625 N 30th St · Baton Rouge, LA 70802

$69,000

2 bd · 1.0 ba · 1,274 sqft · SingleFamily · 109 Days on market

Built 1958 8,694 sqft lot $54/sqft · at area comps Est $70k · at est. ↓ 14% since listing

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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 +8.1/15.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock the potential in this 1,274 sq. ft. 2-bedroom, 1-bath property located within the city limits of Baton Rouge. Positioned on a public bus route and just minutes from Sacred Heart Catholic School and Sacred Heart Catholic Church, this property offers a prime location with strong rental and resale appeal. This is a true value-add opportunity ideal for investors, flippers, or experienced renovators looking for their next project. With substantial square footage, the home is ready for a full-scale transformation. Whether you're planning a fix-and-flip or a long-term rental hold, the location and layout provide a strong foundation for maximizing returns. The property requires significant repairs and is being sold strictly "As Is, Where Is." No repairs will be made by the seller. The home is currently boarded and not accessible without an appointment. Opportunities like this don't last--schedule your appointment today. **Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.**

Key facts

• 8,694 sq ft lot
• 2 parking spots
• Built 1958

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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 fast (+6.6%/yr); 188 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 ($34k/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 $477 of loan paydown is wiped out by about $2k 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 + 6.6% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1958 — 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: 1.74% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.73%
• DSCR: 2.46
• GRM: 4.8

CMA / ARV

• ARV (median comp): $69,872
• List price: $69,000
• Delta: -1.25%
• 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
760 N 29th St	0.11mi	2/1.5	1,135 (-11%)	1mo	$105,000	$93	74
2812 North St	0.09mi	3/2.0 (+1)	1,152 (-10%)	8mo	$140,000	$122	64
421 N 24th St	0.36mi	3/2.0 (+1)	1,197 (-6%)	1mo	$190,000	$159	63
154 Belleview Dr	0.50mi	3/2.0 (+1)	1,295 (+2%)	2mo	$232,900	$180	63
3420 Main St	0.26mi	2/1.0	1,118 (-12%)	6mo	$54,500	$49	62
2627 Edgewood Dr	0.20mi	3/2.0 (+1)	1,371 (+8%)	9mo	$160,000	$117	62
219 Westmoreland Dr	0.57mi	2/1.5	1,366 (+7%)	0mo	$180,000	$132	59
2482 Louisiana Ave	0.60mi	3/2.0 (+1)	1,225 (-4%)	5mo	$265,000	$216	52
716 N 36th St	0.34mi	3/2.0 (+1)	1,100 (-14%)	8mo	$49,000	$45	46
211 Evergreen Dr	0.57mi	3/2.0 (+1)	1,400 (+10%)	9mo	$50,000	$36	40
2342 Cherry St	0.65mi	3/1.0 (+1)	1,423 (+12%)	9mo	$35,000	$25	38
415 West Dr	0.74mi	2/2.0	1,410 (+11%)	9mo	$289,000	$205	36

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 2.39×
• Total profit: $26,847
• Equity at exit: $10,288

10-year hold

• IRR: 40.6%
• Equity multiple: 5.47×
• Total profit: $86,325
• Equity at exit: $5,966

Cash invested: $19,320 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$362
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $527

