5131 Buttercreek Ln #103 · Baton Rouge, LA 70809

$115,000

2 bd · 1.0 ba · 867 sqft · SingleFamily · 25 Days on market

Built 1984 Good condition $170/mo HOA · 14% of rent

---

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 +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming ground-level 2-bedroom, 1-bath condo in a convenient location with quick access to both I-10 and I-12, making commuting easy while keeping you close to hospitals, coffee shops, dining, and the Mall of Louisiana. This well-maintained unit offers easy access with no stairs to climb and features no carpet throughout, a cozy wood-burning fireplace, and includes a washer, dryer, and refrigerator for added convenience. Enjoy a private back patio perfect for relaxing or entertaining, plus a front porch with an attached storage room for extra space. Parking is convenient with one designated parking spot located directly in front of the unit, along with three additional visitor parking spaces nearby. The condo community also offers a refreshing pool for residents to enjoy. Great opportunity for comfortable, low-maintenance living in a prime location!

Key facts

• Refreshing pool
• Private back patio
• Ground-level condo

Tags

• GROUND-LEVEL CONDO
• PRIVATE BACK PATIO
• WOOD-BURNING FIREPLACE
• DESIGNATED PARKING SPOT
• REFRESHING POOL

Property features AI

Finance

• Other: Community features: Clubhouse, Pool; Subdivision: Parklyn Chase
• HOA & community: Homeowners association with annual fee (includes grounds maintenance, pest control, sewer, trash); Association amenities include maintenance, management, and pool; Annual association fee

Exterior

• Parking: Open parking (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Residential condominium; Attached property; Possible use: Multi-family; Level topography
• Construction: Brick and cement siding construction; Shingle roof; Slab foundation; Built as condominium (attached single family / condominium)
• Exterior features: Outdoor lighting; Covered patio; Wood fencing; Private gunite pool; Spa / hot tub (bath)

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: High ceilings; Screens on windows; Wood-burning fireplace
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-5 ($-65/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (0.7% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.2% 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.
• Zoned schools: Westminster Elementary School (math 12% / reading 22%, grade F, #487 of 646 statewide, top 78%, 333 students, 80% FRL); Westdale Middle School (math 15% / reading 30%, grade F, #151 of 218 statewide, top 70%, 757 students, 69% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Market conditions: Rents rising (+2.2%/yr); 259 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $795 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.06% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-19,877
• Equity at exit: $17,147

10-year hold

• IRR: -11.6%
• Equity multiple: 0.34×
• Total profit: $-21,362
• Equity at exit: $9,943

Cash invested: $32,200 (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 70809

• Rents YoY: 2.2%
• Active inventory: 259
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$170
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-5

Break-even live

Break-even rent $1,221

Max offer price $114,213

Occupancy floor 95%

Sensitivity live

Price	-10% $74	-5% $34	+0% $-5	+5% $-45	+10% $-85
Rent	-10% $-101	-5% $-53	+0% $-5	+5% $43	+10% $90
Rate	-1.0pp $52	-0.5pp $24	base $-5	+0.5pp $-35	+1.0pp $-66

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5243 Butter Creek Ln Unit H02 Baton Rouge, LA	1.0	1.0	725	$1,100	$1.52	45d	1	0.05mi
5222 Butter Creek Ln Unit E2 Baton Rouge, LA	1.0	1.0	600	$1,075	$1.79	45d	1	0.06mi
8010 Pennth Ave Apt B Baton Rouge, LA	2.0	2.0	1050	$1,250	$1.19	16d	1	0.36mi
5431 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	956	$1,346	$1.41	16d	10	0.42mi
7743 Bles Ave Unit 1B Baton Rouge, LA	2.0	2.0	1050	$1,000	$0.95	25d	1	0.70mi
7836 Bles Ave Unit C Baton Rouge, LA	2.0	2.0	900	$950	$1.06	25d	1	0.72mi
4155 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1140	$1,511	$1.33	16d	12	0.93mi
7248 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	850	$1,600	$1.88	25d	4	0.96mi
1859 Southpointe Dr #3 Baton Rouge, LA	2.0	1.5	1113	$950	$0.85	45d	1	1.00mi
7250 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	896	$1,743	$1.95	16d	24	1.03mi
1744 Cedar Lake Dr Unit D Baton Rouge, LA	2.0	2.0	850	$950	$1.12	45d	1	1.03mi
1714 Cedar Lake Dr Apt D Baton Rouge, LA	2.0	2.0	875	$950	$1.09	45d	1	1.04mi
1754 Cedar Lake Dr Apt A Baton Rouge, LA	2.0	2.0	850	$950	$1.12	45d	1	1.05mi
1612 Cedar Lake Dr Unit A Baton Rouge, LA	2.0	2.0	875	$900	$1.03	25d	1	1.08mi
1643 Cedar Lake Dr Unit C Baton Rouge, LA	2.0	1.5	950	$850	$0.89	45d	1	1.08mi
1654 Clear Lake Ave Unit A Baton Rouge, LA	2.0	2.0	850	$850	$1.00	16d	1	1.12mi
4085 Fleet Dr Baton Rouge, LA	3.0	1.5	1000	$1,400	$1.40	21d	1	1.24mi
10201 Park Rowe Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1036	$1,922	$1.85	16d	18	1.24mi
10156 Perkins Rowe Baton Rouge, LA	1.0–4.0	1.0–4.0	1433	$2,116	$1.48	16d	23	1.27mi
8008 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1071	$1,758	$1.64	16d	10	1.29mi
10231 The Grove Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	919	$1,768	$1.92	16d	50	1.31mi

