735 Marcellious Ln · Baton Rouge, LA 70802

$11,500

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 32 Days on market

Built 1951 2,178 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

BURNED OUT HOME , SOLD AS IS WHERE IS NO REPAIRS , NO ALLOWANCE . HOME HAS FIRE DAMAGE .

Key facts

• 2,178 sq ft lot
• Built 1951
• Listed 32 days

Property features AI

Finance

• Other: Listing handled by Shirley Kirby & Associates
• Financial info: Details not provided
• HOA & community: Details not provided

Exterior

• Parking: Driveway parking
• Security: Details not provided
• Utilities: Public water
• Home design: Detached single-family residence; Single-story; Wood siding and other exterior materials
• Construction: Wood siding construction; Year built not provided
• Exterior features: Lot approximately 32 x 62 (0.05 acres); Located in the Powers subdivision; Driveway

Interior

• Kitchen: Details not provided
• Bedrooms: Details not provided
• Flooring: Details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: One-story layout
• Laundry & utility: Details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Recommended offer: $11k (3.0% below list) — sets the bar for market timing.
• Cap rate 94.2% 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 rising fast (+6.6%/yr); 188 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 41% 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 $80 of loan paydown is wiped out by about $345 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($11k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $1k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $11,155 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 10.15% ✓
• Cap rate: 94.19%
• Cash-on-cash: 313.93%
• DSCR: 14.97
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $90,440
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 S 17th St	0.34mi	2/1.0	790 (+4%)	4mo	$25,000	$32	74
1825 Lehmann St	0.29mi	2/1.0	750 (-1%)	16mo	$89,000	$119	71
625 St Rose Ave	0.68mi	1/1.0 (-1)	750 (-1%)	3mo	$135,000	$180	58
729 S 16th St	0.09mi	1/1.0 (-1)	847 (+11%)	18mo	$12,500	$15	56
110 N Baxter St	0.70mi	2/1.0	776 (+2%)	15mo	$120,000	$155	52
606 Education St	0.68mi	1/1.0 (-1)	768 (+1%)	22mo	$15,000	$20	43
726 Beauregard St	0.52mi	2/1.0	845 (+11%)	20mo	$130,000	$154	40
598 Education St	0.69mi	1/1.0 (-1)	782 (+3%)	22mo	$15,000	$19	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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 18.44×
• Total profit: $56,172
• Equity at exit: $1,715

10-year hold

• IRR: —
• Equity multiple: 43.66×
• Total profit: $137,364
• Equity at exit: $994

Cash invested: $3,220 (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: 0.8×

Monthly cashflow live

• Estimated rent: $1,167 high
• Mortgage (P&I): −$60
• Tax est. 1.5%: −$14 /mo · $172/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $842

Break-even live

Break-even rent $101

Max offer price $11,500

Occupancy floor 23%

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: $2,875
• Closing costs: $345
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1509 Government St Baton Rouge, LA	1.0	1.0	650	$1,150	$1.77	43d	1	0.21mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	14d	1	0.23mi
1241 S 18th St Baton Rouge, LA	1.0	1.0	700	$1,000	$1.43	14d	1	0.33mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	23d	1	0.36mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	43d	1	0.49mi
756 Europe St Baton Rouge, LA	1.0	1.0	1050	$1,175	$1.12	14d	1	0.58mi
2361 Wisteria St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	43d	1	0.63mi
1538 Fig St Baton Rouge, LA	3.0	1.0	1100	$1,100	$1.00	23d	1	0.65mi
2500 McGrath Ave Unit 2 Baton Rouge, LA	1.0	1.0	750	$1,000	$1.33	43d	1	0.66mi
636 Napoleon St Baton Rouge, LA	2.0	1.0	1065	$1,650	$1.55	14d	1	0.66mi
814 North Blvd Unit 814 Baton Rouge, LA	1.0	1.0	800	$800	$1.00	43d	1	0.69mi
1356 Main St Unit 1 Baton Rouge, LA	1.0	1.0	700	$600	$0.86	43d	1	0.74mi
648 Penalver St Unit 2 Baton Rouge, LA	2.0	1.0	1000	$1,200	$1.20	14d	1	0.78mi
1805 Perkins Rd Unit 1805 Baton Rouge, LA	1.0	1.0	1000	$1,500	$1.50	14d	1	0.80mi
623 S Eugene St Unit 1 Baton Rouge, LA	2.0	1.0	980	$1,400	$1.43	43d	1	0.80mi
866 Arlington Ave Unit 206 Baton Rouge, LA	2.0	1.0	950	$895	$0.94	43d	1	0.82mi
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	43d	1	0.82mi
878 Kenmore Ave Unit C Baton Rouge, LA	2.0	1.0	1100	$1,000	$0.91	21d	1	0.88mi
625 Convention St Baton Rouge, LA	1.0–2.0	1.0–2.0	883	$1,818	$2.06	14d	9	0.90mi
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	23d	1	0.93mi
2030 Colorado St Baton Rouge, LA	1.0	1.0	900	$700	$0.78	43d	1	0.94mi
279 Chatsworth St Baton Rouge, LA	2.0	2.0	840	$1,250	$1.49	43d	1	0.95mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	14d	1	0.95mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$1,250	$1.64	43d	1	0.96mi
2227 Kentucky St Baton Rouge, LA	1.0	1.0	554	$695	$1.25	43d	1	0.99mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,696	$2.11	14d	28	1.01mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	23d	1	1.01mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	43d	1	1.01mi
101 River House Pl Unit 2H Baton Rouge, LA	1.0	1.0	627	$1,270	$2.03	23d	1	1.04mi
101 River House Pl Unit 1D Baton Rouge, LA	1.0	1.0	703	$1,391	$1.98	23d	1	1.04mi
333 Laurel St Baton Rouge, LA	2.0	1.0–2.0	974	$4,378	$4.49	14d	13	1.11mi
999 N 9th St Apt 127 Baton Rouge, LA	2.0	1.0	840	$1,050	$1.25	14d	1	1.15mi
999 N 9th St Unit 311 Baton Rouge, LA	2.0	1.0	840	$1,040	$1.24	21d	1	1.15mi
999 N 9th St Unit 419 Baton Rouge, LA	3.0	2.0	1050	$1,170	$1.11	23d	1	1.15mi
999 N 9th St Apt 319 Baton Rouge, LA	3.0	2.0	1050	$1,085	$1.03	43d	1	1.15mi
999 N 9th St Apt 219 Baton Rouge, LA	3.0	2.0	1050	$1,185	$1.13	14d	1	1.15mi
999 N 9th St Unit 508 Baton Rouge, LA	1.0	1.0	630	$915	$1.45	18d	1	1.15mi
725 Carol Marie Dr Unit 4 Baton Rouge, LA	1.0	1.0	870	$900	$1.03	14d	1	1.17mi
505 University Walk Unit 5 Baton Rouge, LA	2.0	1.0	800	$1,400	$1.75	23d	1	1.17mi
505 University Walk Unit 8 Baton Rouge, LA	1.0	1.0	650	$1,395	$2.15	43d	1	1.17mi

