5224 Stumberg Ln Unit B · Baton Rouge, LA 70816

$126,900

3 bd · 2.0 ba · 1,169 sqft · Condo public records · 244 Days on market

Built 2007 $109/sqft · at area comps Est $123k · at est. $23/mo HOA · 2% of rent

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Why this score? — see what drove the C- 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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +6.2/15.0
• 1% rule +5.7/10.0
• 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

INVESTOR SPECIAL! This is a single story, first floor unit which is very convenient. The home features 3 bedrooms and 2 bathrooms. All of the bedrooms have great closet space. The bathrooms has decorative bead board. The kitchen is open to the dining room/breakfast area. No carpet in this home! Off of the breakfast area there is a sliding glass door that leads to the private patio. Laundry room is inside the unit, and has plenty of storage. RENTED FOR $1,300 til next year

Key facts

• Plenty of storage
• First floor unit
• Open to dining room

Tags

• FIRST FLOOR UNIT
• GREAT CLOSET SPACE
• DECORATIVE BEAD BOARD
• OPEN TO DINING ROOM
• PRIVATE PATIO
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $127k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 flat; 250 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $877 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.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 16y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $111,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.07% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (median comp): $123,219
• List price: $126,900
• Delta: 2.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.16% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.73×
• Total profit: $-9,541
• Equity at exit: $18,921

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-3,859
• Equity at exit: $10,972

Cash invested: $35,532 (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 70816

• Rents YoY: 0.2%
• Active inventory: 250
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$665
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$53
• HOA: −$23
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $232

Break-even live

Break-even rent $1,059

Max offer price $126,900

Occupancy floor 78%

Sensitivity live

Price	-10% $304	-5% $268	+0% $232	+5% $196	+10% $160
Rent	-10% $125	-5% $179	+0% $232	+5% $286	+10% $339
Rate	-1.0pp $296	-0.5pp $264	base $232	+0.5pp $199	+1.0pp $166

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: $31,725
• Closing costs: $3,807
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12784 Brogdon Ln Unit 12784-H Baton Rouge, LA	2.0	2.0	1100	$1,100	$1.00	45d	1	0.03mi
5159 S Oaks Dr Baton Rouge, LA	2.0	2.5	1200	$1,500	$1.25	45d	1	0.06mi
12757 Coursey Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	870	$1,049	$1.21	15d	19	0.55mi
4360 Stumberg Ln Baton Rouge, LA	2.0	2.5	1100	$1,300	$1.18	45d	1	0.64mi
6212 Stumberg Ln Baton Rouge, LA	3.0	2.0	1424	$1,500	$1.05	45d	1	0.66mi
12138 Coursey Blvd #1 Baton Rouge, LA	2.0	1.5	1150	$1,550	$1.35	24d	1	0.66mi
4138 Stumberg Ln Baton Rouge, LA	3.0	2.0	1477	$1,925	$1.30	45d	1	0.68mi
4126 Stumberg Ln Baton Rouge, LA	3.0	2.0	1480	$2,150	$1.45	15d	1	0.69mi
11850 Wentling Ave Baton Rouge, LA	1.0–2.0	1.0–1.5	870	$1,278	$1.47	15d	20	0.71mi
13675 Coursey Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	951	$1,300	$1.37	45d	23	0.86mi
14020 Tiger Bend Rd Apt 4 Baton Rouge, LA	2.0	1.5	1176	$1,100	$0.94	45d	1	1.08mi
14020 Tiger Bend Rd Apt 11 Baton Rouge, LA	2.0	1.5	1176	$1,100	$0.94	24d	1	1.10mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	840	$1,450	$1.73	45d	1	1.28mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	24d	1	1.28mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	24d	1	1.31mi
11888 Longridge Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	869	$797	$0.92	15d	5	1.43mi
5960 Siegen Ln Baton Rouge, LA	1.0–2.0	1.0–2.0	1006	$1,386	$1.38	15d	8	1.48mi

