6006 Groom Rd · Baker, LA 70714

$75,000

3 bd · 1.0 ba · 1,034 sqft · SingleFamily public records · 56 Days on market

Built 1960 0.25 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 1-bath home conveniently located on Groom Road with easy access to nearby amenities. This property offers great potential and is ready for the right buyer to bring it back to life. Ideal investment opportunity for those looking to renovate and add value. Property is being sold as a short sale. Property being sold "As Is", no repairs will be made.

Key facts

• 0.25 acre lot
• 4 parking spots
• Built 1960

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Construction: Slab foundation
• Exterior features: Vinyl siding and brick exterior; Lot roughly 75 x 140 (0.25 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling; Space heater for heating
• Interior features: Window cooling units; Space heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.5% in Baker — 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 66/100 on livability (#131 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools C-, crime D+, amenities F.
• City Of Baker School District (suburban): math 5% / reading 15% proficiency, ranked #89 of 98 in LA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 141 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 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 + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 28y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
6. 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.
7. 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: 1.37% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.42%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $155,100
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6204 Molino Dr	0.29mi	3/1.5	1,054 (+2%)	7mo	$60,000	$57	75
6408 E Myrtle Ave	0.40mi	3/1.5	1,089 (+5%)	17mo	$165,500	$152	56
1265 Dr Mlk Jr Ln	0.45mi	3/2.0	1,144 (+11%)	21mo	$172,000	$150	40
2124 Toledo St	0.74mi	2/1.5 (-1)	1,161 (+12%)	19mo	$124,900	$108	22

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $6,163
• Equity at exit: $11,183

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $29,005
• Equity at exit: $6,485

Cash invested: $21,000 (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 70714

• Home prices YoY: -33.7%
• Active inventory: 141
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,027 high
• Mortgage (P&I): −$393
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $287

Break-even live

Break-even rent $663

Max offer price $75,000

Occupancy floor 67%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5245 Kimberlin Dr Apt C Baker, LA	2.0	2.0	850	$850	$1.00	14d	1	0.51mi
5350 Groom Rd Baker, LA	1.0–2.0	1.0–2.0	768	$961	$1.25	14d	7	0.53mi
1110 Shilo St Apt D Baker, LA	2.0	2.0	850	$850	$1.00	14d	1	0.56mi
1007 Shilo St Apt C Baker, LA	2.0	1.0	800	$800	$1.00	14d	1	0.58mi
1120 Sherron Ave Unit 4 Baker, LA	2.0	1.0	850	$850	$1.00	14d	1	0.78mi
1011 Seville Ave Clinton, LA	3.0	2.0	1008	$1,150	$1.14	14d	1	0.94mi
1013 Seville Unit B Baker, LA	3.0	2.0	1008	$1,150	$1.14	14d	1	0.95mi
5159 Baker Blvd Unit B Baker, LA	2.0	1.0	700	$825	$1.18	14d	1	1.10mi
5071 Baker Blvd Unit A Baker, LA	3.0	1.0	900	$950	$1.06	43d	1	1.12mi
13191 Sunshine Rd Baton Rouge, LA	2.0	1.0	900	$850	$0.94	14d	1	1.25mi

Listing history 36 events

1. 2026-06-18
   days on market $75,000 Active 56 DOM
2. 2026-06-17
   days on market $75,000 Active 55 DOM
3. 2026-06-16
   days on market $75,000 Active 54 DOM
4. 2026-06-15
   days on market $75,000 Active 53 DOM
5. 2026-06-14
   days on market $75,000 Active 51 DOM
6. 2026-06-13
   days on market $75,000 Active 50 DOM
7. 2026-06-10
   days on market $75,000 Active 48 DOM
8. 2026-06-09
   days on market $75,000 Active 47 DOM
9. 2026-06-08
   days on market $75,000 Active 46 DOM
10. 2026-06-07
    days on market $75,000 Active 45 DOM
11. 2026-06-03
    days on market $75,000 Active 41 DOM
12. 2026-06-02
    days on market $75,000 Active 40 DOM
13. 2026-06-01
    days on market $75,000 Active 39 DOM
14. 2026-05-31
    days on market $75,000 Active 38 DOM
15. 2026-05-31
    days on market $75,000 Active 37 DOM
16. 2026-04-23
    listed $75,000 Active

    Show marketing remark (369 chars)

    3-bedroom, 1-bath home conveniently located on Groom Road with easy access to nearby amenities. This property offers great potential and is ready for the right buyer to bring it back to life. Ideal investment opportunity for those looking to renovate and add value. Property is being sold as a short sale. Property being sold "As Is", no repairs will be made.

