2547 73rd Ave · Baton Rouge, LA 70807

$109,700

3 bd · 1.0 ba · 1,067 sqft · SingleFamily · 118 Days on market

Built 1975 435 sqft lot $103/sqft · 38% above area Est $80k · 38% 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Perfect starter home or investment opportunity! This 3 bedroom, 1 bathroom home is move in ready and is waiting for it's new owners! Located in the heart of Baton Rouge and near Southern University campus, an opportunity like this does not arise often. No flood insurance required! Schedule your private showing today.

Key facts

• Heart of baton rouge
• Move in ready
• Built 1975

Tags

• INVESTMENT OPPORTUNITY
• MOVE IN READY
• HEART OF BATON ROUGE
• NO FLOOD INSURANCE REQUIRED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 101 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• At $1,384/mo this rent would consume 60% of the median local household income ($28k/yr) (locally 1092% 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 (-0.9%/yr); year-one equity from $758 of loan paydown is wiped out by about $955 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 (-0.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.
• Current owner paid $80k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $99,827 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 1.26% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.44%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (median comp): $79,738
• List price: $109,700
• Delta: 37.58%
• 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
2838 73rd Ave	0.21mi	3/2.0	1,074 (+1%)	0mo	$139,000	$129	85
2188 75th Ave	0.25mi	2/1.0 (-1)	1,103 (+3%)	0mo	$28,900	$26	77
2701 72nd Ave	0.10mi	3/1.0	1,137 (+7%)	10mo	$65,000	$57	76
2713 72nd Ave	0.12mi	3/1.0	1,140 (+7%)	14mo	$17,000	$15	72
6533 Nottingham St	0.39mi	3/1.0	1,162 (+9%)	3mo	$35,000	$30	64
6724 Village Dr	0.44mi	3/1.0	1,020 (-4%)	14mo	$65,000	$64	60
6254 Barksdale Ave	0.67mi	2/2.0 (-1)	1,100 (+3%)	0mo	$19,000	$17	54
2756 74th Ave	0.14mi	4/2.0 (+1)	1,220 (+14%)	9mo	$155,000	$127	54
1859 69th Ave	0.50mi	3/2.0	1,190 (+12%)	3mo	$157,000	$132	51
1677 78th Ave	0.60mi	3/1.5	969 (-9%)	4mo	$125,000	$129	51
2112 69th St	0.38mi	2/1.0 (-1)	937 (-12%)	9mo	$20,000	$21	50
1848 73rd Ave	0.47mi	4/2.0 (+1)	1,139 (+7%)	12mo	$36,750	$32	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.57×
• Total profit: $17,530
• Equity at exit: $27,159

10-year hold

• IRR: 18.3%
• Equity multiple: 2.86×
• Total profit: $57,205
• Equity at exit: $29,102

Cash invested: $30,716 (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 70807

• Home prices YoY: -1.1%
• Active inventory: 101
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$575
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $395

Break-even live

Break-even rent $884

Max offer price $109,700

Occupancy floor 66%

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: $27,425
• Closing costs: $3,291
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1945 77th Ave Baton Rouge, LA	3.0	2.0	1416	$1,650	$1.17	23d	1	0.39mi
1848 73rd Ave Baton Rouge, LA	4.0	2.0	1139	$1,600	$1.40	14d	1	0.47mi
2203 Fairchild St Baton Rouge, LA	2.0	1.0	800	$1,000	$1.25	43d	1	0.53mi
4540 Crown Ave Unit 85 Baton Rouge, LA	2.0	1.0	700	$850	$1.21	43d	1	1.18mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	1.18mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	18d	1	1.18mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	43d	1	1.18mi
4540 Crown Ave Unit 93 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	43d	1	1.18mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	43d	1	1.31mi

Listing history 41 events

1. 2026-06-18
   days on market $109,700 Active 118 DOM
2. 2026-06-17
   days on market $109,700 Active 117 DOM
3. 2026-06-16
   days on market $109,700 Active 116 DOM
4. 2026-06-15
   days on market $109,700 Active 115 DOM
5. 2026-06-14
   pricedays on market $109,700 Active 113 DOM
6. 2026-06-10
   days on market $109,800 Active 110 DOM
7. 2026-06-09
   days on market $109,800 Active 109 DOM
8. 2026-06-08
   days on market $109,800 Active 108 DOM
9. 2026-06-07
   pricedays on market $109,800 Active 107 DOM
10. 2026-06-05
    days on market $109,900 Active 104 DOM
11. 2026-06-03
    days on market $109,900 Active 103 DOM
12. 2026-06-02
    days on market $109,900 Active 102 DOM
13. 2026-06-01
    days on market $109,900 Active 101 DOM
14. 2026-05-31
    days on market $109,900 Active 100 DOM
15. 2026-05-31
    days on market $109,900 Active 99 DOM
16. 2026-05-17
    price $109,900 318-char remark

    Show marketing remark (318 chars)

    Perfect starter home or investment opportunity! This 3 bedroom, 1 bathroom home is move in ready and is waiting for it's new owners! Located in the heart of Baton Rouge and near Southern University campus, an opportunity like this does not arise often. No flood insurance required! Schedule your private showing today.

