13469 Abraham Dr · Baton Rouge, LA 70807

$99,000

3 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 39 Days on market

Built 1982 Fair condition 0.39 ac lot $94/sqft · 35% below area Est $152k · 35% 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 +8.4/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks MLS

Great investment property

Key facts

• 0.39 acre lot
• Built 1982
• Listed 38 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.1% 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.
• Zoned schools: Crestworth Elementary School (math 17% / reading 27%, grade F, #415 of 646 statewide, top 67%, 389 students, 93% FRL); Park Forest Middle School (math 3% / reading 12%, grade F, #207 of 218 statewide, top 95%, 582 students, 78% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: 126 active listings in the ZIP; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,329/mo this rent would consume 58% of the median local household income ($28k/yr) (locally 18% 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 (-0.9%/yr); year-one equity from $684 of loan paydown is wiped out by about $862 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 (-0.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $27k (21%) 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 $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.34% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.73%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (median comp): $152,408
• List price: $99,000
• Delta: -35.04%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13309 Abraham Dr	0.09mi	3/2.0	1,200 (+14%)	3mo	$60,000	$50	66
821 New Rafe Meyer Rd	0.09mi	3/2.0	1,120 (+6%)	35mo	$145,000	$129	61
13414 Lincoln Dr	0.09mi	3/2.0	1,290 (+23%)	16mo	$215,000	$167	54
13526 Lincoln Dr	0.09mi	3/2.0	1,290 (+23%)	24mo	$215,000	$167	47
401 Cypress Dr	1.50mi	3/1.0	1,011 (-4%)	29mo	$1,450	$1	38
955 St John Ln	0.67mi	3/2.0	920 (-12%)	8mo	$147,000	$160	38
223 Gatebriar St	0.91mi	3/2.0	1,150 (+9%)	10mo	$159,000	$138	37
214 Cypress St	1.46mi	3/1.5	1,011 (-4%)	33mo	$146,500	$145	36
2706 S Magnolia Dr	1.31mi	3/2.0	1,286 (+22%)	5mo	$188,000	$146	32
1567 Groom Rd	1.50mi	3/2.0	1,121 (+7%)	23mo	$45,500	$41	31
2262 S Magnolia Dr	0.94mi	3/2.0	1,145 (+9%)	30mo	$169,000	$148	26
2424 N Magnolia Dr	1.50mi	3/1.5	1,247 (+18%)	23mo	$99,900	$80	19

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 1.64×
• Total profit: $17,740
• Equity at exit: $24,510

10-year hold

• IRR: 19.7%
• Equity multiple: 3.01×
• Total profit: $55,829
• Equity at exit: $26,263

Cash invested: $27,720 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 2 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70807

• Home prices YoY: -1.1%
• Active inventory: 126
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$103 /mo · $1,235/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $386

Break-even live

Break-even rent $840

Max offer price $99,000

Occupancy floor 66%

Sensitivity live

Price	-10% $442	-5% $414	+0% $386	+5% $358	+10% $330
Rent	-10% $281	-5% $334	+0% $386	+5% $439	+10% $491
Rate	-1.0pp $436	-0.5pp $412	base $386	+0.5pp $361	+1.0pp $335

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: $24,750
• Closing costs: $2,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Carport
• Utilities: Public waterPublic sewer
• Home design: Single-family detached residential propertyLocated in the Lincoln Heights subdivision
• Construction: Brick constructionBuilt on a slab foundationProperty built prior to or in 2026
• Exterior features: Carport

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for coolingWall furnace for heating
• Interior features: Window cooling unitsWall furnace heating

Listing history 33 events

1. 2026-07-12
   days on market $99,000 Active 39 DOM
2. 2026-07-11
   days on market $99,000 Active 38 DOM
3. 2026-07-10
   days on market $99,000 Active 37 DOM
4. 2026-07-09
   days on market $99,000 Active 36 DOM
5. 2026-07-07
   days on market $99,000 Active 34 DOM
6. 2026-07-06
   days on market $99,000 Active 33 DOM
7. 2026-07-06
   price $99,000 Active 32 DOM
8. 2026-07-05
   days on market $112,000 Active 32 DOM
9. 2026-07-04
   days on market $112,000 Active 31 DOM
10. 2026-07-03
    days on market $112,000 Active 30 DOM
11. 2026-07-02
    days on market $112,000 Active 29 DOM
12. 2026-07-01
    days on market $112,000 Active 28 DOM
13. 2026-06-30
    days on market $112,000 Active 27 DOM
14. 2026-06-29
    days on market $112,000 Active 26 DOM
15. 2026-06-28
    days on market $112,000 Active 25 DOM
16. 2026-06-28
    days on market $112,000 Active 24 DOM
17. 2026-06-27
    days on market $112,000 Active 23 DOM
18. 2026-06-25
    days on market $112,000 Active 21 DOM
19. 2026-06-23
    days on market $112,000 Active 19 DOM
20. 2026-06-22
    days on market $112,000 Active 18 DOM
21. 2026-06-18
    price $112,000 Active 15 DOM

