mo	$80,000	$67	76
3130 Hiawatha St	0.08mi	2/1.0	1,012 (-11%)	5mo	$36,900	$36	74
2927 Tecumseh St	0.22mi	3/2.0 (+1)	1,245 (+9%)	3mo	$182,500	$147	63
3430 Oswego St	0.70mi	2/1.0	1,180 (+4%)	1mo	$95,900	$81	61
3736 Alliquippa St	0.42mi	3/1.5 (+1)	1,050 (-8%)	5mo	$109,900	$105	56
2526 Adams Ave	0.67mi	3/1.0 (+1)	1,124 (-1%)	13mo	$130,000	$116	51
3216 Brady St	0.58mi	3/1.0 (+1)	1,038 (-9%)	6mo	$69,900	$67	48
3032 Seneca St	0.66mi	2/1.0	1,000 (-12%)	8mo	$10,000	$10	42
3017 Winbourne Ave	0.43mi	3/2.0 (+1)	1,307 (+15%)	9mo	$19,900	$15	39
2325 N 20th St	0.64mi	3/1.0 (+1)	1,246 (+9%)	14mo	$64,900	$52	38
2736 Adams Ave	0.73mi	2/1.0	1,000 (-12%)	14mo	$19,000	$19	34
2537 Madison Ave	0.71mi	3/2.0 (+1)	1,297 (+14%)	13mo	$67,000	$52	24

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.47×
• Total profit: $8,484
• Equity at exit: $9,617

10-year hold

• IRR: 18.9%
• Equity multiple: 2.37×
• Total profit: $24,773
• Equity at exit: $5,577

Cash invested: $18,060 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $918 high
• Mortgage (P&I): −$338
• Tax from tax record: −$20 /mo · $242/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $340

Break-even live

Break-even rent $488

Max offer price $64,500

Occupancy floor 58%

Sensitivity live

Price	-10% $376	-5% $358	+0% $340	+5% $322	+10% $303
Rent	-10% $267	-5% $304	+0% $340	+5% $376	+10% $412
Rate	-1.0pp $372	-0.5pp $356	base $340	+0.5pp $323	+1.0pp $306

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	44d	1	0.55mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	44d	1	0.60mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	24d	1	0.77mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	44d	1	0.81mi
2933 Dayton St Unit A Baton Rouge, LA	1.0	1.0	800	$540	$0.68	15d	1	0.82mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	44d	1	0.95mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	15d	1	1.00mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	20d	1	1.02mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	1.22mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	15d	1	1.25mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	1.26mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	20d	1	1.27mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	20d	1	1.31mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	1.31mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	24d	1	1.37mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	1.39mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	1.45mi

Listing history 13 events

1. 2026-02-27
   listed $64,500 Active 451-char remark

   Show marketing remark (451 chars)

   This cottage with an updated kitchen and bathroom is ready for a new owner! Beautiful wood floors, original arches, and natural light throughout are charming. And the brand new bathroom and fresh paint throughout is very practical. The large rooms offer a ton of flexibility. There is a front and a back porch ready for your rocking chairs. Don't wait to take a look at this house, it is just what you are looking for in your next residence or rental!

2. 2026-02-27
   listed $64,500 Active 451-char remark

   Show marketing remark (451 chars)

   This cottage with an updated kitchen and bathroom is ready for a new owner! Beautiful wood floors, original arches, and natural light throughout are charming. And the brand new bathroom and fresh paint throughout is very practical. The large rooms offer a ton of flexibility. There is a front and a back porch ready for your rocking chairs. Don't wait to take a look at this house, it is just what you are looking for in your next residence or rental!

3. 2018-08-09
   soldstatus Sold
4. 2018-06-26
   status Pending
5. 2018-06-18
   listed $22,000 Active
6. 2018-06-18
   listed $22,000
7. 2014-04-02
   soldstatus $248,833
8. 2011-02-23
   soldstatus $16,100
9. 2011-02-17
   soldstatus
10. 2011-01-31
    soldstatus
11. 2011-01-12
    listed $19,900
12. 2011-01-12
    listed $19,900
13. 1981-06-12
    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: $242 · $20/mo
• Projected year-2 tax: $355 · $30/mo
• Expected delta: +$113/yr (+$9/mo · 46.8%)

ⓘ 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 7/10 Severe 5 d/yr ≥108°F today · 13 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: $11,015
• − Mortgage interest: −$3,613
• − Property taxes: −$242
• − Insurance: −$322
• − Repairs & maintenance: −$881
• − Management: −$881
• − Depreciation: −$1,876
• Taxable income: $3,199
• Est. tax owed @ 24.0%: −$768
• After-tax cash flow: $3,311/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): 23,288
• Household income: $25,397
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 1980.0

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 (95%)
• Race & ethnicity: Black 95% Hispanic / Latino 2% White 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -110.79%
• Current HPI: 75.7121
• Rent YoY: ▼ -1.21%
• 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

+224.1% since first listed

13 events — show timeline

• 2026-02-27 Listed $64,500 AcadianaMLS
• 2026-02-27 Listed $64,500 GBRMLS
• 2018-08-09 Sold (MLS) — GBRMLS
• 2018-06-26 Pending — GBRMLS
• 2018-06-18 Listed $22,000 AcadianaMLS
• 2018-06-18 Listed $22,000 GBRMLS
• 2014-04-02 Sold (Public Records) $248,833 Public Records
• 2011-02-23 Sold (Public Records) $16,100 Public Records
• 2011-02-17 Sold (Public Records) — Public Records
• 2011-01-31 Sold (MLS) — GBRMLS
• 2011-01-12 Listed $19,900 AcadianaMLS
• 2011-01-12 Listed $19,900 GBRMLS
• 1981-06-12 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $242 · +4.7% YoY. Source: county tax records.