Listing history 21 events

1. 2026-06-18
   days on market $11,500 Active 32 DOM
2. 2026-06-17
   days on market $11,500 Active 31 DOM
3. 2026-06-16
   days on market $11,500 Active 30 DOM
4. 2026-06-15
   days on market $11,500 Active 29 DOM
5. 2026-06-14
   days on market $11,500 Active 27 DOM
6. 2026-06-10
   pricedays on market $11,500 Active 24 DOM
7. 2026-06-09
   days on market $12,500 Active 23 DOM
8. 2026-06-08
   days on market $12,500 Active 22 DOM
9. 2026-06-07
   days on market $12,500 Active 21 DOM
10. 2026-06-05
    days on market $12,500 Active 18 DOM
11. 2026-06-03
    days on market $12,500 Active 17 DOM
12. 2026-06-02
    days on market $12,500 Active 16 DOM
13. 2026-06-01
    days on market $12,500 Active 15 DOM
14. 2026-05-31
    days on market $12,500 Active 14 DOM
15. 2026-05-31
    days on market $12,500 Active 13 DOM
16. 2026-05-17
    listed $12,500 Active

    Show marketing remark (88 chars)

    BURNED OUT HOME , SOLD AS IS WHERE IS NO REPAIRS , NO ALLOWANCE . HOME HAS FIRE DAMAGE .

17. 2026-05-17
    listed $12,500 Active 88-char remark

    Show marketing remark (88 chars)

    BURNED OUT HOME , SOLD AS IS WHERE IS NO REPAIRS , NO ALLOWANCE . HOME HAS FIRE DAMAGE .

18. 2009-01-26
    soldstatus $49,000
19. 2009-01-23
    soldstatus 156-char remark

    Show marketing remark (156 chars)

    Charming cottage, freshly updated and move in ready. This one is a must see. Great for 1st time home buyers or investors looking for a nice rental property.

20. 2008-11-03
    listed $50,000 156-char remark

    Show marketing remark (156 chars)

    Charming cottage, freshly updated and move in ready. This one is a must see. Great for 1st time home buyers or investors looking for a nice rental property.

21. 2008-11-03
    listed $50,000

    Show marketing remark (156 chars)

    Charming cottage, freshly updated and move in ready. This one is a must see. Great for 1st time home buyers or investors looking for a nice rental property.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,003
• − Mortgage interest: −$644
• − Property taxes: −$172
• − Insurance: −$58
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$335
• Taxable income: $10,554
• Est. tax owed @ 24.0%: −$2,533
• After-tax cash flow: $7,576/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

-75.0% since first listed

6 events — show timeline

• 2026-05-17 Listed $12,500 GBRMLS
• 2026-05-17 Listed $12,500 AcadianaMLS
• 2009-01-26 Sold (Public Records) $49,000 Public Records
• 2009-01-23 Sold (MLS) — GBRMLS
• 2008-11-03 Listed $50,000 AcadianaMLS
• 2008-11-03 Listed $50,000 GBRMLS

Property tax history

+1.4%/yr

Latest (2025): $661 · +4.7% YoY. Source: county tax records.