6654 St Francis Ave · Brownfields, LA 70811

$139,900

3 bd · 1.0 ba · 1,015 sqft · SingleFamily public records · 3 Days on market

Built 1955 10,454 sqft lot Est $171k · 18% under

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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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming, highly maintained second-generation owned home with three bedrooms and one bath features a spacious kitchen/dining room with many cabinets for storage and a window for a view of the well-manicured partially fenced backyard. Desirable amenities include a security/fire alarm system, a new roof installed in June 2024; a new HVAC installed in June 2023; a 12 x 16 workshop/shed with an extended covering for a boat, lawn equipment, or outdoor ATV "toys"; a 10 x 24 open concrete patio; and a custom made iron bar-b-que pit that remains. The property is in a Flood Zone X and has never flooded. The neighborhood is home to the newly constructed Brownfields Elementary School. Hurry over to see for yourself what a great place this one will be to call HOME!

Key facts

• New hvac
• Workshop shed
• New roof

Tags

• SPACIOUS KITCHEN DINING ROOM
• WELL MANICURED BACKYARD
• SECURITY FIRE ALARM SYSTEM
• NEW ROOF
• NEW HVAC
• WORKSHOP SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $61 ($736/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (15.7% below list).
• Recommended offer: $118k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.2% in Brownfields — 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 59/100 on livability (#271 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• 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: Belfair Montessori School (math 27% / reading 47%, grade F, #251 of 646 statewide, top 41%, 264 students, 69% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Zoned-school proficiency averages 50% at this address vs 28% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 123 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 31% of the median local income ($46k/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 $967 of loan paydown is wiped out by about $4k 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

• Only 3 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 1955 — 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 $117,931 (15.7% below list)

Questions for the listing agent

1. Built in 1955 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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: 0.84% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $170,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6654 St Francis Ave	0.00mi	3/1.0	1,030 (+2%)	1mo	$139,900	$136	97
6836 Yorkdale Ave	0.40mi	3/2.0	1,124 (+11%)	5mo	$189,000	$168	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-18,803
• Equity at exit: $20,860

10-year hold

• IRR: -4.5%
• Equity multiple: 0.71×
• Total profit: $-11,510
• Equity at exit: $12,096

Cash invested: $39,172 (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 70811

• Home prices YoY: -30.8%
• Active inventory: 123
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $61

Break-even live

Break-even rent $1,102

Max offer price $139,900

Occupancy floor 90%

Sensitivity live

Price	-10% $141	-5% $101	+0% $61	+5% $22	+10% $-18
Rent	-10% $-32	-5% $15	+0% $61	+5% $108	+10% $155
Rate	-1.0pp $132	-0.5pp $97	base $61	+0.5pp $25	+1.0pp $-12

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5610 Rickover Dr Baton Rouge, LA	2.0	2.0	1080	$875	$0.81	16d	1	0.86mi

Listing history 4 events

1. 2026-04-21
   status Pending 778-char remark

   Show marketing remark (778 chars)

   This charming, highly maintained second-generation owned home with three bedrooms and one bath features a spacious kitchen/dining room with many cabinets for storage and a window for a view of the well-manicured partially fenced backyard. Desirable amenities include a security/fire alarm system, a new roof installed in June 2024; a new HVAC installed in June 2023; a 12 x 16 workshop/shed with an extended covering for a boat, lawn equipment, or outdoor ATV "toys"; a 10 x 24 open concrete patio; and a custom made iron bar-b-que pit that remains. The property is in a Flood Zone X and has never flooded. The neighborhood is home to the newly constructed Brownfields Elementary School. Hurry over to see for yourself what a great place this one will be to call HOME!

2. 2026-04-21
   status Pending

   Show marketing remark (778 chars)

   This charming, highly maintained second-generation owned home with three bedrooms and one bath features a spacious kitchen/dining room with many cabinets for storage and a window for a view of the well-manicured partially fenced backyard. Desirable amenities include a security/fire alarm system, a new roof installed in June 2024; a new HVAC installed in June 2023; a 12 x 16 workshop/shed with an extended covering for a boat, lawn equipment, or outdoor ATV "toys"; a 10 x 24 open concrete patio; and a custom made iron bar-b-que pit that remains. The property is in a Flood Zone X and has never flooded. The neighborhood is home to the newly constructed Brownfields Elementary School. Hurry over to see for yourself what a great place this one will be to call HOME!

3. 2026-04-18
   listed $139,900 Active 778-char remark

   Show marketing remark (778 chars)

   This charming, highly maintained second-generation owned home with three bedrooms and one bath features a spacious kitchen/dining room with many cabinets for storage and a window for a view of the well-manicured partially fenced backyard. Desirable amenities include a security/fire alarm system, a new roof installed in June 2024; a new HVAC installed in June 2023; a 12 x 16 workshop/shed with an extended covering for a boat, lawn equipment, or outdoor ATV "toys"; a 10 x 24 open concrete patio; and a custom made iron bar-b-que pit that remains. The property is in a Flood Zone X and has never flooded. The neighborhood is home to the newly constructed Brownfields Elementary School. Hurry over to see for yourself what a great place this one will be to call HOME!

4. 2026-04-18
   listed $139,900 Active

   Show marketing remark (778 chars)

   This charming, highly maintained second-generation owned home with three bedrooms and one bath features a spacious kitchen/dining room with many cabinets for storage and a window for a view of the well-manicured partially fenced backyard. Desirable amenities include a security/fire alarm system, a new roof installed in June 2024; a new HVAC installed in June 2023; a 12 x 16 workshop/shed with an extended covering for a boat, lawn equipment, or outdoor ATV "toys"; a 10 x 24 open concrete patio; and a custom made iron bar-b-que pit that remains. The property is in a Flood Zone X and has never flooded. The neighborhood is home to the newly constructed Brownfields Elementary School. Hurry over to see for yourself what a great place this one will be to call HOME!

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $940 · $78/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,152
• − Mortgage interest: −$7,837
• − Property taxes: −$940
• − Insurance: −$700
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$4,070
• Taxable loss: −$1,659
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $1,134/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 — Brownfields

• Score: 59/100
• State rank: #271
• US rank: #19734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brownfields, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 12,154
• Household income: $45,523
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 444.0

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 (82%)
• Race & ethnicity: Black 82% White 9% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -64.98%
• Current HPI: 146.22
• Rent YoY: —
• 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

4 events — show timeline

• 2026-04-21 Pending — AcadianaMLS
• 2026-04-21 Pending — GBRMLS
• 2026-04-18 Listed $139,900 GBRMLS
• 2026-04-18 Listed $139,900 AcadianaMLS

Property tax history

+32.5%/yr

Latest (2025): $940 · -0.4% YoY. Source: county tax records.