8508 Summa Ave Unit P9 · Baton Rouge, LA 70809

$104,000

1 bd · 1.5 ba · 877 sqft · Condo public records · 202 Days on market

Built 1984 $200/mo HOA · 18% of rent

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Why this score? — see what drove the D 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 +12.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great two-story condo with large primary bedroom upstairs with bathroom. Spacious walk-in closet with attic storage. Located in Parklyn Chase, conveniently between OLOL and Baton Rouge General community pool and clubhouse as well. Move-in ready!

Key facts

• Clubhouse
• Community pool
• Walk-in closet

Tags

• TWO-STORY CONDO
• LARGE PRIMARY BEDROOM
• WALK-IN CLOSET
• ATTIC STORAGE
• COMMUNITY POOL
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $104k.

Deal economics

• At list price, monthly cash flow is $-25 ($-305/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (4.3% below list).
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% 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 (+2.2%/yr); 254 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent is only 16% of the median local income ($80k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $719 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) 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 $91,520 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-19,265
• Equity at exit: $15,507

10-year hold

• IRR: -13.6%
• Equity multiple: 0.24×
• Total profit: $-22,063
• Equity at exit: $8,992

Cash invested: $29,120 (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 70809

• Rents YoY: 2.2%
• Active inventory: 254
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,094 high
• Mortgage (P&I): −$545
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$43
• HOA: −$200
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-25

Break-even live

Break-even rent $1,126

Max offer price $99,515

Occupancy floor 97%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5243 Butter Creek Ln Unit H02 Baton Rouge, LA	1.0	1.0	725	$1,100	$1.52	43d	1	0.05mi
5222 Butter Creek Ln Unit E2 Baton Rouge, LA	1.0	1.0	600	$1,075	$1.79	43d	1	0.06mi
8010 Pennth Ave Apt B Baton Rouge, LA	2.0	2.0	1050	$1,250	$1.19	14d	1	0.36mi
5431 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	956	$1,025	$1.07	14d	10	0.42mi
7743 Bles Ave Unit 1B Baton Rouge, LA	2.0	2.0	1050	$1,000	$0.95	23d	1	0.70mi
7836 Bles Ave Unit C Baton Rouge, LA	2.0	2.0	900	$950	$1.06	23d	1	0.72mi
4155 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1140	$1,176	$1.03	14d	12	0.93mi
7248 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	850	$1,350	$1.59	23d	4	0.96mi
1859 Southpointe Dr #3 Baton Rouge, LA	2.0	1.5	1113	$950	$0.85	43d	1	1.00mi
7250 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	896	$1,278	$1.43	14d	24	1.03mi
1744 Cedar Lake Dr Unit D Baton Rouge, LA	2.0	2.0	850	$950	$1.12	43d	1	1.03mi
1714 Cedar Lake Dr Apt D Baton Rouge, LA	2.0	2.0	875	$950	$1.09	43d	1	1.04mi
1754 Cedar Lake Dr Apt A Baton Rouge, LA	2.0	2.0	850	$950	$1.12	43d	1	1.05mi
1612 Cedar Lake Dr Unit A Baton Rouge, LA	2.0	2.0	875	$900	$1.03	23d	1	1.08mi
1643 Cedar Lake Dr Unit C Baton Rouge, LA	2.0	1.5	950	$850	$0.89	43d	1	1.08mi
1654 Clear Lake Ave Unit A Baton Rouge, LA	2.0	2.0	850	$850	$1.00	14d	1	1.12mi
10201 Park Rowe Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1036	$1,417	$1.37	14d	18	1.24mi
10156 Perkins Rowe Baton Rouge, LA	1.0–4.0	1.0–4.0	1433	$1,488	$1.04	14d	23	1.27mi
8008 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1071	$1,522	$1.42	14d	10	1.29mi
10231 The Grove Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	919	$1,130	$1.23	14d	50	1.31mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-04-14
   price $104,000 245-char remark

   Show marketing remark (245 chars)

   Great two-story condo with large primary bedroom upstairs with bathroom. Spacious walk-in closet with attic storage. Located in Parklyn Chase, conveniently between OLOL and Baton Rouge General community pool and clubhouse as well. Move-in ready!

2. 2026-04-14
   price $104,000 245-char remark

   Show marketing remark (245 chars)

   Great two-story condo with large primary bedroom upstairs with bathroom. Spacious walk-in closet with attic storage. Located in Parklyn Chase, conveniently between OLOL and Baton Rouge General community pool and clubhouse as well. Move-in ready!

