526 N 24th St · Baton Rouge, LA 70802

$90,000

3 bd · 1.0 ba · 1,281 sqft · SingleFamily public records · 58 Days on market

Built 1984 3,484 sqft lot $70/sqft · 30% below area Est $129k · 30% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all buyers. This is an incredible investment opportunity in the heart of Baton Rouge featuring 3 bedroom, 1-bathroom home, renting at $875 per month with a $800 deposit. This property is an ideal addition to your real estate portfolio or start your portfolio. Set appointments quick. This opportunity is a hot commodity and won't last long.

Key facts

• 3,484 sq ft lot
• 2 parking spots
• Built 1984

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$128,573) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 fast (+6.6%/yr); 188 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,325/mo this rent would consume 46% of the median local household income ($34k/yr) (locally 1831% 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 (-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 + 6.6% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 25y ago; this cycle's ask has dropped $5k (5%) 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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: 1.47% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.94%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (median comp): $128,573
• List price: $90,000
• Delta: -30.00%
• 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
421 N 24th St	0.08mi	3/2.0	1,197 (-7%)	1mo	$190,000	$159	80
154 Belleview Dr	0.40mi	3/2.0	1,295 (+1%)	2mo	$232,900	$180	74
2482 Louisiana Ave	0.48mi	3/2.0	1,225 (-4%)	5mo	$265,000	$216	62
2812 North St	0.23mi	3/2.0	1,152 (-10%)	8mo	$140,000	$122	62
760 N 29th St	0.32mi	2/1.5 (-1)	1,135 (-11%)	1mo	$105,000	$93	58
2513 Jura St	0.65mi	3/2.0	1,234 (-4%)	2mo	$275,000	$223	58
905 N 17th St	0.59mi	3/2.0	1,217 (-5%)	6mo	$155,000	$127	55
1842 Government St	0.73mi	3/1.0	1,411 (+10%)	1mo	$235,000	$167	48
219 Westmoreland Dr	0.72mi	2/1.5 (-1)	1,366 (+7%)	0mo	$180,000	$132	48
2170 Oleander St	0.75mi	2/1.0 (-1)	1,368 (+7%)	6mo	$310,000	$227	44
3420 Main St	0.53mi	2/1.0 (-1)	1,118 (-13%)	6mo	$54,500	$49	44
716 N 36th St	0.64mi	3/2.0	1,100 (-14%)	8mo	$49,000	$45	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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.83×
• Total profit: $21,040
• Equity at exit: $13,419

10-year hold

• IRR: 30.2%
• Equity multiple: 4.16×
• Total profit: $79,668
• 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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$472
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $482

Break-even live

Break-even rent $715

Max offer price $90,000

Occupancy floor 59%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	23d	1	0.36mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	44d	1	0.53mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	14d	1	0.61mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	0.62mi
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	21d	1	0.63mi
3044 Wilshire Dr Baton Rouge, LA	3.0	2.0	1734	$2,350	$1.36	14d	1	0.65mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	0.65mi
1346 Main St Unit A Baton Rouge, LA	3.0	2.0	1200	$1,600	$1.33	44d	1	0.69mi
623 S Eugene St Unit 1 Baton Rouge, LA	2.0	1.0	980	$1,400	$1.43	44d	1	0.73mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	23d	1	0.79mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	14d	1	0.83mi
718 Park Blvd Unit 1 Baton Rouge, LA	2.0	1.0	1189	$1,500	$1.26	23d	1	0.84mi
755 Arlington Ave Baton Rouge, LA	4.0	2.5	1760	$2,250	$1.28	19d	1	0.84mi
239 West Dr Baton Rouge, LA	2.0	1.0	1428	$1,250	$0.88	23d	1	0.85mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	0.87mi
866 Arlington Ave Unit 206 Baton Rouge, LA	2.0	1.0	950	$895	$0.94	44d	1	0.90mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	23d	1	0.91mi
878 Kenmore Ave Unit C Baton Rouge, LA	2.0	1.0	1100	$1,000	$0.91	21d	1	0.92mi
802 S 18th St Baton Rouge, LA	3.0	2.0	1293	$1,690	$1.31	23d	1	0.93mi
925 Rittiner Dr Unit 927 Baton Rouge, LA	3.0	1.0	1147	$1,250	$1.09	44d	1	0.93mi
1035 Rittiner Dr Baton Rouge, LA	3.0	1.0	1145	$1,200	$1.05	14d	1	0.98mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	14d	1	0.99mi
3711 Cole Dr #3 Baton Rouge, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	0.99mi
999 N 9th St Apt 219 Baton Rouge, LA	3.0	2.0	1050	$1,185	$1.13	14d	1	1.08mi
999 N 9th St Apt 319 Baton Rouge, LA	3.0	2.0	1050	$1,085	$1.03	44d	1	1.08mi
999 N 9th St Unit 419 Baton Rouge, LA	3.0	2.0	1050	$1,170	$1.11	23d	1	1.08mi
759 Spanish Town Rd Baton Rouge, LA	2.0	1.0	1176	$1,650	$1.40	44d	1	1.12mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	23d	1	1.16mi
422 Glenmore Ave Baton Rouge, LA	3.0	2.0	1307	$1,700	$1.30	23d	1	1.18mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	23d	1	1.19mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,353	$1.75	14d	6	1.20mi
1702 Terrace Ave Baton Rouge, LA	4.0	2.0	1117	$1,400	$1.25	23d	1	1.22mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	23d	1	1.23mi
625 Convention St Baton Rouge, LA	1.0–2.0	1.0–2.0	883	$1,818	$2.06	14d	9	1.25mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	23d	1	1.28mi
1430 S 17th St Baton Rouge, LA	3.0	2.0	1136	$3,499	$3.08	44d	1	1.29mi
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	23d	1	1.29mi
850 N 5th St Unit 208 Baton Rouge, LA	2.0	1.0	1000	$1,225	$1.23	14d	1	1.29mi
4743 Florida Blvd Baton Rouge, LA	2.0	1.0	947	$789	$0.83	14d	3	1.31mi
636 Napoleon St Baton Rouge, LA	2.0	1.0	1065	$1,650	$1.55	14d	1	1.40mi