HOA detail condo

• Monthly dues: $23 · $276/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 43 events

1. 2026-06-18
   days on market $126,900 Active 244 DOM
2. 2026-06-17
   days on market $126,900 Active 243 DOM
3. 2026-06-16
   days on market $126,900 Active 242 DOM
4. 2026-06-15
   days on market $126,900 Active 241 DOM
5. 2026-06-14
   days on market $126,900 Active 239 DOM
6. 2026-06-10
   days on market $126,900 Active 236 DOM
7. 2026-06-09
   days on market $126,900 Active 235 DOM
8. 2026-06-08
   days on market $126,900 Active 234 DOM
9. 2026-06-07
   days on market $126,900 Active 233 DOM
10. 2026-06-05
    days on market $126,900 Active 230 DOM
11. 2026-06-03
    days on market $126,900 Active 229 DOM
12. 2026-06-02
    days on market $126,900 Active 228 DOM
13. 2026-06-01
    days on market $126,900 Active 227 DOM
14. 2026-05-31
    days on market $126,900 Active 226 DOM
15. 2026-05-31
    days on market $126,900 Active 225 DOM
16. 2026-02-13
    price $126,900 476-char remark

    Show marketing remark (476 chars)

    INVESTOR SPECIAL! This is a single story, first floor unit which is very convenient. The home features 3 bedrooms and 2 bathrooms. All of the bedrooms have great closet space. The bathrooms has decorative bead board. The kitchen is open to the dining room/breakfast area. No carpet in this home! Off of the breakfast area there is a sliding glass door that leads to the private patio. Laundry room is inside the unit, and has plenty of storage. RENTED FOR $1,300 til next year

17. 2026-02-13
    price $126,900 476-char remark

    Show marketing remark (476 chars)

    INVESTOR SPECIAL! This is a single story, first floor unit which is very convenient. The home features 3 bedrooms and 2 bathrooms. All of the bedrooms have great closet space. The bathrooms has decorative bead board. The kitchen is open to the dining room/breakfast area. No carpet in this home! Off of the breakfast area there is a sliding glass door that leads to the private patio. Laundry room is inside the unit, and has plenty of storage. RENTED FOR $1,300 til next year

18. 2025-12-10
    price $134,900 476-char remark

    Show marketing remark (476 chars)

    INVESTOR SPECIAL! This is a single story, first floor unit which is very convenient. The home features 3 bedrooms and 2 bathrooms. All of the bedrooms have great closet space. The bathrooms has decorative bead board. The kitchen is open to the dining room/breakfast area. No carpet in this home! Off of the breakfast area there is a sliding glass door that leads to the private patio. Laundry room is inside the unit, and has plenty of storage. RENTED FOR $1,300 til next year

19. 2025-12-10
    price $134,900 476-char remark

    Show marketing remark (476 chars)

    INVESTOR SPECIAL! This is a single story, first floor unit which is very convenient. The home features 3 bedrooms and 2 bathrooms. All of the bedrooms have great closet space. The bathrooms has decorative bead board. The kitchen is open to the dining room/breakfast area. No carpet in this home! Off of the breakfast area there is a sliding glass door that leads to the private patio. Laundry room is inside the unit, and has plenty of storage. RENTED FOR $1,300 til next year

20. 2025-10-16
    listed $139,000 Active 476-char remark

    Show marketing remark (476 chars)

    INVESTOR SPECIAL! This is a single story, first floor unit which is very convenient. The home features 3 bedrooms and 2 bathrooms. All of the bedrooms have great closet space. The bathrooms has decorative bead board. The kitchen is open to the dining room/breakfast area. No carpet in this home! Off of the breakfast area there is a sliding glass door that leads to the private patio. Laundry room is inside the unit, and has plenty of storage. RENTED FOR $1,300 til next year

21. 2025-10-16
    listed $139,000 Active 476-char remark

    Show marketing remark (476 chars)