17. 2026-05-17
    price $109,900 318-char remark

    Show marketing remark (318 chars)

    Perfect starter home or investment opportunity! This 3 bedroom, 1 bathroom home is move in ready and is waiting for it's new owners! Located in the heart of Baton Rouge and near Southern University campus, an opportunity like this does not arise often. No flood insurance required! Schedule your private showing today.

18. 2026-02-20
    listed $110,000 Active 318-char remark

    Show marketing remark (318 chars)

    Perfect starter home or investment opportunity! This 3 bedroom, 1 bathroom home is move in ready and is waiting for it's new owners! Located in the heart of Baton Rouge and near Southern University campus, an opportunity like this does not arise often. No flood insurance required! Schedule your private showing today.

19. 2026-02-20
    listed $110,000 Active 318-char remark

    Show marketing remark (318 chars)

    Perfect starter home or investment opportunity! This 3 bedroom, 1 bathroom home is move in ready and is waiting for it's new owners! Located in the heart of Baton Rouge and near Southern University campus, an opportunity like this does not arise often. No flood insurance required! Schedule your private showing today.

20. 2023-07-20
    soldstatus $79,900
21. 2023-07-19
    soldstatus Sold
22. 2023-06-20
    historical
23. 2023-06-13
    price $79,800
24. 2023-05-28
    price $79,900
25. 2023-05-22
    price $79,800
26. 2023-05-12
    price $79,900
27. 2023-04-16
    price $82,500
28. 2023-03-14
    status Active
29. 2023-02-21
    status Pending
30. 2023-02-05
    price $84,900
31. 2022-12-30
    price $85,000
32. 2022-12-13
    price $89,800
33. 2022-10-20
    status Active
34. 2022-10-09
    status Pending
35. 2022-09-27
    price $89,900
36. 2022-09-16
    status Active
37. 2022-09-08
    historical
38. 2022-08-07
    price $93,000
39. 2022-07-24
    price $90,000
40. 2022-07-04
    listed $95,000 Active
41. 2022-07-04
    listed $79,800

ⓘ 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: $930 · $78/mo
• Projected year-2 tax: $930 · $78/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 · 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: $16,613
• − Mortgage interest: −$6,145
• − Property taxes: −$930
• − Insurance: −$548
• − Repairs & maintenance: −$1,329
• − Management: −$1,329
• − Depreciation: −$3,191
• Taxable income: $3,140
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $3,988/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): 15,300
• Household income: $27,534
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1092.0

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 (91%)
• Race & ethnicity: Black 91% Two or more races 6% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▼ -0.87%
• Current HPI: 78.3629
• 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

+15.7% since first listed

26 events — show timeline

• 2026-05-17 Price Changed $109,900 AcadianaMLS
• 2026-05-17 Price Changed $109,900 GBRMLS
• 2026-02-20 Listed $110,000 GBRMLS
• 2026-02-20 Listed $110,000 AcadianaMLS
• 2023-07-20 Sold (Public Records) $79,900 Public Records
• 2023-07-19 Sold (MLS) — GBRMLS
• 2023-06-20 Delisted — GBRMLS
• 2023-06-13 Price Changed $79,800 GBRMLS
• 2023-05-28 Price Changed $79,900 GBRMLS
• 2023-05-22 Price Changed $79,800 GBRMLS
• 2023-05-12 Price Changed $79,900 GBRMLS
• 2023-04-16 Price Changed $82,500 GBRMLS
• 2023-03-14 Relisted — GBRMLS
• 2023-02-21 Pending — GBRMLS
• 2023-02-05 Price Changed $84,900 GBRMLS
• 2022-12-30 Price Changed $85,000 GBRMLS
• 2022-12-13 Price Changed $89,800 GBRMLS
• 2022-10-20 Relisted — GBRMLS
• 2022-10-09 Pending — GBRMLS
• 2022-09-27 Price Changed $89,900 GBRMLS
• 2022-09-16 Relisted — GBRMLS
• 2022-09-08 Delisted — GBRMLS
• 2022-08-07 Price Changed $93,000 GBRMLS
• 2022-07-24 Price Changed $90,000 GBRMLS
• 2022-07-04 Listed $79,800 AcadianaMLS
• 2022-07-04 Listed $95,000 GBRMLS

Property tax history

+37.1%/yr

Latest (2025): $930 · +4.7% YoY. Source: county tax records.