4388 Stumberg Ln · Baton Rouge, LA 70816

$119,500

2 bd · 2.5 ba · 1,116 sqft · SingleFamily public records · 6 Days on market

Built 1983 1,742 sqft lot Est $198k · 40% under $190/mo HOA · 13% of rent

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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 +19.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready! This is a beautifully maintained 2-bedroom, 2.5-bath townhouse offering comfort, convenience, and an unbeatable location. This spacious home features an open-concept layout, generously sized bedrooms with private baths, and a functional floor plan perfect for everyday living or entertaining. Enjoy three private patios perfect for relaxing or hosting guests, along with covered parking for added convenience. Conveniently located near both interstates, major hospitals, shopping, dining, and entertainment. You'll have easy access to everything Baton Rouge has to offer! Whether you're a first-time buyer, medical professional, or investor, this townhouse is the perfect blend of location and lifestyle.

Key facts

• Covered parking
• Three private patios
• Private baths

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE BATHS
• THREE PRIVATE PATIOS
• COVERED PARKING
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Subdivision: Maison Rouge
• HOA & community: Homeowners association with an annual fee of $2,712 (about $226/month)

Exterior

• Parking: 2 total parking spaces; 2 covered carport spaces
• Utilities: Public sewer
• Home design: Attached townhouse (residential); Entry level information not provided; Number of stories not provided; Facing direction not provided
• Construction: Wood siding and brick exterior; Slab foundation; Year built not provided; Roof information not provided
• Exterior features: Covered parking; Lot approximately 18 x 86 (0.04 acres)

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closets

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 7.7% 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 flat; 250 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $826 of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 16y 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 $89k; 34% 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 $119,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.20% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $197,532
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13318 Country Manor Ave	0.33mi	3/2.0 (+1)	1,280 (+15%)	13mo	$226,900	$177	43

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 · 0.16% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.58×
• Total profit: $-14,079
• Equity at exit: $17,818

10-year hold

• IRR: -8.7%
• Equity multiple: 0.54×
• Total profit: $-15,408
• Equity at exit: $10,332

Cash invested: $33,460 (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 70816

• Rents YoY: 0.2%
• Active inventory: 250
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$627
• Tax from tax record: −$120 /mo · $1,437/yr
• Insurance: −$50
• HOA: −$190
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $143

Break-even live

Break-even rent $1,248

Max offer price $119,500

Occupancy floor 85%

Sensitivity live

Price	-10% $211	-5% $177	+0% $143	+5% $110	+10% $76
Rent	-10% $31	-5% $87	+0% $143	+5% $200	+10% $256
Rate	-1.0pp $204	-0.5pp $174	base $143	+0.5pp $113	+1.0pp $81

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4360 Stumberg Ln Baton Rouge, LA	2.0	2.5	1100	$1,300	$1.18	44d	1	0.04mi
4138 Stumberg Ln Baton Rouge, LA	3.0	2.0	1477	$1,925	$1.30	44d	1	0.06mi
4126 Stumberg Ln Baton Rouge, LA	3.0	2.0	1480	$2,150	$1.45	15d	1	0.09mi
12757 Coursey Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	870	$1,049	$1.21	15d	19	0.15mi
12138 Coursey Blvd #1 Baton Rouge, LA	2.0	1.5	1150	$1,550	$1.35	24d	1	0.51mi
12784 Brogdon Ln Unit 12784-H Baton Rouge, LA	2.0	2.0	1100	$1,100	$1.00	44d	1	0.63mi
13675 Coursey Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	951	$1,130	$1.19	44d	23	0.65mi
5159 S Oaks Dr Baton Rouge, LA	2.0	2.5	1200	$1,500	$1.25	44d	1	0.67mi
11888 Longridge Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	869	$797	$0.92	15d	5	0.98mi
11850 Wentling Ave Baton Rouge, LA	1.0–2.0	1.0–1.5	870	$1,278	$1.47	15d	20	1.10mi
11550 Southfork Ave Baton Rouge, LA	2.0	2.0	1020	$1,300	$1.27	24d	2	1.18mi
6212 Stumberg Ln Baton Rouge, LA	3.0	2.0	1424	$1,500	$1.05	44d	1	1.28mi
11555 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	825	$1,370	$1.66	15d	22	1.34mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	24d	1	1.36mi
11976 Baylor Dr Baton Rouge, LA	3.0	1.0	943	$1,350	$1.43	24d	1	1.37mi
14355 S Harrells Ferry Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	15d	1	1.40mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	840	$1,450	$1.73	44d	1	1.40mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	24d	1	1.40mi
15444 Summerwood Ave Baton Rouge, LA	2.0	2.0	1323	$1,650	$1.25	24d	1	1.44mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	44d	1	1.47mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	44d	1	1.47mi

