1736 Mast Dr · Gardere, LA 70820

$169,000

8 bd · 8.0 ba · 3,200 sqft · SingleFamily public records · 211 Days on market

Built 1980 $53/sqft · 10% below area Est $253k · 33% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Investment Opportunity — Fully Gutted Fourplex in East Baton Rouge! Discover the potential of this South Highland Industrial Park fourplex, featuring 8 bedrooms and 8 bathrooms across two-story units, offering flexible and efficient layouts for future tenants. The property has been fully gutted, making it the perfect blank canvas for a full renovation or repositioning project. Whether you're an experienced investor or a developer seeking your next value-add opportunity, this property delivers outstanding upside in a growing market.

Key facts

• Parking
• Built 1980
• Listed 211 days

Tags

• FULLY GUTTED FOURPLEX
• FLEXIBLE AND EFFICIENT LAYOUTS
• BLANK CANVAS FOR RENOVATION
• VALUE-ADD OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 8-bed/8.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 4.1% in Gardere — 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 64/100 on livability (#167 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A; Watch: crime D, employment D, amenities 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.
• Market conditions: Rents rising (+2.8%/yr); 315 active listings in the ZIP; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $2,413/mo this rent would consume 61% of the median local household income ($47k/yr) (locally 1879% 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 $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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y 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.
• Current owner paid $125k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.43% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (median comp): $252,884
• List price: $169,000
• Delta: -33.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.79% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.46×
• Total profit: $21,889
• Equity at exit: $25,198

10-year hold

• IRR: 20.5%
• Equity multiple: 2.71×
• Total profit: $81,112
• Equity at exit: $14,612

Cash invested: $47,320 (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 70820

• Home prices YoY: -29.9%
• Rents YoY: 2.8%
• Active inventory: 315
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,413 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$168 /mo · $2,013/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $781

Break-even live

Break-even rent $1,423

Max offer price $169,000

Occupancy floor 63%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $169,000 Active 211 DOM
2. 2026-06-17
   days on market $169,000 Active 210 DOM
3. 2026-06-16
   days on market $169,000 Active 209 DOM
4. 2026-06-15
   days on market $169,000 Active 208 DOM
5. 2026-06-14
   days on market $169,000 Active 206 DOM
6. 2026-06-10
   days on market $169,000 Active 203 DOM
7. 2026-06-09
   days on market $169,000 Active 202 DOM
8. 2026-06-08
   days on market $169,000 Active 201 DOM
9. 2026-06-07
   days on market $169,000 Active 200 DOM
10. 2026-06-05
    days on market $169,000 Active 197 DOM
11. 2026-06-03
    days on market $169,000 Active 196 DOM
12. 2026-06-02
    days on market $169,000 Active 195 DOM
13. 2026-06-01
    days on market $169,000 Active 194 DOM
14. 2026-05-31
    days on market $169,000 Active 193 DOM
15. 2026-05-31
    days on market $169,000 Active 192 DOM
16. 2025-11-19
    listed $169,000 Active 550-char remark

    Show marketing remark (544 chars)

    Prime Investment Opportunity -- Fully Gutted Fourplex in East Baton Rouge! Discover the potential of this South Highland Industrial Park fourplex, featuring 8 bedrooms and 8 bathrooms across two-story units, offering flexible and efficient layouts for future tenants. The property has been fully gutted, making it the perfect blank canvas for a full renovation or repositioning project. Whether you're an experienced investor or a developer seeking your next value-add opportunity, this property delivers outstanding upside in a growing market.

17. 2025-11-19
    listed $169,000 Active 544-char remark

    Show marketing remark (544 chars)

    Prime Investment Opportunity -- Fully Gutted Fourplex in East Baton Rouge! Discover the potential of this South Highland Industrial Park fourplex, featuring 8 bedrooms and 8 bathrooms across two-story units, offering flexible and efficient layouts for future tenants. The property has been fully gutted, making it the perfect blank canvas for a full renovation or repositioning project. Whether you're an experienced investor or a developer seeking your next value-add opportunity, this property delivers outstanding upside in a growing market.

18. 2025-02-04
    status Active
19. 2025-01-22
    status Pending
20. 2024-12-11
    listed $189,999 Active
21. 2024-12-11
    historical
22. 2024-10-22
    price $189,999
23. 2024-10-21
    price $189,999
24. 2024-09-17
    price $199,999
25. 2024-07-08
    listed $199,999 Active
26. 2024-07-08
    listed $225,000 Active
27. 2016-12-16
    soldstatus Sold
28. 2015-07-09
    status Pending
29. 2015-06-29
    status Active
30. 2015-06-15
    status Pending
31. 2015-06-13
    listed $95,000 Active
32. 2015-06-12
    listed $95,000
33. 2014-12-10
    listed $120,000
34. 2014-12-10
    listed $120,000
35. 2005-12-07
    soldstatus $124,900

ⓘ 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: $2,013 · $168/mo
• Projected year-2 tax: $2,013 · $168/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 · 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,951
• − Mortgage interest: −$9,467
• − Property taxes: −$2,013
• − Insurance: −$845
• − Repairs & maintenance: −$2,316
• − Management: −$2,316
• − Depreciation: −$4,916
• Taxable income: $7,077
• Est. tax owed @ 24.0%: −$1,699
• After-tax cash flow: $7,679/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 — Gardere

• Score: 64/100
• State rank: #167
• US rank: #14008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardere, LA
• County: East Baton Rouge Parish · 399,686 people
• City population: 351,868
• Metro: Baton Rouge, LA
• Population (ZIP): 23,377
• Household income: $47,429
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 1879.0

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 0.63)
• Race & ethnicity: White 56% Black 21% Hispanic / Latino 13% Asian 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 2% Scotch-Irish 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Chinese 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: ▼ -56.10%
• Current HPI: 131.5382
• Rent YoY: ▲ 2.79%
• 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

+35.3% since first listed

20 events — show timeline

• 2025-11-19 Listed $169,000 AcadianaMLS
• 2025-11-19 Listed $169,000 GSREIN
• 2025-02-04 Relisted — GBRMLS
• 2025-01-22 Pending — GBRMLS
• 2024-12-11 Listed $189,999 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-10-22 Price Changed $189,999 GBRMLS
• 2024-10-21 Price Changed $189,999 AcadianaMLS
• 2024-09-17 Price Changed $199,999 GBRMLS
• 2024-07-08 Listed $225,000 GBRMLS
• 2024-07-08 Listed $199,999 AcadianaMLS
• 2016-12-16 Sold (MLS) — GBRMLS
• 2015-07-09 Pending — GBRMLS
• 2015-06-29 Relisted — GBRMLS
• 2015-06-15 Pending — GBRMLS
• 2015-06-13 Listed $95,000 GBRMLS
• 2015-06-12 Listed $95,000 AcadianaMLS
• 2014-12-10 Listed $120,000 AcadianaMLS
• 2014-12-10 Listed $120,000 GBRMLS
• 2005-12-07 Sold (Public Records) $124,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,013 · -0.4% YoY. Source: county tax records.