3046 Washington Ave · Baton Rouge, LA 70810

$89,000

3 bd · 2.0 ba · 1,650 sqft · SingleFamily · 20 Days on market

Built 1956 6,098 sqft lot Est $132k · 33% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Located just north of Mid City, this home offers a great opportunity for someone looking for space, character, and convenience at an affordable price point. Inside, you'll find original hardwood flooring, a large dining area, spacious living areas, and a layout with flexibility for a variety of needs. The home has a ton of natural wood detail throughout, giving it a warm and distinct feel that stands out from the typical cookie-cutter property. The kitchen offers ample cabinet and counter space, while the large covered back deck overlooks a shaded backyard with mature trees. There is also a substantial detached storage/workshop structure in the rear that could serve a variety of uses. Conveniently located off N. Acadian Thruway, the property is less than 3 miles from Tony's Seafood and the Capitol Park Museum and under 4 miles from Juban's Restaurant & Bar and Trader Joe's. You'll also have quick access to downtown Baton Rouge and the Mississippi Riverfront. There is also a substantial detached structure in the rear with approximately 490 square feet of additional space that is currently unfinished, but offers potential for a future workshop, studio, storage space, or possible apartment conversion with an unfinished bathroom already in place. Whether you're looking for a personal residence, investment property, or a project with potential, this property offers plenty of opportunity in a location connected to some of Baton Rouge's most popular areas.

Key facts

• Shaded backyard
• Large dining area
• Mature trees

Tags

• ORIGINAL HARDWOOD FLOORING
• LARGE DINING AREA
• SPACIOUS LIVING AREAS
• LARGE COVERED BACK DECK
• SHADED BACKYARD
• MATURE TREES

Property features AI

Finance

• Other: Located in the Fairfield subdivision

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story
• Construction: Vinyl siding construction
• Exterior features: 50' x 125' lot (approx. 0.14 acres); Vinyl siding

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $615 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($88k) 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 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.63% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.31%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $132,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2944 Lula Ave	0.18mi	3/2.0	1,702 (+3%)	13mo	$169,000	$99	75
2145 N 38th St	0.37mi	4/2.0 (+1)	1,626 (-2%)	3mo	$152,500	$94	73
2654 Madison Ave	0.29mi	3/2.0	1,532 (-7%)	14mo	$120,000	$78	63
4366 Washington Ave	0.72mi	3/2.0	1,604 (-3%)	8mo	$155,000	$97	56
3105 Pen St	0.37mi	3/2.0	1,527 (-8%)	19mo	$159,900	$105	55
2060 Hemlock St	0.64mi	2/1.0 (-1)	1,665 (+1%)	7mo	$99,000	$59	53
2410 Willow St	0.45mi	4/1.5 (+1)	1,746 (+6%)	12mo	$139,000	$80	52
1812 N Plank Rd	0.44mi	4/1.5 (+1)	1,826 (+11%)	3mo	$49,900	$27	52
2342 Cherry St	0.44mi	3/1.0	1,423 (-14%)	9mo	$35,000	$25	45
668 N 30th St	0.74mi	4/2.0 (+1)	1,807 (+10%)	4mo	$55,000	$30	42
3322 Ontario St	0.71mi	3/2.0	1,483 (-10%)	15mo	$139,999	$94	38
3104 Boyd Ave	0.63mi	3/1.0	1,500 (-9%)	16mo	$90,000	$60	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 · 0.68% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.79×
• Total profit: $19,701
• Equity at exit: $13,270

10-year hold

• IRR: 26.7%
• Equity multiple: 3.10×
• Total profit: $52,349
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$467
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $588

Break-even live

Break-even rent $708

Max offer price $89,000

Occupancy floor 55%

Sensitivity live

Price	-10% $638	-5% $613	+0% $588	+5% $563	+10% $538
Rent	-10% $473	-5% $531	+0% $588	+5% $645	+10% $703
Rate	-1.0pp $633	-0.5pp $611	base $588	+0.5pp $565	+1.0pp $541

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	0.25mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	15d	1	0.29mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	24d	1	0.41mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	0.42mi
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	24d	1	0.50mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	19d	1	0.65mi
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	21d	1	0.85mi
3725 Winbourne Ave Baton Rouge, LA	4.0	2.0	1900	$1,550	$0.82	44d	1	1.00mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	19d	1	1.00mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	15d	31	1.13mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	44d	1	1.17mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	44d	1	1.18mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	24d	1	1.21mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	19d	1	1.21mi
2120 Convention St Baton Rouge, LA	3.0	2.0	2200	$1,675	$0.76	15d	1	1.23mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	24d	1	1.27mi
239 West Dr Baton Rouge, LA	2.0	1.0	1428	$1,250	$0.88	24d	1	1.31mi
3044 Wilshire Dr Baton Rouge, LA	3.0	2.0	1734	$2,350	$1.36	15d	1	1.32mi
1346 Main St Unit A Baton Rouge, LA	3.0	2.0	1200	$1,600	$1.33	44d	1	1.39mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	44d	1	1.43mi

Listing history 14 events

1. 2026-06-18
   days on market $89,000 Active 20 DOM
2. 2026-06-17
   days on market $89,000 Active 19 DOM
3. 2026-06-16
   days on market $89,000 Active 18 DOM
4. 2026-06-15
   days on market $89,000 Active 17 DOM
5. 2026-06-14
   days on market $89,000 Active 15 DOM
6. 2026-06-10
   days on market $89,000 Active 12 DOM
7. 2026-06-09
   days on market $89,000 Active 11 DOM
8. 2026-06-08
   days on market $89,000 Active 10 DOM
9. 2026-06-07
   days on market $89,000 Active 9 DOM
10. 2026-06-05
    status $89,000 Active 6 DOM
11. 2026-05-13
    status Pending 1477-char remark

