10663 N Harvey Rd · Baton Rouge, LA 70815

$90,000

4 bd · 1.5 ba · 1,411 sqft · SingleFamily public records · 141 Days on market

Built 1985 0.33 ac lot $64/sqft · 42% below area Est $157k · 42% under

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Baton Rouge, La! This as-is home with good structural bones and solid layout is awaiting short sale approval. With spacious living areas and abundant natural light throughout, this property provides an ideal chance for buyers seeking a renovation project or investment. Bring your vision — this home offers the flexibility to update and enhance at your pace. All offers are subject to lender approval; property is being sold as-is. Schedule your showing today and explore the potential!

Key facts

• 0.33 acre lot
• 2 parking spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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: 165 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 ($59k/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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 26y ago; this cycle's ask has dropped $45k (33%) 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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 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: 1.84% ✓
• Cap rate: 15.08%
• Cash-on-cash: 31.39%
• DSCR: 2.40
• GRM: 4.5

CMA / ARV

• ARV (median comp): $156,506
• List price: $90,000
• Delta: -42.49%
• 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
864 Harvey Dr	0.06mi	4/2.0	1,408 (-0%)	8mo	$185,000	$131	88
10060 Karen Dr	0.35mi	4/2.0	1,450 (+3%)	8mo	$174,900	$121	70
10351 N Harvey Dr	0.17mi	3/2.0 (-1)	1,325 (-6%)	7mo	$165,000	$125	69
10724 Mollylea Dr	0.51mi	3/2.0 (-1)	1,406 (-0%)	3mo	$208,800	$149	66
10836 Mollylea Dr	0.52mi	3/2.0 (-1)	1,460 (+4%)	4mo	$149,000	$102	60
11225 Chalice Dr	0.72mi	4/2.0	1,346 (-5%)	2mo	$179,990	$134	55
11046 Catalpa St	0.48mi	4/2.0	1,300 (-8%)	14mo	$129,900	$100	51
11245 Red Oak Dr	0.52mi	3/1.5 (-1)	1,300 (-8%)	13mo	$119,900	$92	46
11189 Chalice Dr	0.69mi	3/2.0 (-1)	1,470 (+4%)	14mo	$168,000	$114	43
1625 Gwen Dr	0.46mi	3/2.0 (-1)	1,268 (-10%)	16mo	$80,000	$63	41
10465 Gerald Dr	0.69mi	3/2.0 (-1)	1,302 (-8%)	9mo	$125,000	$96	41
11244 Tams Dr	0.64mi	3/1.5 (-1)	1,272 (-10%)	16mo	$169,900	$134	36

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: 26.3%
• Equity multiple: 2.09×
• Total profit: $27,446
• Equity at exit: $13,419

10-year hold

• IRR: 33.9%
• Equity multiple: 4.10×
• Total profit: $78,138
• Equity at exit: $7,782

Cash invested: $25,200 (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 70815

• Active inventory: 165
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$472
• Tax from tax record: −$141 /mo · $1,689/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $659

Break-even live

Break-even rent $823

Max offer price $90,000

Occupancy floor 55%

Sensitivity live

Price	-10% $710	-5% $685	+0% $659	+5% $634	+10% $608
Rent	-10% $528	-5% $594	+0% $659	+5% $725	+10% $790
Rate	-1.0pp $705	-0.5pp $682	base $659	+0.5pp $636	+1.0pp $612

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
567 Sharp Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	914	$1,174	$1.28	15d	18	0.46mi
344 Burgess Pl Baton Rouge, LA	3.0	2.0	1295	$1,675	$1.29	24d	1	0.58mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	22d	1	0.66mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	15d	1	0.66mi
10950 Darryl Dr Baton Rouge, LA	1.0–4.0	1.0–3.0	1090	$1,499	$1.37	15d	86	0.79mi
11440 Bard Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1037	$1,350	$1.30	15d	1	0.84mi
1666 Rosedale Dr Baton Rouge, LA	3.0	1.5	1266	$1,500	$1.18	24d	1	0.88mi
814 Lonita St Baton Rouge, LA	3.0	2.0	1678	$1,900	$1.13	24d	1	1.01mi
9922 N Parkview Dr Baton Rouge, LA	3.0	2.0	1847	$2,500	$1.35	44d	1	1.14mi
12254 La Margie Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1001	$979	$0.98	15d	29	1.40mi

Listing history 45 events

1. 2026-06-18
   days on market $90,000 Active 141 DOM
2. 2026-06-17
   days on market $90,000 Active 140 DOM
3. 2026-06-16
   days on market $90,000 Active 139 DOM
4. 2026-06-15
   days on market $90,000 Active 138 DOM
5. 2026-06-14
   days on market $90,000 Active 136 DOM
6. 2026-06-10
   days on market $90,000 Active 133 DOM
7. 2026-06-09
   days on market $90,000 Active 132 DOM
8. 2026-06-08
   days on market $90,000 Active 131 DOM
9. 2026-06-07
   days on market $90,000 Active 130 DOM
10. 2026-06-05
    days on market $90,000 Active 127 DOM
11. 2026-06-03
    days on market $90,000 Active 126 DOM
12. 2026-06-02
    days on market $90,000 Active 125 DOM
13. 2026-06-01
    pricedays on market $90,000 Active 124 DOM
14. 2026-05-31
    days on market $135,000 Active 123 DOM
15. 2026-05-31
    days on market $135,000 Active 122 DOM
16. 2026-01-28
    listed $135,000 Active 513-char remark

    Show marketing remark (508 chars)

    Great opportunity in Baton Rouge, La! This as-is home with good structural bones and solid layout is awaiting short sale approval. With spacious living areas and abundant natural light throughout, this property provides an ideal chance for buyers seeking a renovation project or investment. Bring your vision -- this home offers the flexibility to update and enhance at your pace. All offers are subject to lender approval; property is being sold as-is. Schedule your showing today and explore the potential!

