9535 Hyacinth Ave · Baton Rouge, LA 70810

$144,000

3 bd · 2.0 ba · 2,220 sqft · SingleFamily public records · 278 Days on market

Built 1975 0.50 ac lot

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! This beautifully constructed three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort and convenience. Thoughtfully designed with quality in mind, the home features a spacious two-car carport and sits on an oversized yard, providing ample room for outdoor enjoyment. Ideally situated near shopping, dining, schools, and more, this property offers everyday ease and accessibility in a highly desirable area.

Key facts

• Near schools
• Near dining
• Oversized yard

Tags

• TWO CAR CARPORT
• OVERSIZED YARD
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $144k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $127k (12.0% 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 flat; 625 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $996 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $40k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $44k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $126,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.52% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.49%
• DSCR: 2.00
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $357,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9535 Hyacinth Ave	0.00mi	3/2.0	2,200 (-1%)	1mo	$145,000	$66	98
1337 Savanna View Dr	0.14mi	3/2.0	2,143 (-4%)	10mo	$194,900	$91	80
3428 Madeira Dr	0.60mi	3/2.0	2,240 (+1%)	6mo	$219,900	$98	65
9280 Samoa Ave	0.55mi	4/2.0 (+1)	2,259 (+2%)	6mo	$214,200	$95	61
852 Marlstone Dr	0.43mi	4/3.0 (+1)	2,311 (+4%)	9mo	$389,000	$168	57
9119 Stonecroft Ave	0.47mi	4/3.0 (+1)	2,337 (+5%)	9mo	$369,900	$158	53
1121 Sharynwood Dr	0.57mi	4/2.0 (+1)	2,092 (-6%)	10mo	$365,000	$174	51
7723 Whitetip Ave	0.49mi	4/3.0 (+1)	2,423 (+9%)	6mo	$388,990	$161	48
7721 Silverside Cove Dr	0.53mi	4/3.0 (+1)	2,428 (+9%)	4mo	$399,123	$164	48
7721 Silverside Cove Dr	0.53mi	4/3.0 (+1)	2,428 (+9%)	4mo	$391,990	$161	48
7638 Silverside Cove Dr	0.55mi	4/3.0 (+1)	2,428 (+9%)	4mo	$399,990	$165	46
8687 Chandler Dr	0.62mi	4/2.0 (+1)	1,960 (-12%)	2mo	$320,000	$163	45

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 · 0.68% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.49×
• Total profit: $19,826
• Equity at exit: $21,471

10-year hold

• IRR: 19.8%
• Equity multiple: 2.48×
• Total profit: $59,795
• Equity at exit: $12,450

Cash invested: $40,320 (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 70810

• Rents YoY: 0.7%
• Active inventory: 625
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,182 high
• Mortgage (P&I): −$755
• Tax from tax record: −$153 /mo · $1,836/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $756

Break-even live

Break-even rent $1,225

Max offer price $144,000

Occupancy floor 60%

Sensitivity live

Price	-10% $837	-5% $796	+0% $756	+5% $715	+10% $674
Rent	-10% $583	-5% $669	+0% $756	+5% $842	+10% $928
Rate	-1.0pp $828	-0.5pp $792	base $756	+0.5pp $718	+1.0pp $680

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9516 Thayer Ave Baton Rouge, LA	3.0	2.0	1596	$1,950	$1.22	45d	1	0.19mi
9477 Macedonia Ave Baton Rouge, LA	4.0	2.0	1604	$1,950	$1.22	24d	1	0.49mi
7072 Kodiak Dr Baton Rouge, LA	3.0	2.0	1650	$3,450	$2.09	24d	1	0.56mi
9536 Bermuda Ave Baton Rouge, LA	4.0	2.0	2040	$2,000	$0.98	24d	1	0.64mi
9441 Boone Dr Baton Rouge, LA	3.0	2.0	1611	$2,050	$1.27	24d	1	0.70mi
3572 Madeira Dr Baton Rouge, LA	3.0	2.0	1887	$2,000	$1.06	24d	1	0.73mi
9176 Boone Dr Baton Rouge, LA	3.0	2.0	1469	$1,950	$1.33	45d	1	0.74mi
10156 Perkins Rowe Baton Rouge, LA	1.0–4.0	1.0–4.0	1433	$2,745	$1.92	15d	23	0.77mi
8500 Bluebonnet Blvd #24 Baton Rouge, LA	3.0	2.0	1430	$1,600	$1.12	20d	1	0.83mi
10201 Park Rowe Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1036	$2,428	$2.34	15d	18	0.84mi
560 Staring Ln Baton Rouge, LA	3.0	1.5	1423	$1,750	$1.23	22d	1	0.86mi
9144 High Point Rd Baton Rouge, LA	4.0	2.0	2050	$2,100	$1.02	24d	1	0.98mi
9144 High Point Rd Baton Rouge, LA	4.0	2.0	2050	$2,100	$1.02	15d	1	0.98mi
10642 Molly Ave Baton Rouge, LA	3.0	2.0	1950	$2,300	$1.18	24d	1	1.02mi
10734 Erin Vale Ave Baton Rouge, LA	3.0	2.0	1614	$2,000	$1.24	45d	1	1.06mi
4925 Summa Ct Baton Rouge, LA	3.0	2.0	1667	$2,200	$1.32	24d	1	1.07mi
10440 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,600	$2.03	22d	1	1.20mi
11430 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,400	$1.92	45d	1	1.22mi
9537 Kevel Dr Baton Rouge, LA	3.0	2.0	2403	$2,250	$0.94	15d	1	1.22mi
11432 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,400	$1.92	45d	1	1.23mi
735 Bromley Dr Baton Rouge, LA	3.0	2.0	2000	$2,300	$1.15	24d	1	1.43mi

