8244 Harry Dr · Baton Rouge, LA 70806

$175,000

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 65 Days on market

Built 1965 0.26 ac lot $101/sqft · 11% below area Est $200k · 12% 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 +14.7/30.0
• ARV discount +13.0/15.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Inspections for buyers purpose only. Investor special with endless potential! This 3-bedroom, 2-bath home offers approximately 1,750 sq ft with an open floor plan and a 2-car garage. The backyard includes two storage sheds, adding extra functionality and value. Ideally located near multiple BREC parks, shopping, dining, and everyday conveniences including Walmart and Aldi just across the main roadway, plus nearby home improvement stores and a local water park. A prime opportunity for renovation, rental income, or renovation then resale!

Key facts

• 0.26 acre lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $45 ($540/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 $151k (13.7% below list).
• Recommended offer: $151k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 rising (+3.4%/yr); 238 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 33% of the median local income ($56k/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 $5k 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 65 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $150k; 17% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,103 (13.7% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (median comp): $199,537
• List price: $175,000
• Delta: -12.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8184 Harry Dr	0.06mi	3/2.0	1,600 (-7%)	2mo	$204,000	$128	83
365 Fernwood Dr	0.37mi	3/2.0	1,712 (-1%)	12mo	$195,000	$114	71
8067 Queenswood Ct	0.13mi	3/2.0	1,545 (-11%)	8mo	$150,000	$97	70
421 Fernwood Dr	0.34mi	3/2.0	1,675 (-3%)	14mo	$230,000	$137	68
8137 Franwood Dr	0.25mi	3/2.0	1,897 (+10%)	19mo	$225,000	$119	56
344 Fernwood Dr	0.38mi	2/2.0 (-1)	1,836 (+6%)	23mo	$239,000	$130	48
259 W Parkland Dr	0.75mi	3/1.0	1,640 (-5%)	10mo	$195,000	$119	44
8371 N Parkland Dr	0.66mi	4/2.0 (+1)	1,680 (-3%)	24mo	$209,000	$124	40

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-24,865
• Equity at exit: $26,093

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-15,367
• Equity at exit: $15,131

Cash invested: $49,000 (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 70806

• Rents YoY: 3.4%
• Active inventory: 238
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$918
• Tax from tax record: −$158 /mo · $1,897/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $45

Break-even live

Break-even rent $1,454

Max offer price $175,000

Occupancy floor 92%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Wooddale Blvd Baton Rouge, LA	1.0–3.0	1.0–3.5	1225	$1,537	$1.25	14d	16	0.23mi
150 Ocean Dr Unit 2B Baton Rouge, LA	2.0	2.0	1276	$1,250	$0.98	23d	1	0.89mi
6918 Goya Ave Unit A Baton Rouge, LA	3.0	2.0	1398	$1,785	$1.28	14d	1	0.94mi
224 Ocean Dr Baton Rouge, LA	2.0	1.5–2.0	1071	$1,148	$1.07	44d	2	0.95mi
6908 Goya Ave Unit A Baton Rouge, LA	3.0	2.0	1302	$1,650	$1.27	21d	1	0.95mi
6908 Goya Ave Unit B Baton Rouge, LA	3.0	2.0	1398	$1,750	$1.25	44d	1	0.95mi
224 Ocean Dr #107 Baton Rouge, LA	2.0	1.5	1071	$1,300	$1.21	23d	1	0.97mi
6867 Titian Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	886	$900	$1.02	14d	3	1.01mi
6645 Harry Dr Baton Rouge, LA	2.0–4.0	1.0–2.0	1013	$1,202	$1.19	14d	14	1.10mi
376 Croydon Ave Unit A Baton Rouge, LA	2.0	1.0	1117	$1,800	$1.61	44d	1	1.13mi
376 Croydon Ave Baton Rouge, LA	2.0	1.0	1117	$2,600	$2.33	44d	1	1.13mi
9262 Florida Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	950	$775	$0.82	44d	1	1.15mi
542 Finchley Ave Baton Rouge, LA	3.0	2.0	1920	$1,950	$1.02	44d	1	1.22mi
650 N Ardenwood Dr Baton Rouge, LA	1.0–4.0	1.0–2.0	951	$1,229	$1.29	44d	1	1.33mi
8508 Greenwell Springs Rd Baton Rouge, LA	1.0–3.0	1.0–2.5	970	$975	$1.01	19d	1	1.45mi
459 Court Dr Apt Court Baton Rouge, LA	1.0–2.0	1.0–2.0	995	$1,099	$1.10	44d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $175,000 Active 65 DOM
2. 2026-06-17
   days on market $175,000 Active 64 DOM
3. 2026-06-16
   days on market $175,000 Active 63 DOM
4. 2026-06-15
   days on market $175,000 Active 62 DOM
5. 2026-06-14
   days on market $175,000 Active 60 DOM
6. 2026-06-10
   days on market $175,000 Active 57 DOM
7. 2026-06-09
   days on market $175,000 Active 56 DOM
8. 2026-06-08
   days on market $175,000 Active 55 DOM
9. 2026-06-07
   days on market $175,000 Active 54 DOM
10. 2026-06-05
    days on market $175,000 Active 51 DOM
11. 2026-06-03
    days on market $175,000 Active 50 DOM
12. 2026-06-02
    days on market $175,000 Active 49 DOM
13. 2026-06-01
    days on market $175,000 Active 48 DOM
14. 2026-05-31
    days on market $175,000 Active 47 DOM
15. 2026-05-31
    days on market $175,000 Active 46 DOM
16. 2026-04-14
    listed $175,000 Active 542-char remark

