2758 Badley Rd · Baton Rouge, LA 70807

$64,900

3 bd · 1.5 ba · 1,396 sqft · SingleFamily public records · 24 Days on market

Built 1953

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Great Investment Opportunity! Located just minutes from Southern University, and convenient access to I-110 and I-10 and public transportation. This three-bedroom, one-and-a-half-bath home is great for first time homeowners looking for a light fixer-upper or investors looking for a flip with only minimal updates needed. Don't miss your chance and schedule today!

Key facts

• Parking
• Built 1953
• Listed 24 days

Tags

• CONVENIENT ACCESS TO I-110
• CONVENIENT ACCESS TO I-10
• PUBLIC TRANSPORTATION

Property features AI

Exterior

• Parking: One parking space
• Utilities: Public water; Public sewer
• Home design: Raised foundation
• Construction: Brick construction; Asphalt roof
• Exterior features: Outside city limits; Rectangular lot

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Total of 4 rooms; Property in poor condition

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 4.2% 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: Belfair Montessori School (math 27% / reading 47%, grade F, #251 of 646 statewide, top 41%, 264 students, 69% 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).
• Market conditions: 102 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,442/mo this rent would consume 63% of the median local household income ($28k/yr) (locally 1092% 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 $449 of loan paydown is wiped out by about $565 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 14y 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

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $63,926 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.22% ✓
• Cap rate: 19.21%
• Cash-on-cash: 46.13%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $139,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2635 79th Ave	0.26mi	3/1.0	1,412 (+1%)	7mo	$143,000	$101	78
2461 Lark St	0.18mi	3/2.0	1,300 (-7%)	2mo	$164,000	$126	77
2624 78th Ave	0.36mi	3/2.0	1,424 (+2%)	18mo	$138,000	$97	63
2435 Lark St	0.21mi	3/1.0	1,284 (-8%)	16mo	$39,900	$31	62
2423 Lark St	0.22mi	3/1.5	1,247 (-11%)	20mo	$49,900	$40	56
2785 75th Ave	0.45mi	3/2.0	1,446 (+4%)	21mo	$144,000	$100	54
1881 Snipe St	0.53mi	4/2.0 (+1)	1,300 (-7%)	10mo	$40,000	$31	49
2756 74th Ave	0.53mi	4/2.0 (+1)	1,220 (-13%)	9mo	$155,000	$127	40
1970 78th Ave	0.58mi	3/2.0	1,527 (+9%)	19mo	$175,000	$115	39
2430 Mcban Cir	0.46mi	3/1.5	1,225 (-12%)	23mo	$70,000	$57	39

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: 46.3%
• Equity multiple: 3.20×
• Total profit: $39,995
• Equity at exit: $16,068

10-year hold

• IRR: 49.9%
• Equity multiple: 6.39×
• Total profit: $97,859
• Equity at exit: $17,217

Cash invested: $18,172 (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 70807

• Home prices YoY: -1.1%
• Active inventory: 102
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$340
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $698

Break-even live

Break-even rent $558

Max offer price $64,900

Occupancy floor 47%

Sensitivity live

Price	-10% $735	-5% $717	+0% $698	+5% $680	+10% $662
Rent	-10% $585	-5% $642	+0% $698	+5% $755	+10% $812
Rate	-1.0pp $731	-0.5pp $715	base $698	+0.5pp $682	+1.0pp $665

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1945 77th Ave Baton Rouge, LA	3.0	2.0	1416	$1,650	$1.17	25d	1	0.65mi
2127 71st Ave Baton Rouge, LA	4.0	2.0	1734	$1,600	$0.92	25d	1	0.80mi
1848 73rd Ave Baton Rouge, LA	4.0	2.0	1139	$1,600	$1.40	16d	1	0.86mi
1648 Kildeer St Baton Rouge, LA	3.0	2.0	1450	$1,025	$0.71	23d	1	1.24mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	45d	1	1.27mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	25d	1	1.27mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	21d	1	1.27mi