HOA detail

• Monthly dues: $170 · $2,040/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-22
   days on market $115,000 Active 25 DOM
2. 2026-06-18
   days on market $115,000 Active 22 DOM
3. 2026-06-18
   price $115,000 Active 21 DOM
4. 2026-06-17
   days on market $123,000 Active 21 DOM
5. 2026-06-16
   days on market $123,000 Active 20 DOM
6. 2026-06-15
   days on market $123,000 Active 19 DOM
7. 2026-06-14
   days on market $123,000 Active 17 DOM
8. 2026-06-10
   days on market $123,000 Active 14 DOM
9. 2026-06-09
   days on market $123,000 Active 13 DOM
10. 2026-06-08
    days on market $123,000 Active 12 DOM
11. 2026-06-07
    days on market $123,000 Active 11 DOM
12. 2026-06-05
    days on market $123,000 Active 8 DOM
13. 2026-06-03
    days on market $123,000 Active 7 DOM
14. 2026-06-02
    days on market $123,000 Active 6 DOM
15. 2026-06-01
    days on market $123,000 Active 5 DOM
16. 2026-05-31
    days on market $123,000 Active 4 DOM
17. 2026-05-31
    days on market $123,000 Active 3 DOM
18. 2026-05-27
    listed $123,000 Active

    Show marketing remark (862 chars)

    Charming ground-level 2-bedroom, 1-bath condo in a convenient location with quick access to both I-10 and I-12, making commuting easy while keeping you close to hospitals, coffee shops, dining, and the Mall of Louisiana. This well-maintained unit offers easy access with no stairs to climb and features no carpet throughout, a cozy wood-burning fireplace, and includes a washer, dryer, and refrigerator for added convenience. Enjoy a private back patio perfect for relaxing or entertaining, plus a front porch with an attached storage room for extra space. Parking is convenient with one designated parking spot located directly in front of the unit, along with three additional visitor parking spaces nearby. The condo community also offers a refreshing pool for residents to enjoy. Great opportunity for comfortable, low-maintenance living in a prime location!

19. 2026-05-27
    listed $123,000 Active 862-char remark

    Show marketing remark (862 chars)

    Charming ground-level 2-bedroom, 1-bath condo in a convenient location with quick access to both I-10 and I-12, making commuting easy while keeping you close to hospitals, coffee shops, dining, and the Mall of Louisiana. This well-maintained unit offers easy access with no stairs to climb and features no carpet throughout, a cozy wood-burning fireplace, and includes a washer, dryer, and refrigerator for added convenience. Enjoy a private back patio perfect for relaxing or entertaining, plus a front porch with an attached storage room for extra space. Parking is convenient with one designated parking spot located directly in front of the unit, along with three additional visitor parking spaces nearby. The condo community also offers a refreshing pool for residents to enjoy. Great opportunity for comfortable, low-maintenance living in a prime location!

20. 2020-01-03
    historical
21. 2019-08-20
    listed $110,000 Active
22. 2019-08-20
    listed $110,000
23. 2008-03-17
    listed $109,900
24. 2004-07-13
    listed $77,500
25. 2000-05-19
    listed $46,575

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

Taxation est. · year 1

• Rental income: $14,572
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − HOA: −$2,040
• − Depreciation: −$3,345
• Taxable loss: −$1,887
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $388/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, ground-level 2-bedroom condo is move-in ready with no visible repairs needed. The property offers easy access, no stairs, and a private back patio, making it ideal for both resale and rental.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Both Clean the pool and landscaping — Improves the overall appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Clean the pool and landscaping — Improves the overall appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: East Baton Rouge Parish · 399,686 people
• City population: 351,868
• Metro: Baton Rouge, LA
• Population (ZIP): 25,732
• Household income: $79,967
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 830.0

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 0.56)
• Race & ethnicity: White 62% Black 23% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Arabic 2%

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: ▼ -205.49%
• Current HPI: 154.7018
• Rent YoY: ▲ 2.16%
• 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

+164.1% since first listed

8 events — show timeline

• 2026-05-27 Listed $123,000 GBRMLS
• 2026-05-27 Listed $123,000 AcadianaMLS
• 2020-01-03 Delisted — GBRMLS
• 2019-08-20 Listed $110,000 AcadianaMLS
• 2019-08-20 Listed $110,000 GBRMLS
• 2008-03-17 Listed $109,900 AcadianaMLS
• 2004-07-13 Listed $77,500 AcadianaMLS
• 2000-05-19 Listed $46,575 AcadianaMLS