6313 Kleinpeter Rd · Brownfields, LA 70811

$200,000

4 bd · 2.0 ba · 1,538 sqft · SingleFamily public records · 63 Days on market

Built 1953 0.62 ac lot $130/sqft · 28% above area Est $200k · at est.

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Why this score? — see what drove the D 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 +15.2/30.0
• ARV discount +7.4/15.0
• DSCR +4.7/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• 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

Situated on a beautiful little more than half acre lot, this handicap-accessible home offers plenty of space and charm. Inside, you’ll find a separate dining room, a breakfast room, a large living room with hardwood floors, and new laminated wood-look flooring throughout much of the home. With four bedrooms and two baths, the spacious master suite features a handicap-accessible bathroom, while the hall bath includes a convenient tub-shower combo. Built-ins throughout the home and cabinets with rollout drawers add both character and functionality. Outside, enjoy the covered back porch, privacy fence along the back of the property, storm doors, a Morgan shed, and low-maintenance vinyl siding. The five-burner gas stove and refrigerator will remain. Large outside laundry storage room. New insulated storm windows.

Key facts

• Breakfast room
• Separate dining room
• Large living room

Tags

• SEPARATE DINING ROOM
• BREAKFAST ROOM
• LARGE LIVING ROOM
• HARDWOOD FLOORS
• SPACIOUS MASTER SUITE
• HANDICAP-ACCESSIBLE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $70 ($846/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (20.8% below list).
• Recommended offer: $158k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.1% in Brownfields — 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 59/100 on livability (#271 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, schools D-, amenities F.
• 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: 123 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 42% of the median local income ($46k/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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 63 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1953 — 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 $158,438 (20.8% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (median comp): $199,769
• List price: $200,000
• Delta: 0.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7018 Saint Mary Ave	0.52mi	4/2.0	1,601 (+4%)	3mo	$199,500	$125	67
5715 Guice Dr	0.48mi	3/2.0 (-1)	1,490 (-3%)	3mo	$150,000	$101	65
5834 Guice Dr	0.44mi	3/1.5 (-1)	1,483 (-4%)	3mo	$169,000	$114	64
6973 Saint Mary Ave	0.49mi	3/2.0 (-1)	1,434 (-7%)	1mo	$210,000	$146	60
5441 Truman St	0.63mi	3/2.0 (-1)	1,580 (+3%)	6mo	$85,000	$54	56
6655 St Francis Ave	0.27mi	3/1.5 (-1)	1,710 (+11%)	13mo	$189,000	$111	51
6825 Kleinpeter Rd	0.37mi	3/1.5 (-1)	1,722 (+12%)	6mo	$177,500	$103	51
10626 Clearview Ave	0.61mi	3/2.0 (-1)	1,399 (-9%)	9mo	$205,000	$147	44
12062 Palmer St	0.55mi	3/2.0 (-1)	1,377 (-10%)	10mo	$205,000	$149	43
6754 Kleinpeter Rd	0.32mi	3/1.5 (-1)	1,316 (-14%)	13mo	$185,000	$141	43
5382 Clark St	0.71mi	5/2.0 (+1)	1,644 (+7%)	12mo	$99,900	$61	40
12125 Strauss Dr	0.70mi	4/1.5	1,731 (+12%)	7mo	$185,000	$107	39

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-28,018
• Equity at exit: $29,821

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-19,021
• Equity at exit: $17,292

Cash invested: $56,000 (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 70811

• Home prices YoY: -30.8%
• Active inventory: 123
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $70

Break-even live

Break-even rent $1,495

Max offer price $200,000

Occupancy floor 91%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5744 Guice Dr Baton Rouge, LA	4.0	2.0	1840	$1,750	$0.95	14d	1	0.50mi

Listing history 17 events

1. 2026-06-18
   days on market $200,000 Active 63 DOM
2. 2026-06-17
   days on market $200,000 Active 62 DOM
3. 2026-06-16
   days on market $200,000 Active 61 DOM
4. 2026-06-15
   days on market $200,000 Active 60 DOM
5. 2026-06-14
   days on market $200,000 Active 58 DOM
6. 2026-06-10
   days on market $200,000 Active 55 DOM
7. 2026-06-09
   days on market $200,000 Active 54 DOM
8. 2026-06-08
   days on market $200,000 Active 53 DOM
9. 2026-06-07
   days on market $200,000 Active 52 DOM
10. 2026-06-05
    days on market $200,000 Active 49 DOM
11. 2026-06-03
    days on market $200,000 Active 48 DOM
12. 2026-06-02
    days on market $200,000 Active 47 DOM
13. 2026-06-01
    days on market $200,000 Active 46 DOM
14. 2026-05-31
    days on market $200,000 Active 45 DOM
15. 2026-05-31
    days on market $200,000 Active 44 DOM
16. 2026-04-16
    listed $200,000 Active 826-char remark

    Show marketing remark (820 chars)

    Situated on a beautiful little more than half acre lot, this handicap-accessible home offers plenty of space and charm. Inside, you'll find a separate dining room, a breakfast room, a large living room with hardwood floors, and new laminated wood-look flooring throughout much of the home. With four bedrooms and two baths, the spacious master suite features a handicap-accessible bathroom, while the hall bath includes a convenient tub-shower combo. Built-ins throughout the home and cabinets with rollout drawers add both character and functionality. Outside, enjoy the covered back porch, privacy fence along the back of the property, storm doors, a Morgan shed, and low-maintenance vinyl siding. The five-burner gas stove and refrigerator will remain. Large outside laundry storage room. New insulated storm windows.

17. 2026-04-16
    listed $200,000 Active 820-char remark

    Show marketing remark (820 chars)

    Situated on a beautiful little more than half acre lot, this handicap-accessible home offers plenty of space and charm. Inside, you'll find a separate dining room, a breakfast room, a large living room with hardwood floors, and new laminated wood-look flooring throughout much of the home. With four bedrooms and two baths, the spacious master suite features a handicap-accessible bathroom, while the hall bath includes a convenient tub-shower combo. Built-ins throughout the home and cabinets with rollout drawers add both character and functionality. Outside, enjoy the covered back porch, privacy fence along the back of the property, storm doors, a Morgan shed, and low-maintenance vinyl siding. The five-burner gas stove and refrigerator will remain. Large outside laundry storage room. New insulated storm windows.

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$512/yr (+$43/mo · 87.1%)

ⓘ 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 · 20 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: $19,013
• − Mortgage interest: −$11,203
• − Property taxes: −$588
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$5,818
• Taxable loss: −$2,639
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $1,479/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 — Brownfields

• Score: 59/100
• State rank: #271
• US rank: #19734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownfields, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 12,154
• Household income: $45,523
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 444.0

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 (82%)
• Race & ethnicity: Black 82% White 9% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -64.98%
• Current HPI: 146.22
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-16 Listed $200,000 GBRMLS
• 2026-04-16 Listed $200,000 AcadianaMLS

Property tax history

+27.5%/yr

Latest (2025): $588 · -0.4% YoY. Source: county tax records.