Listing history 49 events

1. 2026-06-22
   days on market $64,900 Active 24 DOM
2. 2026-06-18
   days on market $64,900 Active 21 DOM
3. 2026-06-17
   days on market $64,900 Active 20 DOM
4. 2026-06-16
   days on market $64,900 Active 19 DOM
5. 2026-06-15
   days on market $64,900 Active 18 DOM
6. 2026-06-14
   days on market $64,900 Active 16 DOM
7. 2026-06-10
   days on market $64,900 Active 13 DOM
8. 2026-06-09
   days on market $64,900 Active 12 DOM
9. 2026-06-08
   days on market $64,900 Active 11 DOM
10. 2026-06-07
    days on market $64,900 Active 10 DOM
11. 2026-06-05
    days on market $64,900 Active 7 DOM
12. 2026-06-03
    days on market $64,900 Active 6 DOM
13. 2026-06-02
    days on market $64,900 Active 5 DOM
14. 2026-06-01
    days on market $64,900 Active 4 DOM
15. 2026-05-31
    days on market $64,900 Active 3 DOM
16. 2026-05-31
    days on market $64,900 Active 2 DOM
17. 2026-01-07
    price $64,900
18. 2026-01-07
    price $64,900
19. 2026-01-05
    price $64,000
20. 2026-01-05
    price $64,000
21. 2025-12-29
    status Active
22. 2025-11-29
    price $69,900
23. 2025-11-12
    price $69,900
24. 2025-10-28
    price $74,900
25. 2025-10-28
    price $74,900
26. 2025-08-30
    price $79,900
27. 2025-08-30
    price $79,900
28. 2025-07-31
    listed $84,900 Active
29. 2025-07-30
    listed $84,900 Active
30. 2024-08-11
    historical $1,000
31. 2024-07-23
    listed $1,000
32. 2024-01-26
    historical
33. 2023-12-30
    price $89,900
34. 2023-12-07
    status Active
35. 2023-11-30
    status Pending
36. 2023-06-08
    historical
37. 2023-05-08
    listed $99,900 Active
38. 2023-05-08
    listed $89,900
39. 2018-11-20
    historical
40. 2018-11-14
    price $69,900
41. 2018-10-03
    price $74,900
42. 2018-07-31
    price $79,900
43. 2018-07-17
    price $85,900
44. 2018-07-02
    listed $89,900 Active
45. 2018-07-02
    listed $69,900
46. 2013-08-28
    listed $58,000
47. 2013-08-28
    listed $58,000
48. 2012-08-22
    listed $58,000
49. 2012-08-22
    listed $58,000

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $884 · $74/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,310
• − Mortgage interest: −$3,635
• − Property taxes: −$884
• − Insurance: −$324
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$1,888
• Taxable income: $7,808
• Est. tax owed @ 24.0%: −$1,874
• After-tax cash flow: $6,508/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

• Census place: Baton Rouge, LA
• County: East Baton Rouge Parish · 399,686 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: 1092.0

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

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

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

+11.9% since first listed

35 events — show timeline

• 2026-05-27 Listed $64,900 GSREIN
• 2026-05-27 Listed $64,900 AcadianaMLS
• 2026-01-07 Price Changed $64,900 AcadianaMLS
• 2026-01-07 Price Changed $64,900 GBRMLS
• 2026-01-05 Price Changed $64,000 AcadianaMLS
• 2026-01-05 Price Changed $64,000 GBRMLS
• 2025-12-29 Relisted — GBRMLS
• 2025-11-29 Price Changed $69,900 AcadianaMLS
• 2025-11-12 Price Changed $69,900 GBRMLS
• 2025-10-28 Price Changed $74,900 AcadianaMLS
• 2025-10-28 Price Changed $74,900 GBRMLS
• 2025-08-30 Price Changed $79,900 AcadianaMLS
• 2025-08-30 Price Changed $79,900 GBRMLS
• 2025-07-31 Listed $84,900 GBRMLS
• 2025-07-30 Listed $84,900 AcadianaMLS
• 2024-08-11 Rental Removed $1,000 BUILDIUM
• 2024-07-23 Listed for Rent $1,000 BUILDIUM
• 2024-01-26 Delisted — GBRMLS
• 2023-12-30 Price Changed $89,900 GBRMLS
• 2023-12-07 Relisted — GBRMLS
• 2023-11-30 Pending — GBRMLS
• 2023-06-08 Rental Removed — BUILDIUM
• 2023-05-08 Listed $89,900 AcadianaMLS
• 2023-05-08 Listed $99,900 GBRMLS
• 2018-11-20 Delisted — GBRMLS
• 2018-11-14 Price Changed $69,900 GBRMLS
• 2018-10-03 Price Changed $74,900 GBRMLS
• 2018-07-31 Price Changed $79,900 GBRMLS
• 2018-07-17 Price Changed $85,900 GBRMLS
• 2018-07-02 Listed $69,900 AcadianaMLS
• 2018-07-02 Listed $89,900 GBRMLS
• 2013-08-28 Listed $58,000 AcadianaMLS
• 2013-08-28 Listed $58,000 GBRMLS
• 2012-08-22 Listed $58,000 AcadianaMLS
• 2012-08-22 Listed $58,000 GBRMLS

Property tax history

+2.4%/yr

Latest (2025): $884 · +4.7% YoY. Source: county tax records.