    INVESTOR SPECIAL! This is a single story, first floor unit which is very convenient. The home features 3 bedrooms and 2 bathrooms. All of the bedrooms have great closet space. The bathrooms has decorative bead board. The kitchen is open to the dining room/breakfast area. No carpet in this home! Off of the breakfast area there is a sliding glass door that leads to the private patio. Laundry room is inside the unit, and has plenty of storage. RENTED FOR $1,300 til next year

22. 2024-02-05
    soldstatus
23. 2024-01-18
    listed $1,250
24. 2022-03-16
    soldstatus Sold
25. 2022-02-25
    status Pending
26. 2022-02-23
    listed $115,000 Active
27. 2022-02-23
    listed $115,000
28. 2020-07-10
    soldstatus
29. 2020-05-15
    listed $1,000
30. 2018-07-15
    soldstatus
31. 2018-06-16
    historical
32. 2018-05-21
    listed $1,000
33. 2018-05-12
    price $105,000
34. 2018-03-06
    listed $109,900 Active
35. 2018-03-06
    listed $105,000
36. 2016-09-01
    soldstatus
37. 2016-08-08
    historical
38. 2016-05-27
    listed $120,000 Active
39. 2016-05-27
    listed $120,000
40. 2016-05-27
    listed $1,000
41. 2010-03-05
    listed $120,000
42. 2010-03-05
    listed $120,000
43. 2007-03-06
    soldstatus $111,800

ⓘ 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: $1,141 · $95/mo
• Projected year-2 tax: $1,141 · $95/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,232
• − Mortgage interest: −$7,108
• − Property taxes: −$1,141
• − Insurance: −$634
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − HOA: −$276
• − Depreciation: −$3,692
• Taxable income: $783
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $2,598/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): 45,718
• Household income: $67,353
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 2162.0

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 0.67)
• Race & ethnicity: Black 41% White 38% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 1% Hispanic 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 9% Chinese 1% Other Indo-European 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: ▼ -161.21%
• Current HPI: 157.3823
• Rent YoY: ▲ 0.16%
• 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

+13.5% since first listed

28 events — show timeline

• 2026-02-13 Price Changed $126,900 AcadianaMLS
• 2026-02-13 Price Changed $126,900 GBRMLS
• 2025-12-10 Price Changed $134,900 AcadianaMLS
• 2025-12-10 Price Changed $134,900 GBRMLS
• 2025-10-16 Listed $139,000 GBRMLS
• 2025-10-16 Listed $139,000 AcadianaMLS
• 2024-02-05 Sold (MLS) — GBRMLS
• 2024-01-18 Listed $1,250 GBRMLS
• 2022-03-16 Sold (MLS) — GBRMLS
• 2022-02-25 Pending — GBRMLS
• 2022-02-23 Listed $115,000 AcadianaMLS
• 2022-02-23 Listed $115,000 GBRMLS
• 2020-07-10 Sold (MLS) — GBRMLS
• 2020-05-15 Listed $1,000 GBRMLS
• 2018-07-15 Sold (MLS) — GBRMLS
• 2018-06-16 Delisted — GBRMLS
• 2018-05-21 Listed $1,000 GBRMLS
• 2018-05-12 Price Changed $105,000 GBRMLS
• 2018-03-06 Listed $105,000 AcadianaMLS
• 2018-03-06 Listed $109,900 GBRMLS
• 2016-09-01 Sold (MLS) — GBRMLS
• 2016-08-08 Delisted — GBRMLS
• 2016-05-27 Listed $120,000 GBRMLS
• 2016-05-27 Listed $1,000 GBRMLS
• 2016-05-27 Listed $120,000 AcadianaMLS
• 2010-03-05 Listed $120,000 AcadianaMLS
• 2010-03-05 Listed $120,000 GBRMLS
• 2007-03-06 Sold (Public Records) $111,800 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,141 · +4.7% YoY. Source: county tax records.