Break-even live

Break-even rent $530

Max offer price $69,000

Occupancy floor 51%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	23d	1	0.36mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	0.48mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	14d	1	0.48mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	0.52mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	23d	1	0.56mi
3044 Wilshire Dr Baton Rouge, LA	3.0	2.0	1734	$2,350	$1.36	14d	1	0.57mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	0.61mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	23d	1	0.61mi
239 West Dr Baton Rouge, LA	2.0	1.0	1428	$1,250	$0.88	23d	1	0.66mi
314 West Dr Unit 205 Baton Rouge, LA	1.0	1.0	1000	$900	$0.90	14d	1	0.68mi
314 West Dr Unit 205 Baton Rouge, LA	1.0	1.0	1000	$900	$0.90	19d	1	0.68mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	44d	1	0.74mi
623 S Eugene St Unit 1 Baton Rouge, LA	2.0	1.0	980	$1,400	$1.43	44d	1	0.76mi
151 Richland Ave Unit 6 Baton Rouge, LA	1.0	1.0	900	$900	$1.00	44d	1	0.78mi
3711 Cole Dr #3 Baton Rouge, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	0.85mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	23d	1	0.89mi
878 Kenmore Ave Unit C Baton Rouge, LA	2.0	1.0	1100	$1,000	$0.91	21d	1	0.92mi
866 Arlington Ave Unit 206 Baton Rouge, LA	2.0	1.0	950	$895	$0.94	44d	1	0.92mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	23d	1	0.93mi
422 Glenmore Ave Baton Rouge, LA	3.0	2.0	1307	$1,700	$1.30	23d	1	0.96mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,120	$1.45	14d	6	0.97mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	23d	1	0.98mi
925 Rittiner Dr Unit 927 Baton Rouge, LA	3.0	1.0	1147	$1,250	$1.09	44d	1	0.99mi
1346 Main St Unit A Baton Rouge, LA	3.0	2.0	1200	$1,600	$1.33	44d	1	0.99mi
4743 Florida Blvd Baton Rouge, LA	2.0	1.0	947	$789	$0.83	14d	3	1.03mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	14d	1	1.03mi
1035 Rittiner Dr Baton Rouge, LA	3.0	1.0	1145	$1,200	$1.05	14d	1	1.04mi
718 Park Blvd Unit 1 Baton Rouge, LA	2.0	1.0	1189	$1,500	$1.26	23d	1	1.05mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	14d	1	1.14mi
802 S 18th St Baton Rouge, LA	3.0	2.0	1293	$1,690	$1.31	23d	1	1.14mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,240	$0.95	14d	31	1.18mi
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	23d	1	1.22mi
352 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	987	$1,475	$1.49	14d	2	1.22mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	19d	1	1.23mi
999 N 9th St Apt 219 Baton Rouge, LA	3.0	2.0	1050	$1,185	$1.13	14d	1	1.36mi
999 N 9th St Apt 319 Baton Rouge, LA	3.0	2.0	1050	$1,085	$1.03	44d	1	1.36mi
999 N 9th St Unit 419 Baton Rouge, LA	3.0	2.0	1050	$1,170	$1.11	23d	1	1.36mi
759 Spanish Town Rd Baton Rouge, LA	2.0	1.0	1176	$1,650	$1.40	44d	1	1.41mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	23d	1	1.42mi
1805 Perkins Rd Unit 1805 Baton Rouge, LA	1.0	1.0	1000	$1,500	$1.50	14d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $69,000 Active 109 DOM
2. 2026-06-17
   days on market $69,000 Active 108 DOM
3. 2026-06-16
   days on market $69,000 Active 107 DOM
4. 2026-06-15
   days on market $69,000 Active 106 DOM
5. 2026-06-14
   days on market $69,000 Active 104 DOM
6. 2026-06-10
   days on market $69,000 Active 101 DOM
7. 2026-06-09
   days on market $69,000 Active 100 DOM
8. 2026-06-08
   days on market $69,000 Active 99 DOM
9. 2026-06-07
   days on market $69,000 Active 98 DOM
10. 2026-06-05
    days on market $69,000 Active 95 DOM
11. 2026-06-03
    days on market $69,000 Active 94 DOM
12. 2026-06-02
    days on market $69,000 Active 93 DOM
13. 2026-06-01
    days on market $69,000 Active 92 DOM
14. 2026-05-31
    days on market $69,000 Active 91 DOM
15. 2026-05-31
    days on market $69,000 Active 90 DOM
16. 2026-03-31
    price $69,000 1104-char remark

    Show marketing remark (1130 chars)