HOA detail

• Monthly dues: $190 · $2,280/yr

Listing history 27 events

1. 2026-06-18
   days on market $119,500 Active 6 DOM
2. 2026-06-17
   days on market $119,500 Active 5 DOM
3. 2026-06-16
   days on market $119,500 Active 4 DOM
4. 2026-06-15
   days on market $119,500 Active 3 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   days on marketlisting id $119,500 Active 1 DOM
7. 2026-06-09
   days on market $119,500 Active 18 DOM
8. 2026-06-08
   days on market $119,500 Active 17 DOM
9. 2026-06-07
   days on market $119,500 Active 16 DOM
10. 2026-06-05
    days on market $119,500 Active 13 DOM
11. 2026-06-03
    days on market $119,500 Active 12 DOM
12. 2026-06-02
    days on market $119,500 Active 11 DOM
13. 2026-06-01
    pricedays on market $119,500 Active 10 DOM
14. 2026-05-31
    days on market $122,500 Active 9 DOM
15. 2026-05-31
    days on market $122,500 Active 8 DOM
16. 2026-05-22
    listed $122,500 Active 719-char remark

    Show marketing remark (719 chars)

    Move in Ready! This is a beautifully maintained 2-bedroom, 2.5-bath townhouse offering comfort, convenience, and an unbeatable location. This spacious home features an open-concept layout, generously sized bedrooms with private baths, and a functional floor plan perfect for everyday living or entertaining. Enjoy three private patios perfect for relaxing or hosting guests, along with covered parking for added convenience. Conveniently located near both interstates, major hospitals, shopping, dining, and entertainment. You'll have easy access to everything Baton Rouge has to offer! Whether you're a first-time buyer, medical professional, or investor, this townhouse is the perfect blend of location and lifestyle.

17. 2026-05-22
    listed $122,500 Active

    Show marketing remark (719 chars)

    Move in Ready! This is a beautifully maintained 2-bedroom, 2.5-bath townhouse offering comfort, convenience, and an unbeatable location. This spacious home features an open-concept layout, generously sized bedrooms with private baths, and a functional floor plan perfect for everyday living or entertaining. Enjoy three private patios perfect for relaxing or hosting guests, along with covered parking for added convenience. Conveniently located near both interstates, major hospitals, shopping, dining, and entertainment. You'll have easy access to everything Baton Rouge has to offer! Whether you're a first-time buyer, medical professional, or investor, this townhouse is the perfect blend of location and lifestyle.

18. 2016-09-29
    soldstatus $89,000
19. 2016-09-23
    soldstatus Sold
20. 2016-08-01
    status Pending
21. 2016-05-12
    listed $94,900 Active
22. 2016-05-12
    listed $94,900
23. 2011-08-25
    listed $94,900
24. 2011-08-25
    listed $94,900
25. 2010-07-14
    listed $103,900
26. 2010-07-14
    listed $103,900
27. 1997-01-24
    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: $1,437 · $120/mo
• Projected year-2 tax: $1,437 · $120/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 · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,160
• − Mortgage interest: −$6,694
• − Property taxes: −$1,437
• − Insurance: −$598
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − HOA: −$2,280
• − Depreciation: −$3,476
• Taxable loss: −$70
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $1,739/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): 45,718
• Household income: $67,353
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 2162.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 41% White 38% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 1% Hispanic 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 9% Chinese 1% 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: ▼ -161.21%
• Current HPI: 157.3823
• Rent YoY: ▲ 0.16%
• 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

+17.9% since first listed

12 events — show timeline

• 2026-05-22 Listed $122,500 GBRMLS
• 2026-05-22 Listed $122,500 AcadianaMLS
• 2016-09-29 Sold (Public Records) $89,000 Public Records
• 2016-09-23 Sold (MLS) — GBRMLS
• 2016-08-01 Pending — GBRMLS
• 2016-05-12 Listed $94,900 GBRMLS
• 2016-05-12 Listed $94,900 AcadianaMLS
• 2011-08-25 Listed $94,900 AcadianaMLS
• 2011-08-25 Listed $94,900 GBRMLS
• 2010-07-14 Listed $103,900 AcadianaMLS
• 2010-07-14 Listed $103,900 GBRMLS
• 1997-01-24 Sold (Public Records) — Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,437 · +4.7% YoY. Source: county tax records.