3. 2026-03-10
   price $106,900 245-char remark

   Show marketing remark (245 chars)

   Great two-story condo with large primary bedroom upstairs with bathroom. Spacious walk-in closet with attic storage. Located in Parklyn Chase, conveniently between OLOL and Baton Rouge General community pool and clubhouse as well. Move-in ready!

4. 2026-03-10
   price $106,900 245-char remark

   Show marketing remark (245 chars)

   Great two-story condo with large primary bedroom upstairs with bathroom. Spacious walk-in closet with attic storage. Located in Parklyn Chase, conveniently between OLOL and Baton Rouge General community pool and clubhouse as well. Move-in ready!

5. 2025-12-16
   price $109,900 245-char remark

   Show marketing remark (245 chars)

   Great two-story condo with large primary bedroom upstairs with bathroom. Spacious walk-in closet with attic storage. Located in Parklyn Chase, conveniently between OLOL and Baton Rouge General community pool and clubhouse as well. Move-in ready!

6. 2025-12-16
   price $109,900 245-char remark

   Show marketing remark (245 chars)

   Great two-story condo with large primary bedroom upstairs with bathroom. Spacious walk-in closet with attic storage. Located in Parklyn Chase, conveniently between OLOL and Baton Rouge General community pool and clubhouse as well. Move-in ready!

7. 2025-12-01
   price $111,500 245-char remark

   Show marketing remark (245 chars)

   Great two-story condo with large primary bedroom upstairs with bathroom. Spacious walk-in closet with attic storage. Located in Parklyn Chase, conveniently between OLOL and Baton Rouge General community pool and clubhouse as well. Move-in ready!

8. 2025-12-01
   price $111,500 245-char remark

   Show marketing remark (245 chars)

   Great two-story condo with large primary bedroom upstairs with bathroom. Spacious walk-in closet with attic storage. Located in Parklyn Chase, conveniently between OLOL and Baton Rouge General community pool and clubhouse as well. Move-in ready!

9. 2025-11-05
   listed $113,500 Active 245-char remark

   Show marketing remark (245 chars)

   Great two-story condo with large primary bedroom upstairs with bathroom. Spacious walk-in closet with attic storage. Located in Parklyn Chase, conveniently between OLOL and Baton Rouge General community pool and clubhouse as well. Move-in ready!

10. 2025-11-05
    listed $113,500 Active 245-char remark

    Show marketing remark (245 chars)

    Great two-story condo with large primary bedroom upstairs with bathroom. Spacious walk-in closet with attic storage. Located in Parklyn Chase, conveniently between OLOL and Baton Rouge General community pool and clubhouse as well. Move-in ready!

11. 2008-04-14
    soldstatus $102,000

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,208 · $101/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 · 20 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: $13,124
• − Mortgage interest: −$5,826
• − Property taxes: −$1,208
• − Insurance: −$520
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − HOA: −$2,400
• − Depreciation: −$3,025
• Taxable loss: −$1,955
• Est. tax savings @ 24.0%: +$469
• After-tax cash flow: $164/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

• County: East Baton Rouge Parish · 399,686 people
• City population: 351,868
• Metro: Baton Rouge, LA
• Population (ZIP): 25,732
• Household income: $79,967
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 830.0

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 0.56)
• Race & ethnicity: White 62% Black 23% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Arabic 2%

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: ▼ -205.49%
• Current HPI: 154.7018
• Rent YoY: ▲ 2.16%
• 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

+2.0% since first listed

11 events — show timeline

• 2026-04-14 Price Changed $104,000 AcadianaMLS
• 2026-04-14 Price Changed $104,000 GBRMLS
• 2026-03-10 Price Changed $106,900 AcadianaMLS
• 2026-03-10 Price Changed $106,900 GBRMLS
• 2025-12-16 Price Changed $109,900 AcadianaMLS
• 2025-12-16 Price Changed $109,900 GBRMLS
• 2025-12-01 Price Changed $111,500 AcadianaMLS
• 2025-12-01 Price Changed $111,500 GBRMLS
• 2025-11-05 Listed $113,500 GBRMLS
• 2025-11-05 Listed $113,500 AcadianaMLS
• 2008-04-14 Sold (Public Records) $102,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,208 · -0.5% YoY. Source: county tax records.