9910 Avenue B · Baton Rouge, LA 70807

$30,000

None bd · None ba · 2,160 sqft · SingleFamily · 31 Days on market

3,484 sqft lot

---

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

Investment opportunity! Duplex for sale featuring two 1-bedroom, 1-bath units. Property needs renovations and offers strong value-add potential. Conveniently located a short drive from Southern University, making it a great opportunity for investors or possible student housing. Tons of upside for renovation and income growth. Can be purchased in package deal with Lot 19 next door (Parcel 1175025). MLS 2026008369 Approximately 2,160 sq ft total. The buildings are currently boarded, and the seller will need to pay to have them unboarded--serious buyers only. Interior access will be granted after an accepted offer, contingent upon inspection, along with submission of proof of funds or a bank pre-approval letter for a construction/renovation loan. Measurements are not warranted by owner nor realtor.

Key facts

• Duplex for sale
• Income growth
• Conveniently located

Tags

• DUPLEX FOR SALE
• STRONG VALUE-ADD POTENTIAL
• CONVENIENTLY LOCATED
• UPSIDE FOR RENOVATION
• INCOME GROWTH

Property features AI

Finance

• Other: Located in the University Place subdivision

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential income property (duplex)
• Construction: Brick construction; Slab foundation; Built area 2,160
• Exterior features: Lot dimensions approximately 60 x 120

Interior

• Kitchen: Electric cooktop
• Heating & cooling: No central heating; No central cooling
• Interior features: Electric cooktop

What this means for you Summary

Snapshot

• This is a single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.8% 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: Crestworth Elementary School (math 17% / reading 27%, grade F, #415 of 646 statewide, top 67%, 389 students, 93% 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) — zoned schools at 77% FRL track the district average.
• Market conditions: 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,150/mo this rent would consume 50% 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 $207 of loan paydown is wiped out by about $261 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 4 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

• 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 $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 3.83% ✓
• Cap rate: 34.78%
• Cash-on-cash: 101.75%
• DSCR: 5.53
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $146,880
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9944 Avenue C	0.06mi	4/2.0	1,930 (-11%)	9mo	$179,900	$93	72
414 Elmer Ave	0.30mi	3/2.0	2,127 (-2%)	17mo	$145,000	$68	70
9776 Avenue J	0.46mi	4/1.5	1,908 (-12%)	7mo	$75,000	$39	53
1340 Progress Rd	0.69mi	3/2.0	2,076 (-4%)	16mo	$114,900	$55	48

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: —
• Equity multiple: 6.15×
• Total profit: $43,290
• Equity at exit: $7,427

10-year hold

• IRR: —
• Equity multiple: 12.76×
• Total profit: $98,776
• Equity at exit: $7,958

Cash invested: $8,400 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$26 /mo · $317/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $712

Break-even live

Break-even rent $248

Max offer price $30,000

Occupancy floor 33%

Sensitivity live

Price	-10% $729	-5% $721	+0% $712	+5% $704	+10% $695
Rent	-10% $621	-5% $667	+0% $712	+5% $758	+10% $803
Rate	-1.0pp $727	-0.5pp $720	base $712	+0.5pp $704	+1.0pp $697

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1648 Kildeer St Baton Rouge, LA	3.0	2.0	1450	$1,025	$0.71	23d	1	0.89mi

Listing history 15 events

1. 2026-06-22
   days on market $30,000 Active 31 DOM
2. 2026-06-18
   days on market $30,000 Active 28 DOM
3. 2026-06-17
   days on market $30,000 Active 27 DOM
4. 2026-06-16
   days on market $30,000 Active 26 DOM
5. 2026-06-15
   days on market $30,000 Active 25 DOM
6. 2026-06-14
   days on market $30,000 Active 23 DOM
7. 2026-06-10
   days on market $30,000 Active 20 DOM
8. 2026-06-09
   days on market $30,000 Active 19 DOM
9. 2026-06-08
   days on market $30,000 Active 18 DOM
10. 2026-06-07
    days on market $30,000 Active 17 DOM
11. 2026-06-05
    statusdays on market $30,000 Active 14 DOM
12. 2026-05-18
    status Pending 806-char remark

