18235 Martha Dr · Central, LA 70791

$155,000

3 bd · 2.0 ba · 1,405 sqft · SingleFamily public records · 79 Days on market

Built 2007 7,840 sqft lot $110/sqft · 27% below area Est $213k · 27% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.5/10.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*** INVESTOR SPECIAL*** Check out this 3 bedroom 2 bath home that needs your special touch. With a little rehab, this home will be ready to hit the market in no time. MOTIVATED SELLERS! For showing instructions, please contact listing agent.

Key facts

• 7,840 sq ft lot
• Garage
• Built 2007

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-72 ($-865/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (8.2% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $142k (8.2% below list) — sets the bar for cash-flow.
• Cap rate 9.0% vs local median 3.3% in Central — 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 (#25 in LA, #4,761 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Zachary Community School District (suburban): math 46% / reading 60% proficiency, ranked #8 of 98 in LA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.2%/yr); 584 active listings in the ZIP; 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 $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 79 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,272 (8.2% 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. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.15% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (median comp): $212,731
• List price: $155,000
• Delta: -27.14%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18128 Judith Dr	0.08mi	3/2.0	1,450 (+3%)	2mo	$205,000	$141	89
18014 Claudette Dr	0.14mi	3/2.0	1,440 (+2%)	4mo	$180,000	$125	86
18241 Judith Dr	0.05mi	3/2.0	1,399 (-0%)	12mo	$229,900	$164	86
18036 Judith Dr	0.10mi	3/2.0	1,532 (+9%)	3mo	$200,000	$131	77
7665 Kristene Ave	0.10mi	4/2.0 (+1)	1,479 (+5%)	24mo	$245,000	$166	62

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 · 4.18% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.37×
• Total profit: $-27,291
• Equity at exit: $23,111

10-year hold

• IRR: -6.5%
• Equity multiple: 0.55×
• Total profit: $-19,563
• Equity at exit: $13,402

Cash invested: $43,400 (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 70791

• Home prices YoY: -21.6%
• Rents YoY: 4.2%
• Active inventory: 584
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,780 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$174 /mo · $2,088/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-72

Break-even live

Break-even rent $1,871

Max offer price $142,272

Occupancy floor 99%

Sensitivity live

Price	-10% $16	-5% $-28	+0% $-72	+5% $-116	+10% $-160
Rent	-10% $-213	-5% $-142	+0% $-72	+5% $-2	+10% $69
Rate	-1.0pp $6	-0.5pp $-33	base $-72	+0.5pp $-112	+1.0pp $-153

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $155,000 Active 79 DOM
2. 2026-06-17
   days on market $155,000 Active 78 DOM
3. 2026-06-16
   days on market $155,000 Active 77 DOM
4. 2026-06-15
   days on market $155,000 Active 76 DOM
5. 2026-06-14
   days on market $155,000 Active 74 DOM
6. 2026-06-13
   days on market $155,000 Active 73 DOM
7. 2026-06-10
   days on market $155,000 Active 71 DOM
8. 2026-06-09
   days on market $155,000 Active 70 DOM
9. 2026-06-08
   days on market $155,000 Active 69 DOM
10. 2026-06-07
    days on market $155,000 Active 68 DOM
11. 2026-06-03
    days on market $155,000 Active 64 DOM
12. 2026-06-02
    days on market $155,000 Active 63 DOM
13. 2026-06-01
    days on market $155,000 Active 62 DOM
14. 2026-05-31
    days on market $155,000 Active 61 DOM
15. 2026-05-31
    days on market $155,000 Active 60 DOM
16. 2026-03-17
    listed $155,000 Active 241-char remark

    Show marketing remark (252 chars)

    * * * INVESTOR SPECIAL * * * Check out this 3 bedroom 2 bath home that needs your special touch. With a little rehab, this home will be ready to hit the market in no time. MOTIVATED SELLERS! For showing instructions, please contact listing agent.

17. 2026-03-17
    listed $155,000 Active 252-char remark

    Show marketing remark (252 chars)

    * * * INVESTOR SPECIAL * * * Check out this 3 bedroom 2 bath home that needs your special touch. With a little rehab, this home will be ready to hit the market in no time. MOTIVATED SELLERS! For showing instructions, please contact listing agent.

18. 2016-02-29
    soldstatus $148,000
19. 2016-02-26
    soldstatus Sold
20. 2015-11-19
    status Pending
21. 2015-10-15
    status Active
22. 2015-10-02
    status Pending
23. 2015-09-24
    price $148,000
24. 2015-06-11
    listed $155,500 Active
25. 2015-06-11
    listed $148,000
26. 2007-10-29
    soldstatus $152,100
27. 2007-10-26
    soldstatus
28. 2007-01-04
    listed $152,100
29. 2007-01-04
    listed $152,100

ⓘ 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: $2,088 · $174/mo
• Projected year-2 tax: $2,088 · $174/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 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,356
• − Mortgage interest: −$8,682
• − Property taxes: −$2,088
• − Insurance: −$5,894
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$4,509
• Taxable loss: −$3,234
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $-88/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: Zachary Community School District
• NCES district ID: 2200039
• Math proficiency: 46% ▼ -38.00%
• Reading proficiency: 60% ▼ -28.00%
• Median HH income: $68,531
• Composite: 46.99/100
• National rank: #2349
• State rank: #8 of 98 in LA

Livability — Central

• Score: 74/100
• State rank: #25
• US rank: #4761

Category grades

Amenities F Commute F Cost of living B Crime B Employment A+ Housing A+ Health & safety C+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: East Baton Rouge Parish · 399,686 people
• City population: 10,403
• Metro: Baton Rouge, LA
• Population (ZIP): 30,385
• Household income: $78,263
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 718.0

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 0.55)
• Race & ethnicity: White 53% Black 41% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 6% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 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: ▼ -47.01%
• Current HPI: 170.2143
• Rent YoY: ▲ 4.18%
• 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

+1.9% since first listed

14 events — show timeline

• 2026-03-17 Listed $155,000 GBRMLS
• 2026-03-17 Listed $155,000 AcadianaMLS
• 2016-02-29 Sold (Public Records) $148,000 Public Records
• 2016-02-26 Sold (MLS) — GBRMLS
• 2015-11-19 Pending — GBRMLS
• 2015-10-15 Relisted — GBRMLS
• 2015-10-02 Pending — GBRMLS
• 2015-09-24 Price Changed $148,000 GBRMLS
• 2015-06-11 Listed $155,500 GBRMLS
• 2015-06-11 Listed $148,000 AcadianaMLS
• 2007-10-29 Sold (Public Records) $152,100 Public Records
• 2007-10-26 Sold (MLS) — GBRMLS
• 2007-01-04 Listed $152,100 GBRMLS
• 2007-01-04 Listed $152,100 AcadianaMLS

Property tax history

+5.9%/yr

Latest (2025): $2,088 · -2.7% YoY. Source: county tax records.