    Show marketing remark (25 chars)

    Great investment property

22. 2026-06-18
    days on market $116,000 Active 15 DOM

    Show marketing remark (25 chars)

    Great investment property

23. 2026-06-17
    days on market $116,000 Active 14 DOM
24. 2026-06-16
    days on market $116,000 Active 13 DOM

    Show marketing remark (25 chars)

    Great investment property

25. 2026-06-16
    price $116,000 Active 12 DOM

    Show marketing remark (25 chars)

    Great investment property

26. 2026-06-15
    days on market $126,000 Active 12 DOM
27. 2026-06-14
    days on market $126,000 Active 10 DOM
28. 2026-06-10
    days on market $126,000 Active 7 DOM
29. 2026-06-09
    days on market $126,000 Active 6 DOM
30. 2026-06-08
    days on market $126,000 Active 5 DOM
31. 2026-06-07
    days on market $126,000 Active 4 DOM
32. 2026-06-05
    remarks 25-char remark
33. 2026-06-05
    listed $126,000 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: $1,235 · $103/mo
• Projected year-2 tax: $1,235 · $103/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,945
• − Mortgage interest: −$5,546
• − Property taxes: −$1,235
• − Insurance: −$495
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,880
• Taxable income: $3,239
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $3,860/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $26,300–$47,340 screening

This home is in fair condition with some minor repairs and maintenance needed. Painting and landscaping improvements can significantly increase its resale and rental value.

Repairs flagged

• Minor Painting — The exterior siding and interior walls show some discoloration and wear.
• Minor Landscaping — The landscaping is basic and could benefit from some maintenance and decorative elements.

Value-add opportunities

• Both Painting the exterior and interior — Painting can improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Landscaping can enhance the home's curb appeal and add value by making it more attractive to potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Belfair Montessori School F LA #251/646 Nat'l #21,438/41,679 Middle Park Forest Middle School F LA #207/218 Nat'l #13,619/14,009 High Scotlandville Magnet High School F LA #219/265 Nat'l #15,263/17,239

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

B Composite livability gradescore 74/100

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

• County: East Baton Rouge Parish · 464,810 people
• City population: 351,868
• Metro: Baton Rouge, LA
• Population (ZIP): 15,300
• Household income: $27,534
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 18% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (91%)
• Race & ethnicity: Black 91% Two or more races 6% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada

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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: ▼ -0.87%
• Current HPI: 78.3629
• Rent YoY: —
• Metro: Baton Rouge, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Parking: Carport
• Utilities: Public waterPublic sewer
• Home design: Single-family detached residential propertyLocated in the Lincoln Heights subdivision
• Construction: Brick constructionBuilt on a slab foundationProperty built prior to or in 2026
• Exterior features: Carport

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for coolingWall furnace for heating
• Interior features: Window cooling unitsWall furnace heating

Price history

+12.0% since first listed

12 events — show timeline

• 2026-06-18 Price Changed $112,000 AcadianaMLS
• 2026-06-18 Price Changed $112,000 GBRMLS
• 2026-06-16 Price Changed $116,000 AcadianaMLS
• 2026-06-16 Price Changed $116,000 GBRMLS
• 2026-06-03 Listed $126,000 GBRMLS
• 2026-06-03 Listed $126,000 AcadianaMLS
• 2022-03-08 Sold (Public Records) $105,000 Public Records
• 2022-03-07 Sold (MLS) — GBRMLS
• 2022-01-24 Pending — GBRMLS
• 2022-01-09 Listed $100,000 AcadianaMLS
• 2022-01-09 Listed $100,000 GBRMLS
• 1986-05-09 Sold (Public Records) — Public Records

Property tax history

+39.4%/yr

Latest (2025): $1,235 · -0.4% YoY. Source: county tax records.