    Unlock the potential in this 1,274 sq. ft. 2-bedroom, 1-bath property located within the city limits of Baton Rouge. Positioned on a public bus route and just minutes from Sacred Heart Catholic School and Sacred Heart Catholic Church, this property offers a prime location with strong rental and resale appeal. This is a true value-add opportunity ideal for investors, flippers, or experienced renovators looking for their next project. With substantial square footage, the home is ready for a full-scale transformation. Whether you’re planning a fix-and-flip or a long-term rental hold, the location and layout provide a strong foundation for maximizing returns. The property requires significant repairs and is being sold strictly “As Is, Where Is. ” No repairs will be made by the seller. The home is currently boarded and not accessible without an appointment. Opportunities like this don’t last—schedule your appointment today. * * Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes. * *

17. 2026-03-31
    price $69,000 1130-char remark

    Show marketing remark (1130 chars)

    Unlock the potential in this 1,274 sq. ft. 2-bedroom, 1-bath property located within the city limits of Baton Rouge. Positioned on a public bus route and just minutes from Sacred Heart Catholic School and Sacred Heart Catholic Church, this property offers a prime location with strong rental and resale appeal. This is a true value-add opportunity ideal for investors, flippers, or experienced renovators looking for their next project. With substantial square footage, the home is ready for a full-scale transformation. Whether you’re planning a fix-and-flip or a long-term rental hold, the location and layout provide a strong foundation for maximizing returns. The property requires significant repairs and is being sold strictly “As Is, Where Is. ” No repairs will be made by the seller. The home is currently boarded and not accessible without an appointment. Opportunities like this don’t last—schedule your appointment today. * * Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes. * *

18. 2026-03-01
    listed $80,000 Active 1130-char remark

    Show marketing remark (1104 chars)

    Unlock the potential in this 1,274 sq. ft. 2-bedroom, 1-bath property located within the city limits of Baton Rouge. Positioned on a public bus route and just minutes from Sacred Heart Catholic School and Sacred Heart Catholic Church, this property offers a prime location with strong rental and resale appeal. This is a true value-add opportunity ideal for investors, flippers, or experienced renovators looking for their next project. With substantial square footage, the home is ready for a full-scale transformation. Whether you're planning a fix-and-flip or a long-term rental hold, the location and layout provide a strong foundation for maximizing returns. The property requires significant repairs and is being sold strictly "As Is, Where Is." No repairs will be made by the seller. The home is currently boarded and not accessible without an appointment. Opportunities like this don't last--schedule your appointment today. **Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.**

19. 2026-03-01
    listed $80,000 Active 1104-char remark

    Show marketing remark (1104 chars)

    Unlock the potential in this 1,274 sq. ft. 2-bedroom, 1-bath property located within the city limits of Baton Rouge. Positioned on a public bus route and just minutes from Sacred Heart Catholic School and Sacred Heart Catholic Church, this property offers a prime location with strong rental and resale appeal. This is a true value-add opportunity ideal for investors, flippers, or experienced renovators looking for their next project. With substantial square footage, the home is ready for a full-scale transformation. Whether you're planning a fix-and-flip or a long-term rental hold, the location and layout provide a strong foundation for maximizing returns. The property requires significant repairs and is being sold strictly "As Is, Where Is." No repairs will be made by the seller. The home is currently boarded and not accessible without an appointment. Opportunities like this don't last--schedule your appointment today. **Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.**

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $380 · $32/mo
• Expected delta: +$39/yr (+$3/mo · 11.4%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,369
• − Mortgage interest: −$3,865
• − Property taxes: −$341
• − Insurance: −$345
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$2,007
• Taxable income: $5,512
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $5,001/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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

-13.8% since first listed

4 events — show timeline

• 2026-03-31 Price Changed $69,000 AcadianaMLS
• 2026-03-31 Price Changed $69,000 GBRMLS
• 2026-03-01 Listed $80,000 GBRMLS
• 2026-03-01 Listed $80,000 AcadianaMLS

Property tax history

+22.8%/yr

Latest (2025): $341 · +4.7% YoY. Source: county tax records.