4055 Edgemont Dr · Baton Rouge, LA 70814

$190,000

3 bd · 2.0 ba · 1,905 sqft · SingleFamily public records · 38 Days on market

Built 1979 10,454 sqft lot $100/sqft · at area comps Est $231k · 18% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• 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

Well-maintained 3-bedroom, 2-bathroom home offering 2,230 living square feet in Baton Rouge. This property features a spacious layout, brick construction, covered parking, and great outdoor space with a covered and screened patio. Major updates include a newer roof that is only 2 years old and updated HVAC systems, providing added value and peace of mind. Currently, the tenant is occupied on a month-to-month basis at $1,300 per month. This home presents a solid opportunity for an owner-occupant or investor. Flood Zone X

Key facts

• Covered parking
• Newer roof
• Brick construction

Tags

• BRICK CONSTRUCTION
• COVERED PARKING
• OUTDOOR SPACE
• COVERED AND SCREENED PATIO
• NEWER ROOF
• UPDATED HVAC SYSTEMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $69 ($824/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 $169k (11.0% below list).
• Recommended offer: $169k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 69 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 38 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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.

Risks & watch-outs

• 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 $169,032 (11.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (median comp): $231,006
• List price: $190,000
• Delta: -17.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4038 Lassen Dr	0.37mi	3/2.0	1,946 (+2%)	1mo	$165,000	$85	78
3923 Aletha Dr	0.30mi	3/2.0	1,741 (-9%)	2mo	$222,000	$128	70
4049 Lassen Dr	0.34mi	3/2.0	1,724 (-10%)	2mo	$235,000	$136	67
10335 Greenwell Springs Rd	0.27mi	4/2.0 (+1)	1,731 (-9%)	3mo	$50,000	$29	65
4223 E Caribou Ct	0.46mi	3/2.0	2,097 (+10%)	0mo	$230,000	$110	61
4223 E Caribou Ct	0.46mi	3/2.0	2,097 (+10%)	0mo	$230,000	$110	61
9843 Big Bend Ave	0.70mi	3/2.0	1,924 (+1%)	6mo	$127,000	$66	61
10926 Toledo Bend Ave	0.48mi	4/2.0 (+1)	1,707 (-10%)	0mo	$219,900	$129	55
10554 Big Bend Ave	0.63mi	3/2.0	1,732 (-9%)	3mo	$230,000	$133	53
11025 Cedar Bend Ave	0.56mi	4/2.0 (+1)	1,698 (-11%)	2mo	$255,000	$150	49
3523 Yosemite Dr	0.72mi	3/2.0	1,725 (-9%)	6mo	$177,000	$103	46
3636 Redlands Dr	0.63mi	4/2.0 (+1)	2,176 (+14%)	5mo	$259,900	$119	38

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-26,417
• Equity at exit: $28,330

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-17,384
• Equity at exit: $16,428

Cash invested: $53,200 (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 70814

• Home prices YoY: -19.5%
• Active inventory: 69
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,690 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $69

Break-even live

Break-even rent $1,603

Max offer price $190,000

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3087 Farrington Dr Baton Rouge, LA	3.0	2.0	1795	$1,800	$1.00	23d	1	1.18mi
3087 Farrington Dr Baton Rouge, LA	3.0	2.0	1795	$1,800	$1.00	14d	1	1.18mi
10950 Darryl Dr Baton Rouge, LA	1.0–4.0	1.0–3.0	1090	$1,269	$1.16	14d	86	1.37mi

Listing history 9 events

1. 2026-05-11
   price $190,000 525-char remark

   Show marketing remark (525 chars)

   Well-maintained 3-bedroom, 2-bathroom home offering 2,230 living square feet in Baton Rouge. This property features a spacious layout, brick construction, covered parking, and great outdoor space with a covered and screened patio. Major updates include a newer roof that is only 2 years old and updated HVAC systems, providing added value and peace of mind. Currently, the tenant is occupied on a month-to-month basis at $1,300 per month. This home presents a solid opportunity for an owner-occupant or investor. Flood Zone X