Listing history 20 events

1. 2026-04-23
   status Pending
2. 2026-03-10
   status Pending 455-char remark

   Show marketing remark (455 chars)

   Location, location, location! This beautifully constructed three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort and convenience. Thoughtfully designed with quality in mind, the home features a spacious two-car carport and sits on an oversized yard, providing ample room for outdoor enjoyment. Ideally situated near shopping, dining, schools, and more, this property offers everyday ease and accessibility in a highly desirable area.

3. 2026-03-10
   historical Active Under Contract

   Show marketing remark (455 chars)

   Location, location, location! This beautifully constructed three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort and convenience. Thoughtfully designed with quality in mind, the home features a spacious two-car carport and sits on an oversized yard, providing ample room for outdoor enjoyment. Ideally situated near shopping, dining, schools, and more, this property offers everyday ease and accessibility in a highly desirable area.

4. 2026-03-03
   price $144,000 455-char remark

   Show marketing remark (455 chars)

   Location, location, location! This beautifully constructed three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort and convenience. Thoughtfully designed with quality in mind, the home features a spacious two-car carport and sits on an oversized yard, providing ample room for outdoor enjoyment. Ideally situated near shopping, dining, schools, and more, this property offers everyday ease and accessibility in a highly desirable area.

5. 2026-03-03
   price $144,000

   Show marketing remark (455 chars)

   Location, location, location! This beautifully constructed three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort and convenience. Thoughtfully designed with quality in mind, the home features a spacious two-car carport and sits on an oversized yard, providing ample room for outdoor enjoyment. Ideally situated near shopping, dining, schools, and more, this property offers everyday ease and accessibility in a highly desirable area.

6. 2026-02-19
   status Active 455-char remark

   Show marketing remark (455 chars)

   Location, location, location! This beautifully constructed three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort and convenience. Thoughtfully designed with quality in mind, the home features a spacious two-car carport and sits on an oversized yard, providing ample room for outdoor enjoyment. Ideally situated near shopping, dining, schools, and more, this property offers everyday ease and accessibility in a highly desirable area.

7. 2026-02-19
   status Active

   Show marketing remark (455 chars)

   Location, location, location! This beautifully constructed three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort and convenience. Thoughtfully designed with quality in mind, the home features a spacious two-car carport and sits on an oversized yard, providing ample room for outdoor enjoyment. Ideally situated near shopping, dining, schools, and more, this property offers everyday ease and accessibility in a highly desirable area.

8. 2026-01-29
   historical Active Under Contract
9. 2025-12-29
   status Active
10. 2025-12-02
    historical Active Under Contract
11. 2025-11-29
    price $162,000 455-char remark

    Show marketing remark (455 chars)

    Location, location, location! This beautifully constructed three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort and convenience. Thoughtfully designed with quality in mind, the home features a spacious two-car carport and sits on an oversized yard, providing ample room for outdoor enjoyment. Ideally situated near shopping, dining, schools, and more, this property offers everyday ease and accessibility in a highly desirable area.

12. 2025-11-17
    price $162,000
13. 2025-08-20
    price $177,500 455-char remark

    Show marketing remark (455 chars)

    Location, location, location! This beautifully constructed three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort and convenience. Thoughtfully designed with quality in mind, the home features a spacious two-car carport and sits on an oversized yard, providing ample room for outdoor enjoyment. Ideally situated near shopping, dining, schools, and more, this property offers everyday ease and accessibility in a highly desirable area.

