1410 N 28th St · Baton Rouge, LA 70802

$80,000

3 bd · 2.5 ba · 1,934 sqft · SingleFamily · 14 Days on market

Built 1970 7,448 sqft lot Est $126k · 36% under ↓ 30% since listing

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

3 bedroom 2.5 bath brick house features a large carport and brick storage room attached

Key facts

• 7,448 sq ft lot
• 2 parking spots
• Built 1970

Property features AI

Exterior

• Parking: Two parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story; Brick construction; Asbestos shingle roof; Slab foundation
• Construction: Built with brick; Asbestos shingle roof; Slab foundation
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 120 x 60

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Total of 4 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 15.6% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,510/mo this rent would consume 53% of the median local household income ($34k/yr) (locally 1831% 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 15y 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

• 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 $80,000

Questions for the listing agent

1. Built in 1970 — 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. 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?
4. 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.
5. 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.
6. 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: 1.89% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.33%
• DSCR: 2.48
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $125,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1715 N 26th St	0.20mi	3/2.0	1,977 (+2%)	21mo	$140,000	$71	68
1812 N Plank Rd	0.36mi	4/1.5 (+1)	1,826 (-6%)	3mo	$49,900	$27	62
2944 Lula Ave	0.11mi	3/2.0	1,702 (-12%)	13mo	$169,000	$99	62
668 N 30th St	0.51mi	4/2.0 (+1)	1,807 (-7%)	4mo	$55,000	$30	55
2410 Willow St	0.22mi	4/1.5 (+1)	1,746 (-10%)	12mo	$139,000	$80	54
2029 Gracie St	0.57mi	3/2.0	1,790 (-7%)	7mo	$75,000	$42	53
2959 Jackson Ave	0.33mi	3/2.0	1,781 (-8%)	20mo	$115,000	$65	53
4042 S Barrow Dr	0.70mi	4/1.5 (+1)	1,918 (-1%)	9mo	$79,900	$42	50
407 N 24th St	0.75mi	3/2.0	1,647 (-15%)	4mo	$205,000	$124	35
1130 N 38th St	0.55mi	3/2.0	2,200 (+14%)	19mo	$60,000	$27	33
2060 Hemlock St	0.60mi	2/1.0 (-1)	1,665 (-14%)	7mo	$99,000	$59	32
449 N 24th St	0.71mi	3/2.0	1,647 (-15%)	12mo	$210,000	$128	30

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: 32.7%
• Equity multiple: 2.44×
• Total profit: $32,348
• Equity at exit: $11,928

10-year hold

• IRR: 41.6%
• Equity multiple: 5.66×
• Total profit: $104,292
• Equity at exit: $6,917

Cash invested: $22,400 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$420
• Tax from tax record: −$117 /mo · $1,410/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $622

Break-even live

Break-even rent $722

Max offer price $80,000

Occupancy floor 54%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	14d	1	0.07mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	23d	1	0.58mi
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	23d	1	0.67mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	19d	1	0.86mi
2120 Convention St Baton Rouge, LA	3.0	2.0	2200	$1,675	$0.76	14d	1	0.99mi
3044 Wilshire Dr Baton Rouge, LA	3.0	2.0	1734	$2,350	$1.36	14d	1	1.12mi
239 West Dr Baton Rouge, LA	2.0	1.0	1428	$1,250	$0.88	23d	1	1.16mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	14d	31	1.20mi
3725 Winbourne Ave Baton Rouge, LA	4.0	2.0	1900	$1,550	$0.82	43d	1	1.24mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	19d	1	1.24mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	43d	1	1.40mi
755 Arlington Ave Baton Rouge, LA	4.0	2.5	1760	$2,250	$1.28	19d	1	1.41mi
422 Glenmore Ave Baton Rouge, LA	3.0	2.0	1307	$1,700	$1.30	23d	1	1.41mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	23d	1	1.42mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	19d	1	1.45mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	23d	1	1.45mi

Listing history 11 events

1. 2026-06-15
   status $80,000 Pending 14 DOM
2. 2026-06-15
   days on market $80,000 Active 14 DOM
3. 2026-06-14
   days on market $80,000 Active 12 DOM
4. 2026-06-10
   days on market $80,000 Active 9 DOM
5. 2026-06-09
   days on market $80,000 Active 8 DOM
6. 2026-06-08
   days on market $80,000 Active 7 DOM
7. 2026-06-07
   days on market $80,000 Active 6 DOM
8. 2026-06-05
   days on market $80,000 Active 3 DOM
9. 2026-06-03
   days on market $80,000 Active 2 DOM
10. 2026-06-02
    remarks 87-char remark
11. 2026-06-02
    listed $80,000 Active 1 DOM

ⓘ 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: $1,410 · $117/mo
• Projected year-2 tax: $1,410 · $117/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,115
• − Mortgage interest: −$4,481
• − Property taxes: −$1,410
• − Insurance: −$400
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$2,327
• Taxable income: $6,598
• Est. tax owed @ 24.0%: −$1,584
• After-tax cash flow: $5,883/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

-30.4% since first listed

12 events — show timeline

• 2026-06-01 Listed $80,000 GSREIN
• 2026-06-01 Listed $80,000 AcadianaMLS
• 2025-03-15 Pending — GBRMLS
• 2025-03-05 Relisted — GBRMLS
• 2025-02-12 Pending — GBRMLS
• 2025-02-04 Relisted — GBRMLS
• 2024-12-31 Pending — GBRMLS
• 2024-12-28 Listed $125,000 GBRMLS
• 2024-12-28 Listed $125,000 AcadianaMLS
• 2011-12-19 Sold (Public Records) $115,000 Public Records
• 2011-10-29 Listed $115,000 AcadianaMLS
• 1980-08-15 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,410 · +4.7% YoY. Source: county tax records.