    Show marketing remark (542 chars)

    Inspections for buyers purpose only. Investor special with endless potential! This 3-bedroom, 2-bath home offers approximately 1,750 sq ft with an open floor plan and a 2-car garage. The backyard includes two storage sheds, adding extra functionality and value. Ideally located near multiple BREC parks, shopping, dining, and everyday conveniences including Walmart and Aldi just across the main roadway, plus nearby home improvement stores and a local water park. A prime opportunity for renovation, rental income, or renovation then resale!

17. 2026-04-14
    listed $175,000 Active 542-char remark

    Show marketing remark (542 chars)

    Inspections for buyers purpose only. Investor special with endless potential! This 3-bedroom, 2-bath home offers approximately 1,750 sq ft with an open floor plan and a 2-car garage. The backyard includes two storage sheds, adding extra functionality and value. Ideally located near multiple BREC parks, shopping, dining, and everyday conveniences including Walmart and Aldi just across the main roadway, plus nearby home improvement stores and a local water park. A prime opportunity for renovation, rental income, or renovation then resale!

18. 2018-01-10
    soldstatus $150,000
19. 2018-01-08
    soldstatus Sold
20. 2017-11-21
    status Pending
21. 2017-11-16
    listed $155,000 Active
22. 2017-11-16
    listed $155,000
23. 1985-07-23
    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: $1,897 · $158/mo
• Projected year-2 tax: $1,897 · $158/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 (shaded) · 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: $18,132
• − Mortgage interest: −$9,803
• − Property taxes: −$1,897
• − Insurance: −$875
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$5,091
• Taxable loss: −$2,434
• Est. tax savings @ 24.0%: +$584
• After-tax cash flow: $1,124/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): 28,302
• Household income: $55,642
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 1968.0

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 9% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Chinese 1% 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: ▼ -167.56%
• Current HPI: 185.0655
• Rent YoY: ▲ 3.42%
• 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

+12.9% since first listed

8 events — show timeline

• 2026-04-14 Listed $175,000 AcadianaMLS
• 2026-04-14 Listed $175,000 GBRMLS
• 2018-01-10 Sold (Public Records) $150,000 Public Records
• 2018-01-08 Sold (MLS) — GBRMLS
• 2017-11-21 Pending — GBRMLS
• 2017-11-16 Listed $155,000 AcadianaMLS
• 2017-11-16 Listed $155,000 GBRMLS
• 1985-07-23 Sold (Public Records) — Public Records

Property tax history

+15.8%/yr

Latest (2025): $1,897 · +4.3% YoY. Source: county tax records.