14. 2025-08-20
    price $177,500

    Show marketing remark (455 chars)

    Location, location, location! This beautifully constructed three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort and convenience. Thoughtfully designed with quality in mind, the home features a spacious two-car carport and sits on an oversized yard, providing ample room for outdoor enjoyment. Ideally situated near shopping, dining, schools, and more, this property offers everyday ease and accessibility in a highly desirable area.

15. 2025-07-18
    listed $187,500 Active

    Show marketing remark (455 chars)

    Location, location, location! This beautifully constructed three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort and convenience. Thoughtfully designed with quality in mind, the home features a spacious two-car carport and sits on an oversized yard, providing ample room for outdoor enjoyment. Ideally situated near shopping, dining, schools, and more, this property offers everyday ease and accessibility in a highly desirable area.

16. 2025-07-18
    listed $187,500 Active 455-char remark

    Show marketing remark (455 chars)

    Location, location, location! This beautifully constructed three-bedroom, two-and-a-half-bath home offers the perfect blend of comfort and convenience. Thoughtfully designed with quality in mind, the home features a spacious two-car carport and sits on an oversized yard, providing ample room for outdoor enjoyment. Ideally situated near shopping, dining, schools, and more, this property offers everyday ease and accessibility in a highly desirable area.

17. 2022-03-27
    soldstatus 842-char remark

    Show marketing remark (842 chars)

    Location, location, location - in the 70810 zip code! Beautiful. well-loved, spacious 3br, 2.5ba home available for lease immediately!!! Near Perkins and Bluebonnet, it is conveniently located near hospitals, restaurants, shopping, and entertainment. In addition to the stove and dishwasher, the refrigerator, and a mounted TV in one of the bedrooms will remain and are included in the monthly rent of $1,500. All furniture has been removed. The home has 2-car carport and beautiful fenced back yard. Security deposit is $1,500 and all applicants/occupants over 18 years of age must complete application and provide proof of employment, income, and current credit report. Background check may also be required. Please note that there are 3-4 steps to enter the kitchen once inside the home and also to step down into the large family room.

18. 2022-03-11
    listed $1,500 842-char remark

    Show marketing remark (842 chars)

    Location, location, location - in the 70810 zip code! Beautiful. well-loved, spacious 3br, 2.5ba home available for lease immediately!!! Near Perkins and Bluebonnet, it is conveniently located near hospitals, restaurants, shopping, and entertainment. In addition to the stove and dishwasher, the refrigerator, and a mounted TV in one of the bedrooms will remain and are included in the monthly rent of $1,500. All furniture has been removed. The home has 2-car carport and beautiful fenced back yard. Security deposit is $1,500 and all applicants/occupants over 18 years of age must complete application and provide proof of employment, income, and current credit report. Background check may also be required. Please note that there are 3-4 steps to enter the kitchen once inside the home and also to step down into the large family room.

19. 2020-11-27
    soldstatus
20. 2020-09-07
    listed $1,500

ⓘ 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: $1,836 · $153/mo
• Projected year-2 tax: $1,836 · $153/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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,182
• − Mortgage interest: −$8,066
• − Property taxes: −$1,836
• − Insurance: −$720
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − Depreciation: −$4,189
• Taxable income: $7,182
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $7,343/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): 42,659
• Household income: $92,098
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1106.0

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 0.60)
• Race & ethnicity: White 55% Black 29% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Slovak 2% Scottish 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -117.55%
• Current HPI: 172.7593
• Rent YoY: ▲ 0.68%
• 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

+9500.0% since first listed

20 events — show timeline

• 2026-04-23 Pending — GSREIN
• 2026-03-10 Pending — AcadianaMLS
• 2026-03-10 Contingent — GSREIN
• 2026-03-03 Price Changed $144,000 AcadianaMLS
• 2026-03-03 Price Changed $144,000 GSREIN
• 2026-02-19 Relisted — AcadianaMLS
• 2026-02-19 Relisted — GSREIN
• 2026-01-29 Contingent — GSREIN
• 2025-12-29 Relisted — GSREIN
• 2025-12-02 Contingent — GSREIN
• 2025-11-29 Price Changed $162,000 AcadianaMLS
• 2025-11-17 Price Changed $162,000 GSREIN
• 2025-08-20 Price Changed $177,500 AcadianaMLS
• 2025-08-20 Price Changed $177,500 GSREIN
• 2025-07-18 Listed $187,500 AcadianaMLS
• 2025-07-18 Listed $187,500 GSREIN
• 2022-03-27 Sold (MLS) — GBRMLS
• 2022-03-11 Listed $1,500 GBRMLS
• 2020-11-27 Sold (MLS) — GBRMLS
• 2020-09-07 Listed $1,500 GBRMLS

Property tax history

+14.8%/yr

Latest (2025): $1,836 · +4.7% YoY. Source: county tax records.