5836 Heidel Ave · Baton Rouge, LA 70805

$49,900

4 bd · 2.0 ba · 1,650 sqft · SingleFamily · 11 Days on market

Built 1920 8,712 sqft lot $30/sqft · 60% below area

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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
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity. Schedule your tour today

Key facts

• 8,712 sq ft lot
• Built 1920
• Listed 11 days

Property features AI

Exterior

• Parking: No dedicated parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Single-story
• Construction: Brick construction; Slab foundation
• Exterior features: Lot in Brookstown subdivision; Lot dimensions approximately 95 x 203

Interior

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 25.6% 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 soft (-1.2%/yr); 155 active listings in the ZIP; 22 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).
• At $1,394/mo this rent would consume 66% of the median local household income ($25k/yr) (locally 1980% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1920 — 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 $49,900

Questions for the listing agent

1. Built in 1920 — 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: 2.79% ✓
• Cap rate: 25.59%
• Cash-on-cash: 68.90%
• DSCR: 4.07
• GRM: 3.0

CMA / ARV

• ARV (median comp): $126,211
• List price: $49,900
• Delta: -60.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3745 Cathedral Dr	0.35mi	4/2.0	1,680 (+2%)	14mo	$164,950	$98	69
5635 Clayton Ct	0.34mi	4/2.0	1,649 (-0%)	22mo	$45,000	$27	66
3555 Eleanor Dr	0.53mi	3/2.0 (-1)	1,660 (+1%)	5mo	$195,000	$117	65
5425 Howell Park Ave	0.29mi	3/3.0 (-1)	1,700 (+3%)	13mo	$160,000	$94	61
3045 Voss Dr	0.69mi	3/1.5 (-1)	1,650 (0%)	7mo	$17,900	$11	55
5318 Sherwood St	0.39mi	3/2.0 (-1)	1,866 (+13%)	3mo	$239,900	$129	52
6136 Linden St	0.21mi	3/2.0 (-1)	1,867 (+13%)	16mo	$189,900	$102	50
6034 Clayton Dr	0.35mi	3/1.0 (-1)	1,423 (-14%)	11mo	$42,000	$30	42
3115 Garnet Dr	0.63mi	3/2.0 (-1)	1,453 (-12%)	5mo	$160,000	$110	42
5313 Sycamore St	0.67mi	3/2.0 (-1)	1,850 (+12%)	14mo	$158,000	$85	32
4624 Winnebago St	0.74mi	3/2.0 (-1)	1,500 (-9%)	16mo	$148,500	$99	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 65.0%
• Equity multiple: 3.79×
• Total profit: $38,917
• Equity at exit: $7,440

10-year hold

• IRR: 68.5%
• Equity multiple: 7.00×
• Total profit: $83,866
• Equity at exit: $4,314

Cash invested: $13,972 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$262
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $802

Break-even live

Break-even rent $378

Max offer price $49,900

Occupancy floor 37%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	19d	1	0.35mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	44d	1	0.45mi
3068 Elgin St Baton Rouge, LA	5.0	3.0	2200	$1,550	$0.70	23d	1	0.71mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	23d	1	0.82mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	0.85mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,289	$1.21	14d	18	0.92mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	23d	1	0.98mi
2654 Sheldon Dr Baton Rouge, LA	3.0	1.0	1400	$1,200	$0.86	23d	1	1.01mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	23d	1	1.10mi
3835 Sherwood St Baton Rouge, LA	5.0	2.0	1615	$1,850	$1.15	44d	1	1.16mi
3835 Sherwood St Baton Rouge, LA	5.0	2.0	1615	$1,850	$1.15	23d	1	1.16mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	19d	1	1.17mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	23d	1	1.17mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	44d	1	1.20mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	1.26mi
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	14d	1	1.28mi
7745 S Maribel Ct Baton Rouge, LA	3.0	2.0	1682	$1,500	$0.89	44d	1	1.28mi
7745 S Maribel Ct Baton Rouge, LA	3.0	2.0	1682	$1,500	$0.89	21d	1	1.28mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	19d	1	1.31mi
3725 Winbourne Ave Baton Rouge, LA	4.0	2.0	1900	$1,550	$0.82	44d	1	1.31mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	44d	1	1.35mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	23d	1	1.35mi

Listing history 5 events

1. 2026-05-12
   status Pending 54-char remark

   Show marketing remark (54 chars)

   Great investment opportunity. Schedule your tour today

2. 2026-05-12
   status Pending 54-char remark

   Show marketing remark (54 chars)

   Great investment opportunity. Schedule your tour today

3. 2026-05-01
   listed $49,900 Active 54-char remark

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   Great investment opportunity. Schedule your tour today

4. 2026-05-01
   listed $49,900 Active 54-char remark

   Show marketing remark (54 chars)

   Great investment opportunity. Schedule your tour today

5. 1992-09-18
   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: $196 · $16/mo
• Projected year-2 tax: $274 · $23/mo
• Expected delta: +$78/yr (+$7/mo · 39.8%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,725
• − Mortgage interest: −$2,795
• − Property taxes: −$196
• − Insurance: −$250
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$1,452
• Taxable income: $9,356
• Est. tax owed @ 24.0%: −$2,246
• After-tax cash flow: $7,381/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): 23,288
• Household income: $25,397
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 1980.0

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 (95%)
• Race & ethnicity: Black 95% Hispanic / Latino 2% White 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -110.79%
• Current HPI: 75.7121
• Rent YoY: ▼ -1.21%
• 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

5 events — show timeline

• 2026-05-12 Pending — AcadianaMLS
• 2026-05-12 Pending — GBRMLS
• 2026-05-01 Listed $49,900 GBRMLS
• 2026-05-01 Listed $49,900 AcadianaMLS
• 1992-09-18 Sold (Public Records) — Public Records

Property tax history

+23.0%/yr

Latest (2025): $196 · +4.7% YoY. Source: county tax records.