4956 Bawell St · Baton Rouge, LA 70808

$30,000

3 bd · 1.5 ba · 1,026 sqft · SingleFamily · 65 Days on market

Built 1960 5,662 sqft lot Est $44k · 32% under ↓ 57% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special in Baton Rouge! Perfect for investors or those looking for their next renovation project, this 3-bedroom, 1.5-bath home offers 1,089 sq ft of potential in a convenient Baton Rouge location. Featuring brick siding, laminate and tile flooring, a functional layout with bright living spaces, and a 2-car parking area, this property provides a solid foundation for your next flip or rental. The spacious yard and outdoor storage shed add extra versatility. A great opportunity to add value and create strong returns in today's market!

Key facts

• Brick siding
• Laminate flooring
• Bright living spaces

Tags

• BRICK SIDING
• LAMINATE FLOORING
• TILE FLOORING
• FUNCTIONAL LAYOUT
• BRIGHT LIVING SPACES
• 2-CAR PARKING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $856 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 45.5% 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 (+1.5%/yr); 297 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $207 of loan paydown is wiped out by about $900 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 + 1.5% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y ago; this cycle's ask has dropped $25k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $28,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 5.24% ✓
• Cap rate: 45.55%
• Cash-on-cash: 140.20%
• DSCR: 7.24
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $44,118
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2572 Valley St	0.45mi	3/1.5	1,036 (+1%)	6mo	$45,000	$43	72
2357 Yazoo St	0.43mi	2/1.0 (-1)	900 (-12%)	12mo	$30,000	$33	42

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 · 1.54% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.66×
• Total profit: $47,526
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 13.27×
• Total profit: $103,069
• Equity at exit: $2,594

Cash invested: $8,400 (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 70808

• Rents YoY: 1.5%
• Active inventory: 297
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$157
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$12
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $856

Break-even live

Break-even rent $490

Max offer price $30,000

Occupancy floor 41%

Sensitivity live

Price	-10% $873	-5% $865	+0% $856	+5% $848	+10% $839
Rent	-10% $732	-5% $794	+0% $856	+5% $918	+10% $980
Rate	-1.0pp $871	-0.5pp $864	base $856	+0.5pp $848	+1.0pp $841

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	915	$1,460	$1.60	15d	12	0.30mi
2411 Valley St Baton Rouge, LA	3.0	1.5	1500	$1,500	$1.00	24d	1	0.39mi
2411 Valley St Baton Rouge, LA	3.0	1.5	1500	$1,500	$1.00	44d	1	0.39mi
2225 College Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	954	$1,225	$1.28	15d	32	0.48mi
1755 College Dr #224 Baton Rouge, LA	2.0	2.0	1036	$1,150	$1.11	24d	1	0.49mi
1714 College Dr Baton Rouge, LA	2.0	1.0	844	$1,500	$1.78	44d	1	0.49mi
1607 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	1040	$1,030	$0.99	15d	1	0.57mi
1100 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–1.5	795	$918	$1.15	15d	3	0.81mi
2500 Gates Cir Baton Rouge, LA	1.0–3.0	1.0–2.0	1221	$2,035	$1.67	15d	33	0.89mi
950 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	888	$975	$1.10	15d	1	0.89mi
6765 Corporate Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	922	$1,600	$1.74	44d	2	0.95mi
6765 Corporate Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1316	$2,300	$1.75	15d	4	0.95mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$1,841	$1.15	15d	1	0.97mi
6929 Commerce Cir Baton Rouge, LA	1.0–2.0	1.0–2.0	969	$1,807	$1.86	15d	16	1.00mi
6810 Jefferson Hwy Baton Rouge, LA	1.0–3.0	1.0–2.0	1051	$1,929	$1.84	15d	29	1.17mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	44d	1	1.21mi
352 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	987	$1,475	$1.49	15d	2	1.34mi
422 Glenmore Ave Baton Rouge, LA	3.0	2.0	1307	$1,700	$1.30	24d	1	1.35mi
5500 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	940	$1,785	$1.90	15d	29	1.37mi
305 Saint Thomas Ln Baton Rouge, LA	2.0	2.0	1268	$2,200	$1.74	15d	1	1.38mi
305 Saint Thomas Ln Baton Rouge, LA	2.0	2.0	1268	$2,200	$1.74	24d	1	1.38mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,353	$1.75	15d	6	1.39mi
373 Community College Dr Unit 206 Baton Rouge, LA	4.0	2.0	1300	$1,200	$0.92	44d	1	1.39mi
373 Community College Dr Unit 302 Baton Rouge, LA	4.0	2.0	1300	$1,100	$0.85	44d	1	1.39mi
3711 Cole Dr #3 Baton Rouge, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	1.39mi
1522 Stephens Ave Unit A Baton Rouge, LA	2.0	1.0	1302	$1,800	$1.38	24d	1	1.40mi
1522 Stephens Ave Unit Main House Baton Rouge, LA	2.0	1.5	1302	$1,800	$1.38	44d	1	1.40mi
343 S Fairfax Dr Baton Rouge, LA	4.0	2.0	1421	$1,700	$1.20	19d	1	1.44mi