17. 2026-04-23
    listed $75,000 Active 369-char remark

    Show marketing remark (369 chars)

    3-bedroom, 1-bath home conveniently located on Groom Road with easy access to nearby amenities. This property offers great potential and is ready for the right buyer to bring it back to life. Ideal investment opportunity for those looking to renovate and add value. Property is being sold as a short sale. Property being sold "As Is", no repairs will be made.

18. 2008-03-12
    soldstatus $100,000
19. 2008-03-11
    soldstatus
20. 2007-12-27
    listed $100,000
21. 2007-12-27
    listed $100,000
22. 2007-10-25
    listed $102,000
23. 2007-10-25
    listed $102,000
24. 2007-08-29
    listed $105,000
25. 2007-08-29
    listed $105,000
26. 2004-10-11
    listed $86,000
27. 2004-10-11
    listed $86,000
28. 2004-04-01
    listed $79,900
29. 2004-04-01
    listed $79,900
30. 1998-11-02
    soldstatus
31. 1998-10-30
    soldstatus
32. 1998-10-30
    soldstatus
33. 1998-03-03
    listed $64,900
34. 1998-03-03
    listed $64,900
35. 1998-03-03
    listed $64,900
36. 1998-03-03
    listed $64,900

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $1,191 · $99/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 · 21 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: $12,320
• − Mortgage interest: −$4,201
• − Property taxes: −$1,191
• − Insurance: −$375
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,182
• Taxable income: $2,400
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $2,871/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: City Of Baker School District
• NCES district ID: 2200040
• Math proficiency: 5% ▼ -32.00%
• Reading proficiency: 15% ▼ -28.00%
• Median HH income: $41,765
• Composite: 8.8/100
• National rank: #9891
• State rank: #89 of 98 in LA

Livability — Baker

• Score: 66/100
• State rank: #131
• US rank: #12021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baker, LA
• County: East Baton Rouge Parish · 399,686 people
• City population: 17,433
• Metro: Baton Rouge, LA
• Population (ZIP): 17,433
• Household income: $57,608
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 417.0

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 (70%)
• Race & ethnicity: Black 70% White 25% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Arabic 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: ▼ -80.50%
• Current HPI: 158.1876
• 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

+15.6% since first listed

21 events — show timeline

• 2026-04-23 Listed $75,000 AcadianaMLS
• 2026-04-23 Listed $75,000 GBRMLS
• 2008-03-12 Sold (Public Records) $100,000 Public Records
• 2008-03-11 Sold (MLS) — GBRMLS
• 2007-12-27 Listed $100,000 GBRMLS
• 2007-12-27 Listed $100,000 AcadianaMLS
• 2007-10-25 Listed $102,000 AcadianaMLS
• 2007-10-25 Listed $102,000 GBRMLS
• 2007-08-29 Listed $105,000 AcadianaMLS
• 2007-08-29 Listed $105,000 GBRMLS
• 2004-10-11 Listed $86,000 AcadianaMLS
• 2004-10-11 Listed $86,000 GBRMLS
• 2004-04-01 Listed $79,900 AcadianaMLS
• 2004-04-01 Listed $79,900 GBRMLS
• 1998-11-02 Sold (Public Records) — Public Records
• 1998-10-30 Sold (MLS) — GBRMLS
• 1998-10-30 Sold (MLS) — GBRMLS
• 1998-03-03 Listed $64,900 AcadianaMLS
• 1998-03-03 Listed $64,900 GBRMLS
• 1998-03-03 Listed $64,900 AcadianaMLS
• 1998-03-03 Listed $64,900 GBRMLS

Property tax history

+12.5%/yr

Latest (2025): $1,191 · +3.8% YoY. Source: county tax records.