5772 St Gerard Ave · Baton Rouge, LA 70805

$49,900

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 118 Days on market

Built 1976 0.50 ac lot $40/sqft · 24% above area Est $40k · 24% over ↓ 10% since listing

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Why this score? — see what drove the C+ 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
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HANDY MAN SPECIAL. This property has been gutted in preparation to remodel. Permits were pulled for electric, plumbing, structural components. As such it has a new roof, been plumbed to code and electric work has been completed. With flooring, sheetrock work, painting, etc. this can be a great home for a first-time homebuyer willing to put in the work or a great investment home for the savvy investor looking to start or add to a rental portfolio. Call at 225-931-8809 to discuss.

Key facts

• Plumbed to code
• New roof
• 0.5 acre lot

Tags

• NEW ROOF
• PLUMBED TO CODE
• ELECTRIC WORK COMPLETED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $542 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,102/mo this rent would consume 52% 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.21% ✓
• Cap rate: 19.32%
• Cash-on-cash: 46.52%
• DSCR: 3.07
• GRM: 3.8

CMA / ARV

• ARV (median comp): $40,343
• List price: $49,900
• Delta: 23.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5668 Winchester Ave	0.47mi	3/2.0	1,230 (-1%)	11mo	$199,900	$163	67
6634 Fern Dr	0.73mi	3/1.5	1,293 (+4%)	2mo	$119,000	$92	56
5850 Grand Dr	0.58mi	3/2.0	1,144 (-8%)	6mo	$125,000	$109	54
4986 Shelley St	0.57mi	3/2.0	1,156 (-7%)	11mo	$130,000	$112	52
4126 Prescott Ct	0.71mi	3/1.0	1,300 (+4%)	5mo	$135,000	$104	52
4524 Sycamore St	0.71mi	4/1.5 (+1)	1,200 (-4%)	3mo	$105,000	$88	50
4784 Sycamore St	0.58mi	3/2.0	1,401 (+12%)	3mo	$149,500	$107	50
4721 Hollywood St	0.66mi	3/1.0	1,138 (-9%)	2mo	$129,900	$114	49
6612 Merrydale Ave	0.48mi	3/1.0	1,070 (-14%)	3mo	$152,500	$143	47
6034 Clayton Dr	0.41mi	3/1.0	1,423 (+14%)	11mo	$42,000	$30	44
4938 Shelley St	0.58mi	3/1.0	1,400 (+12%)	12mo	$99,900	$71	39
6734 Autumn Ave	0.56mi	3/1.0	1,062 (-15%)	12mo	$127,600	$120	35

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: 40.4%
• Equity multiple: 2.66×
• Total profit: $23,187
• Equity at exit: $7,440

10-year hold

• IRR: 45.3%
• Equity multiple: 4.73×
• Total profit: $52,154
• 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: 3.8×

Monthly cashflow live

• Estimated rent: $1,102 high
• Mortgage (P&I): −$262
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $542

Break-even live

Break-even rent $417

Max offer price $49,900

Occupancy floor 46%

Sensitivity live

Price	-10% $570	-5% $556	+0% $542	+5% $527	+10% $513
Rent	-10% $455	-5% $498	+0% $542	+5% $585	+10% $629
Rate	-1.0pp $567	-0.5pp $554	base $542	+0.5pp $529	+1.0pp $516