Listing history 25 events

1. 2026-02-19
   status Pending 547-char remark

   Show marketing remark (547 chars)

   Investor Special in Baton Rouge! Perfect for investors or those looking for their next renovation project, this 3-bedroom, 1.5-bath home offers 1,089 sq ft of potential in a convenient Baton Rouge location. Featuring brick siding, laminate and tile flooring, a functional layout with bright living spaces, and a 2-car parking area, this property provides a solid foundation for your next flip or rental. The spacious yard and outdoor storage shed add extra versatility. A great opportunity to add value and create strong returns in today's market!

2. 2026-02-19
   status Pending

   Show marketing remark (547 chars)

   Investor Special in Baton Rouge! Perfect for investors or those looking for their next renovation project, this 3-bedroom, 1.5-bath home offers 1,089 sq ft of potential in a convenient Baton Rouge location. Featuring brick siding, laminate and tile flooring, a functional layout with bright living spaces, and a 2-car parking area, this property provides a solid foundation for your next flip or rental. The spacious yard and outdoor storage shed add extra versatility. A great opportunity to add value and create strong returns in today's market!

3. 2026-02-11
   price $30,000 547-char remark

   Show marketing remark (547 chars)

   Investor Special in Baton Rouge! Perfect for investors or those looking for their next renovation project, this 3-bedroom, 1.5-bath home offers 1,089 sq ft of potential in a convenient Baton Rouge location. Featuring brick siding, laminate and tile flooring, a functional layout with bright living spaces, and a 2-car parking area, this property provides a solid foundation for your next flip or rental. The spacious yard and outdoor storage shed add extra versatility. A great opportunity to add value and create strong returns in today's market!

4. 2026-02-11
   price $30,000

   Show marketing remark (547 chars)

   Investor Special in Baton Rouge! Perfect for investors or those looking for their next renovation project, this 3-bedroom, 1.5-bath home offers 1,089 sq ft of potential in a convenient Baton Rouge location. Featuring brick siding, laminate and tile flooring, a functional layout with bright living spaces, and a 2-car parking area, this property provides a solid foundation for your next flip or rental. The spacious yard and outdoor storage shed add extra versatility. A great opportunity to add value and create strong returns in today's market!

5. 2026-02-08
   status Active 547-char remark

   Show marketing remark (547 chars)

   Investor Special in Baton Rouge! Perfect for investors or those looking for their next renovation project, this 3-bedroom, 1.5-bath home offers 1,089 sq ft of potential in a convenient Baton Rouge location. Featuring brick siding, laminate and tile flooring, a functional layout with bright living spaces, and a 2-car parking area, this property provides a solid foundation for your next flip or rental. The spacious yard and outdoor storage shed add extra versatility. A great opportunity to add value and create strong returns in today's market!

6. 2026-02-08
   status Active

   Show marketing remark (547 chars)

   Investor Special in Baton Rouge! Perfect for investors or those looking for their next renovation project, this 3-bedroom, 1.5-bath home offers 1,089 sq ft of potential in a convenient Baton Rouge location. Featuring brick siding, laminate and tile flooring, a functional layout with bright living spaces, and a 2-car parking area, this property provides a solid foundation for your next flip or rental. The spacious yard and outdoor storage shed add extra versatility. A great opportunity to add value and create strong returns in today's market!

7. 2025-12-09
   status Pending
8. 2025-12-06
   price $40,000 547-char remark

   Show marketing remark (547 chars)

   Investor Special in Baton Rouge! Perfect for investors or those looking for their next renovation project, this 3-bedroom, 1.5-bath home offers 1,089 sq ft of potential in a convenient Baton Rouge location. Featuring brick siding, laminate and tile flooring, a functional layout with bright living spaces, and a 2-car parking area, this property provides a solid foundation for your next flip or rental. The spacious yard and outdoor storage shed add extra versatility. A great opportunity to add value and create strong returns in today's market!