17. 2026-01-28
    listed $135,000 Active 508-char remark

    Show marketing remark (508 chars)

    Great opportunity in Baton Rouge, La! This as-is home with good structural bones and solid layout is awaiting short sale approval. With spacious living areas and abundant natural light throughout, this property provides an ideal chance for buyers seeking a renovation project or investment. Bring your vision -- this home offers the flexibility to update and enhance at your pace. All offers are subject to lender approval; property is being sold as-is. Schedule your showing today and explore the potential!

18. 2025-02-28
    listed $140,000 Active
19. 2025-02-28
    listed $140,000 Active
20. 2021-12-02
    soldstatus $145,000
21. 2021-11-29
    soldstatus Sold
22. 2021-10-22
    status Pending
23. 2021-09-30
    listed $144,500 Active
24. 2021-09-30
    listed $144,500
25. 2019-08-06
    historical
26. 2019-07-22
    price $110,000
27. 2019-07-09
    price $119,500
28. 2019-06-10
    price $125,000
29. 2019-05-24
    listed $135,000 Active
30. 2019-05-24
    listed $110,000
31. 2008-08-21
    soldstatus
32. 2008-05-13
    listed $69,900
33. 2008-05-13
    listed $69,900
34. 2006-03-31
    soldstatus $107,000
35. 2004-02-17
    soldstatus
36. 2003-10-24
    listed $54,900
37. 2003-10-24
    listed $54,900
38. 2001-05-29
    soldstatus
39. 2001-03-06
    listed $75,000
40. 2001-03-06
    listed $75,000
41. 2000-08-17
    listed $75,000
42. 2000-03-20
    soldstatus
43. 2000-03-17
    soldstatus
44. 2000-03-02
    listed $47,000
45. 2000-03-02
    listed $47,000

ⓘ 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: $1,689 · $141/mo
• Projected year-2 tax: $1,689 · $141/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 6 d/yr ≥108°F today · 17 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,891
• − Mortgage interest: −$5,041
• − Property taxes: −$1,689
• − Insurance: −$450
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$2,618
• Taxable income: $6,910
• Est. tax owed @ 24.0%: −$1,658
• After-tax cash flow: $6,253/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): 31,024
• Household income: $59,254
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1461.0

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 0.68)
• Race & ethnicity: Black 48% White 25% Hispanic / Latino 16% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Estonian 1% Iranian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 14% Vietnamese 5% 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: ▼ -145.28%
• Current HPI: 181.3654
• 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

+187.2% since first listed

30 events — show timeline

• 2026-01-28 Listed $135,000 AcadianaMLS
• 2026-01-28 Listed $135,000 GBRMLS
• 2025-02-28 Listed $140,000 AcadianaMLS
• 2025-02-28 Listed $140,000 GBRMLS
• 2021-12-02 Sold (Public Records) $145,000 Public Records
• 2021-11-29 Sold (MLS) — GBRMLS
• 2021-10-22 Pending — GBRMLS
• 2021-09-30 Listed $144,500 AcadianaMLS
• 2021-09-30 Listed $144,500 GBRMLS
• 2019-08-06 Delisted — GBRMLS
• 2019-07-22 Price Changed $110,000 GBRMLS
• 2019-07-09 Price Changed $119,500 GBRMLS
• 2019-06-10 Price Changed $125,000 GBRMLS
• 2019-05-24 Listed $110,000 AcadianaMLS
• 2019-05-24 Listed $135,000 GBRMLS
• 2008-08-21 Sold (MLS) — GBRMLS
• 2008-05-13 Listed $69,900 GBRMLS
• 2008-05-13 Listed $69,900 AcadianaMLS
• 2006-03-31 Sold (Public Records) $107,000 Public Records
• 2004-02-17 Sold (MLS) — GBRMLS
• 2003-10-24 Listed $54,900 AcadianaMLS
• 2003-10-24 Listed $54,900 GBRMLS
• 2001-05-29 Sold (MLS) — GBRMLS
• 2001-03-06 Listed $75,000 AcadianaMLS
• 2001-03-06 Listed $75,000 GBRMLS
• 2000-08-17 Listed $75,000 AcadianaMLS
• 2000-03-20 Sold (Public Records) — Public Records
• 2000-03-17 Sold (MLS) — GBRMLS
• 2000-03-02 Listed $47,000 GBRMLS
• 2000-03-02 Listed $47,000 AcadianaMLS

Property tax history

+2.8%/yr

Latest (2025): $1,689 · +4.7% YoY. Source: county tax records.