14741 Saddle Ave · Central, LA 70818

$150,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 23 Days on market

Built 1978 0.28 ac lot $100/sqft · 35% below area Est $229k · 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 +9.7/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedrooms, two full bathrooms situated on a corner lot. The kitchen includes modern cabinets with granite countertops. Large living room with vaulted ceiling and a fireplace. Master en suite. Covered carport. Detached metal shed.

Key facts

• Modern cabinets
• Vaulted ceiling
• Master en suite

Tags

• CORNER LOT
• MODERN CABINETS
• GRANITE COUNTERTOPS
• VAULTED CEILING
• FIREPLACE
• MASTER EN SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 3.2% in Central — 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 (#25 in LA, #4,761 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: amenities F, commute F.
• Central Community School District (suburban): math 50% / reading 54% proficiency, ranked #9 of 98 in LA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Central Middle School (math 48% / reading 46%, grade D+, #37 of 218 statewide, top 18%, 1,163 students, 53% FRL); Central High School (math 45% / reading 53%, grade D, #40 of 265 statewide, top 15%, 1,587 students, 47% FRL).
• Market conditions: 129 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 34% of the median local income ($78k/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 $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.47% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.02%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (median comp): $229,287
• List price: $150,000
• Delta: -34.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14741 Saddle Ave	0.00mi	3/2.0	1,500 (0%)	1mo	$150,000	$100	100
11926 Sage Dr	0.09mi	3/2.0	1,500 (0%)	10mo	$209,900	$140	87
11915 Sage Dr	0.08mi	3/2.0	1,530 (+2%)	10mo	$243,000	$159	85
11946 Sage Dr	0.07mi	3/2.0	1,637 (+9%)	9mo	$204,000	$125	74
13921 Ouachita Ave	0.56mi	3/2.0	1,472 (-2%)	10mo	$199,500	$136	62
13614 Calcasieu Ave	0.67mi	3/2.0	1,528 (+2%)	5mo	$250,000	$164	62
13951 Reed Ave	0.52mi	3/2.0	1,582 (+6%)	7mo	$230,000	$145	61
13808 Tech Dr	0.58mi	3/2.0	1,492 (-0%)	16mo	$230,000	$154	59
13623 Red River Ave	0.71mi	3/2.0	1,560 (+4%)	10mo	$225,000	$144	52
11729 Dame Dr	0.68mi	3/2.0	1,469 (-2%)	23mo	$220,000	$150	46
13820 Ouachita Ave	0.61mi	3/2.0	1,692 (+13%)	18mo	$225,000	$133	35
13717 Ouachita Ave	0.68mi	3/2.0	1,658 (+10%)	20mo	$227,500	$137	34

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $67
• Equity at exit: $22,365

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $32,083
• Equity at exit: $12,969

Cash invested: $42,000 (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 70818

• Active inventory: 129
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,199 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $379

Break-even live

Break-even rent $1,719

Max offer price $150,000

Occupancy floor 78%

Sensitivity live

Price	-10% $464	-5% $422	+0% $379	+5% $337	+10% $294
Rent	-10% $205	-5% $292	+0% $379	+5% $466	+10% $553
Rate	-1.0pp $455	-0.5pp $417	base $379	+0.5pp $340	+1.0pp $301

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15013 Forest Grove Ave Baton Rouge, LA	2.0	1.5	2000	$860	$0.43	46d	1	0.90mi
14150 Grand Settlement Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1073	$2,544	$2.37	16d	14	1.29mi

Listing history 5 events

1. 2026-05-07
   status Pending 234-char remark

   Show marketing remark (234 chars)

   Three bedrooms, two full bathrooms situated on a corner lot. The kitchen includes modern cabinets with granite countertops. Large living room with vaulted ceiling and a fireplace. Master en suite. Covered carport. Detached metal shed.

2. 2026-05-07
   status Pending 234-char remark

   Show marketing remark (234 chars)

   Three bedrooms, two full bathrooms situated on a corner lot. The kitchen includes modern cabinets with granite countertops. Large living room with vaulted ceiling and a fireplace. Master en suite. Covered carport. Detached metal shed.

3. 2026-04-13
   listed $150,000 Active 234-char remark

   Show marketing remark (234 chars)

   Three bedrooms, two full bathrooms situated on a corner lot. The kitchen includes modern cabinets with granite countertops. Large living room with vaulted ceiling and a fireplace. Master en suite. Covered carport. Detached metal shed.

4. 2026-04-13
   listed $150,000 Active 234-char remark

   Show marketing remark (234 chars)

   Three bedrooms, two full bathrooms situated on a corner lot. The kitchen includes modern cabinets with granite countertops. Large living room with vaulted ceiling and a fireplace. Master en suite. Covered carport. Detached metal shed.

5. 1990-06-06
   soldstatus

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $991 · $83/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 6/10 Major FEMA zone AE · 71% 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: $26,389
• − Mortgage interest: −$8,402
• − Property taxes: −$991
• − Insurance: −$5,868
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − Depreciation: −$4,364
• Taxable income: $2,542
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $3,939/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: Central Community School District
• NCES district ID: 2200125
• Math proficiency: 50% ▼ -32.00%
• Reading proficiency: 54% ▼ -31.00%
• Median HH income: $66,584
• Composite: 46.02/100
• National rank: #2528
• State rank: #9 of 98 in LA

Livability — Central

• Score: 74/100
• State rank: #25
• US rank: #4761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central, LA
• County: East Baton Rouge Parish · 399,686 people
• City population: 10,403
• Metro: Baton Rouge, LA
• Population (ZIP): 9,370
• Household income: $78,432
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 408.0

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 White (70%)
• Race & ethnicity: White 70% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Italian 1% Serbian 1%
• Foreign-born: 1% · 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: ▼ -132.34%
• Current HPI: 169.9642
• 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

5 events — show timeline

• 2026-05-07 Pending — AcadianaMLS
• 2026-05-07 Pending — GBRMLS
• 2026-04-13 Listed $150,000 GBRMLS
• 2026-04-13 Listed $150,000 AcadianaMLS
• 1990-06-06 Sold (Public Records) — Public Records

Property tax history

+29.5%/yr

Latest (2025): $991 · -0.4% YoY. Source: county tax records.