9. 2025-12-06
   price $40,000

   Show marketing remark (547 chars)

   Investor Special in Baton Rouge! Perfect for investors or those looking for their next renovation project, this 3-bedroom, 1.5-bath home offers 1,089 sq ft of potential in a convenient Baton Rouge location. Featuring brick siding, laminate and tile flooring, a functional layout with bright living spaces, and a 2-car parking area, this property provides a solid foundation for your next flip or rental. The spacious yard and outdoor storage shed add extra versatility. A great opportunity to add value and create strong returns in today's market!

10. 2025-10-16
    listed $55,000 Active 547-char remark

    Show marketing remark (547 chars)

    Investor Special in Baton Rouge! Perfect for investors or those looking for their next renovation project, this 3-bedroom, 1.5-bath home offers 1,089 sq ft of potential in a convenient Baton Rouge location. Featuring brick siding, laminate and tile flooring, a functional layout with bright living spaces, and a 2-car parking area, this property provides a solid foundation for your next flip or rental. The spacious yard and outdoor storage shed add extra versatility. A great opportunity to add value and create strong returns in today's market!

11. 2025-10-16
    listed $55,000 Active

    Show marketing remark (547 chars)

    Investor Special in Baton Rouge! Perfect for investors or those looking for their next renovation project, this 3-bedroom, 1.5-bath home offers 1,089 sq ft of potential in a convenient Baton Rouge location. Featuring brick siding, laminate and tile flooring, a functional layout with bright living spaces, and a 2-car parking area, this property provides a solid foundation for your next flip or rental. The spacious yard and outdoor storage shed add extra versatility. A great opportunity to add value and create strong returns in today's market!

12. 2025-08-04
    status Active
13. 2025-06-07
    status Pending
14. 2025-06-05
    listed $100,000 Active
15. 2025-06-05
    listed $100,000 Active
16. 2024-01-29
    soldstatus $94,500
17. 2024-01-26
    soldstatus Sold
18. 2023-11-28
    historical
19. 2023-10-13
    listed $95,000 Active
20. 2023-10-13
    listed $95,000
21. 2017-10-05
    soldstatus $50,000
22. 2006-10-30
    soldstatus $62,500
23. 2006-10-27
    soldstatus
24. 2006-06-16
    listed $69,000
25. 2006-06-16
    listed $69,000

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,101 · $92/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 A · 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,881
• − Mortgage interest: −$1,680
• − Property taxes: −$1,101
• − Insurance: −$1,652
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$873
• Taxable income: $10,553
• Est. tax owed @ 24.0%: −$2,533
• After-tax cash flow: $7,742/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): 35,843
• Household income: $69,418
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 2545.0

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 White (66%)
• Race & ethnicity: White 66% Black 20% Two or more races 7% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 12% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 2% French/Haitian/Cajun 2% 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: ▼ -351.73%
• Current HPI: 196.4406
• Rent YoY: ▲ 1.54%
• 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

-56.5% since first listed

25 events — show timeline

• 2026-02-19 Pending — AcadianaMLS
• 2026-02-19 Pending — GBRMLS
• 2026-02-11 Price Changed $30,000 AcadianaMLS
• 2026-02-11 Price Changed $30,000 GBRMLS
• 2026-02-08 Relisted — AcadianaMLS
• 2026-02-08 Relisted — GBRMLS
• 2025-12-09 Pending — GBRMLS
• 2025-12-06 Price Changed $40,000 AcadianaMLS
• 2025-12-06 Price Changed $40,000 GBRMLS
• 2025-10-16 Listed $55,000 GBRMLS
• 2025-10-16 Listed $55,000 AcadianaMLS
• 2025-08-04 Relisted — GBRMLS
• 2025-06-07 Pending — GBRMLS
• 2025-06-05 Listed $100,000 GBRMLS
• 2025-06-05 Listed $100,000 AcadianaMLS
• 2024-01-29 Sold (Public Records) $94,500 Public Records
• 2024-01-26 Sold (MLS) — GBRMLS
• 2023-11-28 Delisted — GBRMLS
• 2023-10-13 Listed $95,000 AcadianaMLS
• 2023-10-13 Listed $95,000 GBRMLS
• 2017-10-05 Sold (Public Records) $50,000 Public Records
• 2006-10-30 Sold (Public Records) $62,500 Public Records
• 2006-10-27 Sold (MLS) — GBRMLS
• 2006-06-16 Listed $69,000 AcadianaMLS
• 2006-06-16 Listed $69,000 GBRMLS

Property tax history

+26.1%/yr

Latest (2025): $1,101 · +25.7% YoY. Source: county tax records.