    Show marketing remark (806 chars)

    Investment opportunity! Duplex for sale featuring two 1-bedroom, 1-bath units. Property needs renovations and offers strong value-add potential. Conveniently located a short drive from Southern University, making it a great opportunity for investors or possible student housing. Tons of upside for renovation and income growth. Can be purchased in package deal with Lot 19 next door (Parcel 1175025). MLS 2026008369 Approximately 2,160 sq ft total. The buildings are currently boarded, and the seller will need to pay to have them unboarded--serious buyers only. Interior access will be granted after an accepted offer, contingent upon inspection, along with submission of proof of funds or a bank pre-approval letter for a construction/renovation loan. Measurements are not warranted by owner nor realtor.

13. 2026-05-18
    status Pending 812-char remark

    Show marketing remark (806 chars)

    Investment opportunity! Duplex for sale featuring two 1-bedroom, 1-bath units. Property needs renovations and offers strong value-add potential. Conveniently located a short drive from Southern University, making it a great opportunity for investors or possible student housing. Tons of upside for renovation and income growth. Can be purchased in package deal with Lot 19 next door (Parcel 1175025). MLS 2026008369 Approximately 2,160 sq ft total. The buildings are currently boarded, and the seller will need to pay to have them unboarded--serious buyers only. Interior access will be granted after an accepted offer, contingent upon inspection, along with submission of proof of funds or a bank pre-approval letter for a construction/renovation loan. Measurements are not warranted by owner nor realtor.

14. 2026-05-05
    listed $30,000 Active 806-char remark

    Show marketing remark (806 chars)

    Investment opportunity! Duplex for sale featuring two 1-bedroom, 1-bath units. Property needs renovations and offers strong value-add potential. Conveniently located a short drive from Southern University, making it a great opportunity for investors or possible student housing. Tons of upside for renovation and income growth. Can be purchased in package deal with Lot 19 next door (Parcel 1175025). MLS 2026008369 Approximately 2,160 sq ft total. The buildings are currently boarded, and the seller will need to pay to have them unboarded--serious buyers only. Interior access will be granted after an accepted offer, contingent upon inspection, along with submission of proof of funds or a bank pre-approval letter for a construction/renovation loan. Measurements are not warranted by owner nor realtor.

15. 2026-05-05
    listed $30,000 Active 812-char remark

    Show marketing remark (806 chars)

    Investment opportunity! Duplex for sale featuring two 1-bedroom, 1-bath units. Property needs renovations and offers strong value-add potential. Conveniently located a short drive from Southern University, making it a great opportunity for investors or possible student housing. Tons of upside for renovation and income growth. Can be purchased in package deal with Lot 19 next door (Parcel 1175025). MLS 2026008369 Approximately 2,160 sq ft total. The buildings are currently boarded, and the seller will need to pay to have them unboarded--serious buyers only. Interior access will be granted after an accepted offer, contingent upon inspection, along with submission of proof of funds or a bank pre-approval letter for a construction/renovation loan. Measurements are not warranted by owner nor realtor.

ⓘ 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: $317 · $26/mo
• Projected year-2 tax: $317 · $26/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: $13,800
• − Mortgage interest: −$1,680
• − Property taxes: −$317
• − Insurance: −$150
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$873
• Taxable income: $8,572
• Est. tax owed @ 24.0%: −$2,057
• After-tax cash flow: $6,490/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

+0.0% since first listed

6 events — show timeline

• 2026-06-04 Relisted — AcadianaMLS
• 2026-06-04 Relisted — GBRMLS
• 2026-05-18 Pending — AcadianaMLS
• 2026-05-18 Pending — GBRMLS
• 2026-05-05 Listed $30,000 GBRMLS
• 2026-05-05 Listed $30,000 AcadianaMLS

Property tax history

+2.4%/yr

Latest (2025): $317 · +4.7% YoY. Source: county tax records.