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 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	24d	1	0.16mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	24d	1	0.18mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	24d	1	0.30mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	44d	1	0.33mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	15d	1	0.33mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	44d	1	0.33mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	44d	1	0.33mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	24d	1	0.34mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	20d	1	0.45mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	44d	1	0.45mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	24d	26	0.58mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	15d	20	0.58mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	0.63mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	44d	1	0.92mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	1.06mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	44d	1	1.06mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	24d	1	1.18mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	1.27mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	20d	1	1.30mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	1.40mi
4540 Crown Ave Unit 93 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	44d	1	1.40mi
4540 Crown Ave Unit 85 Baton Rouge, LA	2.0	1.0	700	$850	$1.21	44d	1	1.40mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	44d	1	1.40mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	20d	1	1.40mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	15d	1	1.42mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,289	$1.21	15d	18	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $49,900 Active 118 DOM
2. 2026-06-17
   days on market $49,900 Active 117 DOM
3. 2026-06-16
   days on market $49,900 Active 116 DOM
4. 2026-06-15
   days on market $49,900 Active 115 DOM
5. 2026-06-14
   days on market $49,900 Active 113 DOM
6. 2026-06-10
   days on market $49,900 Active 110 DOM
7. 2026-06-09
   days on market $49,900 Active 109 DOM
8. 2026-06-08
   days on market $49,900 Active 108 DOM
9. 2026-06-07
   days on market $49,900 Active 107 DOM
10. 2026-06-05
    days on market $49,900 Active 104 DOM
11. 2026-06-03
    days on market $49,900 Active 103 DOM
12. 2026-06-02
    days on market $49,900 Active 102 DOM
13. 2026-06-01
    days on market $49,900 Active 101 DOM
14. 2026-05-31
    days on market $49,900 Active 100 DOM
15. 2026-05-31
    days on market $49,900 Active 99 DOM
16. 2026-04-20
    price $55,900 483-char remark

    Show marketing remark (484 chars)

    HANDY MAN SPECIAL. This property has been gutted in preparation to remodel. Permits were pulled for electric, plumbing, structural components. As such it has a new roof, been plumbed to code and electric work has been completed. With flooring, sheetrock work, painting, etc. this can be a great home for a first-time homebuyer willing to put in the work or a great investment home for the savvy investor looking to start or add to a rental portfolio. Call at 225-931-8809 to discuss.

17. 2026-04-20
    price $55,900 484-char remark

    Show marketing remark (484 chars)

    HANDY MAN SPECIAL. This property has been gutted in preparation to remodel. Permits were pulled for electric, plumbing, structural components. As such it has a new roof, been plumbed to code and electric work has been completed. With flooring, sheetrock work, painting, etc. this can be a great home for a first-time homebuyer willing to put in the work or a great investment home for the savvy investor looking to start or add to a rental portfolio. Call at 225-931-8809 to discuss.

18. 2026-02-20
    listed $62,099 Active 484-char remark

    Show marketing remark (483 chars)

    HANDY MAN SPECIAL. This property has been gutted in preparation to remodel. Permits were pulled for electric, plumbing, structural components. As such it has a new roof, been plumbed to code and electric work has been completed. With flooring, sheetrock work, painting, etc. this can be a great home for a first-time homebuyer willing to put in the work or a great investment home for the savvy investor looking to start or add to a rental portfolio. Call at 225-931-8809 to discuss.

19. 2026-02-20
    listed $62,099 Active 483-char remark

    Show marketing remark (483 chars)

    HANDY MAN SPECIAL. This property has been gutted in preparation to remodel. Permits were pulled for electric, plumbing, structural components. As such it has a new roof, been plumbed to code and electric work has been completed. With flooring, sheetrock work, painting, etc. this can be a great home for a first-time homebuyer willing to put in the work or a great investment home for the savvy investor looking to start or add to a rental portfolio. Call at 225-931-8809 to discuss.

20. 1987-09-09
    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: $560 · $47/mo
• Projected year-2 tax: $560 · $47/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 · 20 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: $13,227
• − Mortgage interest: −$2,795
• − Property taxes: −$560
• − Insurance: −$250
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$1,452
• Taxable income: $6,054
• Est. tax owed @ 24.0%: −$1,453
• After-tax cash flow: $5,046/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

-10.0% since first listed

5 events — show timeline

• 2026-04-20 Price Changed $55,900 AcadianaMLS
• 2026-04-20 Price Changed $55,900 GBRMLS
• 2026-02-20 Listed $62,099 GBRMLS
• 2026-02-20 Listed $62,099 AcadianaMLS
• 1987-09-09 Sold (Public Records) — Public Records

Property tax history

+22.9%/yr

Latest (2025): $560 · +4.7% YoY. Source: county tax records.