    Show marketing remark (1477 chars)

    Located just north of Mid City, this home offers a great opportunity for someone looking for space, character, and convenience at an affordable price point. Inside, you'll find original hardwood flooring, a large dining area, spacious living areas, and a layout with flexibility for a variety of needs. The home has a ton of natural wood detail throughout, giving it a warm and distinct feel that stands out from the typical cookie-cutter property. The kitchen offers ample cabinet and counter space, while the large covered back deck overlooks a shaded backyard with mature trees. There is also a substantial detached storage/workshop structure in the rear that could serve a variety of uses. Conveniently located off N. Acadian Thruway, the property is less than 3 miles from Tony's Seafood and the Capitol Park Museum and under 4 miles from Juban's Restaurant & Bar and Trader Joe's. You'll also have quick access to downtown Baton Rouge and the Mississippi Riverfront. There is also a substantial detached structure in the rear with approximately 490 square feet of additional space that is currently unfinished, but offers potential for a future workshop, studio, storage space, or possible apartment conversion with an unfinished bathroom already in place. Whether you're looking for a personal residence, investment property, or a project with potential, this property offers plenty of opportunity in a location connected to some of Baton Rouge's most popular areas.

12. 2026-05-13
    status Pending

    Show marketing remark (1477 chars)

    Located just north of Mid City, this home offers a great opportunity for someone looking for space, character, and convenience at an affordable price point. Inside, you'll find original hardwood flooring, a large dining area, spacious living areas, and a layout with flexibility for a variety of needs. The home has a ton of natural wood detail throughout, giving it a warm and distinct feel that stands out from the typical cookie-cutter property. The kitchen offers ample cabinet and counter space, while the large covered back deck overlooks a shaded backyard with mature trees. There is also a substantial detached storage/workshop structure in the rear that could serve a variety of uses. Conveniently located off N. Acadian Thruway, the property is less than 3 miles from Tony's Seafood and the Capitol Park Museum and under 4 miles from Juban's Restaurant & Bar and Trader Joe's. You'll also have quick access to downtown Baton Rouge and the Mississippi Riverfront. There is also a substantial detached structure in the rear with approximately 490 square feet of additional space that is currently unfinished, but offers potential for a future workshop, studio, storage space, or possible apartment conversion with an unfinished bathroom already in place. Whether you're looking for a personal residence, investment property, or a project with potential, this property offers plenty of opportunity in a location connected to some of Baton Rouge's most popular areas.

13. 2026-05-07
    listed $89,000 Active 1477-char remark

    Show marketing remark (1477 chars)

    Located just north of Mid City, this home offers a great opportunity for someone looking for space, character, and convenience at an affordable price point. Inside, you'll find original hardwood flooring, a large dining area, spacious living areas, and a layout with flexibility for a variety of needs. The home has a ton of natural wood detail throughout, giving it a warm and distinct feel that stands out from the typical cookie-cutter property. The kitchen offers ample cabinet and counter space, while the large covered back deck overlooks a shaded backyard with mature trees. There is also a substantial detached storage/workshop structure in the rear that could serve a variety of uses. Conveniently located off N. Acadian Thruway, the property is less than 3 miles from Tony's Seafood and the Capitol Park Museum and under 4 miles from Juban's Restaurant & Bar and Trader Joe's. You'll also have quick access to downtown Baton Rouge and the Mississippi Riverfront. There is also a substantial detached structure in the rear with approximately 490 square feet of additional space that is currently unfinished, but offers potential for a future workshop, studio, storage space, or possible apartment conversion with an unfinished bathroom already in place. Whether you're looking for a personal residence, investment property, or a project with potential, this property offers plenty of opportunity in a location connected to some of Baton Rouge's most popular areas.

14. 2026-05-07
    listed $89,000 Active

    Show marketing remark (1477 chars)

    Located just north of Mid City, this home offers a great opportunity for someone looking for space, character, and convenience at an affordable price point. Inside, you'll find original hardwood flooring, a large dining area, spacious living areas, and a layout with flexibility for a variety of needs. The home has a ton of natural wood detail throughout, giving it a warm and distinct feel that stands out from the typical cookie-cutter property. The kitchen offers ample cabinet and counter space, while the large covered back deck overlooks a shaded backyard with mature trees. There is also a substantial detached storage/workshop structure in the rear that could serve a variety of uses. Conveniently located off N. Acadian Thruway, the property is less than 3 miles from Tony's Seafood and the Capitol Park Museum and under 4 miles from Juban's Restaurant & Bar and Trader Joe's. You'll also have quick access to downtown Baton Rouge and the Mississippi Riverfront. There is also a substantial detached structure in the rear with approximately 490 square feet of additional space that is currently unfinished, but offers potential for a future workshop, studio, storage space, or possible apartment conversion with an unfinished bathroom already in place. Whether you're looking for a personal residence, investment property, or a project with potential, this property offers plenty of opportunity in a location connected to some of Baton Rouge's most popular areas.

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $665 · $55/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 · 19 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: $17,425
• − Mortgage interest: −$4,985
• − Property taxes: −$665
• − Insurance: −$445
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$2,589
• Taxable income: $5,953
• Est. tax owed @ 24.0%: −$1,429
• After-tax cash flow: $5,627/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

+0.0% since first listed

4 events — show timeline

• 2026-05-13 Pending — AcadianaMLS
• 2026-05-13 Pending — GBRMLS
• 2026-05-07 Listed $89,000 GBRMLS
• 2026-05-07 Listed $89,000 AcadianaMLS

Property tax history

+22.8%/yr

Latest (2025): $665 · +4.7% YoY. Source: county tax records.