2. 2026-05-11
   price $190,000 525-char remark

   Show marketing remark (525 chars)

   Well-maintained 3-bedroom, 2-bathroom home offering 2,230 living square feet in Baton Rouge. This property features a spacious layout, brick construction, covered parking, and great outdoor space with a covered and screened patio. Major updates include a newer roof that is only 2 years old and updated HVAC systems, providing added value and peace of mind. Currently, the tenant is occupied on a month-to-month basis at $1,300 per month. This home presents a solid opportunity for an owner-occupant or investor. Flood Zone X

3. 2026-04-29
   status Active 525-char remark

   Show marketing remark (525 chars)

   Well-maintained 3-bedroom, 2-bathroom home offering 2,230 living square feet in Baton Rouge. This property features a spacious layout, brick construction, covered parking, and great outdoor space with a covered and screened patio. Major updates include a newer roof that is only 2 years old and updated HVAC systems, providing added value and peace of mind. Currently, the tenant is occupied on a month-to-month basis at $1,300 per month. This home presents a solid opportunity for an owner-occupant or investor. Flood Zone X

4. 2026-04-28
   status Active 525-char remark

   Show marketing remark (525 chars)

   Well-maintained 3-bedroom, 2-bathroom home offering 2,230 living square feet in Baton Rouge. This property features a spacious layout, brick construction, covered parking, and great outdoor space with a covered and screened patio. Major updates include a newer roof that is only 2 years old and updated HVAC systems, providing added value and peace of mind. Currently, the tenant is occupied on a month-to-month basis at $1,300 per month. This home presents a solid opportunity for an owner-occupant or investor. Flood Zone X

5. 2026-04-18
   listed $195,000 Active 525-char remark

   Show marketing remark (525 chars)

   Well-maintained 3-bedroom, 2-bathroom home offering 2,230 living square feet in Baton Rouge. This property features a spacious layout, brick construction, covered parking, and great outdoor space with a covered and screened patio. Major updates include a newer roof that is only 2 years old and updated HVAC systems, providing added value and peace of mind. Currently, the tenant is occupied on a month-to-month basis at $1,300 per month. This home presents a solid opportunity for an owner-occupant or investor. Flood Zone X

6. 2026-04-18
   listed $195,000 Active 525-char remark

   Show marketing remark (525 chars)

   Well-maintained 3-bedroom, 2-bathroom home offering 2,230 living square feet in Baton Rouge. This property features a spacious layout, brick construction, covered parking, and great outdoor space with a covered and screened patio. Major updates include a newer roof that is only 2 years old and updated HVAC systems, providing added value and peace of mind. Currently, the tenant is occupied on a month-to-month basis at $1,300 per month. This home presents a solid opportunity for an owner-occupant or investor. Flood Zone X

7. 2007-06-27
   listed $173,000
8. 2007-06-27
   listed $173,000
9. 1996-09-27
   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: $2,294 · $191/mo
• Projected year-2 tax: $2,294 · $191/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 · 20 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,284
• − Mortgage interest: −$10,643
• − Property taxes: −$2,294
• − Insurance: −$950
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$5,527
• Taxable loss: −$2,375
• Est. tax savings @ 24.0%: +$570
• After-tax cash flow: $1,394/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
• City population: 351,868
• Population (ZIP): 11,424

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 (83%)
• Race & ethnicity: Black 83% Hispanic / Latino 8% White 7% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 7% Arabic 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: ▼ -50.79%
• Current HPI: 210.2213
• Rent YoY: —
• Metro: —
• 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

+9.8% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $190,000 AcadianaMLS
• 2026-05-11 Price Changed $190,000 GBRMLS
• 2026-04-29 Relisted — AcadianaMLS
• 2026-04-28 Relisted — GBRMLS
• 2026-04-18 Listed $195,000 GBRMLS
• 2026-04-18 Listed $195,000 AcadianaMLS
• 2007-06-27 Listed $173,000 AcadianaMLS
• 2007-06-27 Listed $173,000 GBRMLS
• 1996-09-27 Sold (Public Records) — Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,294 · +4.5% YoY. Source: county tax records.