Listing history 37 events

1. 2026-06-18
   days on market $90,000 Active 58 DOM
2. 2026-06-17
   days on market $90,000 Active 57 DOM
3. 2026-06-16
   days on market $90,000 Active 56 DOM
4. 2026-06-15
   days on market $90,000 Active 55 DOM
5. 2026-06-14
   days on market $90,000 Active 53 DOM
6. 2026-06-10
   days on market $90,000 Active 50 DOM
7. 2026-06-09
   days on market $90,000 Active 49 DOM
8. 2026-06-08
   days on market $90,000 Active 48 DOM
9. 2026-06-07
   pricedays on market $90,000 Active 47 DOM
10. 2026-06-05
    days on market $95,000 Active 44 DOM
11. 2026-06-03
    days on market $95,000 Active 43 DOM
12. 2026-06-02
    days on market $95,000 Active 42 DOM
13. 2026-06-01
    days on market $95,000 Active 41 DOM
14. 2026-05-31
    days on market $95,000 Active 40 DOM
15. 2026-05-31
    days on market $95,000 Active 39 DOM
16. 2026-04-21
    listed $95,000 Active 348-char remark

    Show marketing remark (348 chars)

    Calling all buyers. This is an incredible investment opportunity in the heart of Baton Rouge featuring 3 bedroom, 1-bathroom home, renting at $875 per month with a $800 deposit. This property is an ideal addition to your real estate portfolio or start your portfolio. Set appointments quick. This opportunity is a hot commodity and won't last long.

17. 2026-04-21
    listed $95,000 Active 348-char remark

    Show marketing remark (348 chars)

    Calling all buyers. This is an incredible investment opportunity in the heart of Baton Rouge featuring 3 bedroom, 1-bathroom home, renting at $875 per month with a $800 deposit. This property is an ideal addition to your real estate portfolio or start your portfolio. Set appointments quick. This opportunity is a hot commodity and won't last long.

18. 2024-07-17
    historical
19. 2024-04-09
    price $81,000
20. 2023-12-30
    price $82,500
21. 2023-11-29
    listed $85,000 Active
22. 2023-11-29
    listed $81,000
23. 2022-10-04
    soldstatus Sold
24. 2022-06-01
    status Pending
25. 2022-04-08
    price $74,000
26. 2022-03-15
    status Active
27. 2022-02-14
    status Pending
28. 2021-11-29
    listed $78,000 Active
29. 2021-11-29
    listed $74,000
30. 2019-12-12
    soldstatus Sold
31. 2019-11-16
    status Pending
32. 2019-11-04
    price $40,000
33. 2019-10-26
    listed $45,000 Active
34. 2019-10-26
    listed $40,000
35. 2001-02-26
    soldstatus
36. 2001-01-30
    listed $21,900
37. 2001-01-30
    listed $21,900

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $662 · $55/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,894
• − Mortgage interest: −$5,041
• − Property taxes: −$662
• − Insurance: −$450
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,618
• Taxable income: $4,580
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $4,682/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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

+333.8% since first listed

22 events — show timeline

• 2026-04-21 Listed $95,000 GBRMLS
• 2026-04-21 Listed $95,000 AcadianaMLS
• 2024-07-17 Delisted — GBRMLS
• 2024-04-09 Price Changed $81,000 GBRMLS
• 2023-12-30 Price Changed $82,500 GBRMLS
• 2023-11-29 Listed $81,000 AcadianaMLS
• 2023-11-29 Listed $85,000 GBRMLS
• 2022-10-04 Sold (MLS) — GBRMLS
• 2022-06-01 Pending — GBRMLS
• 2022-04-08 Price Changed $74,000 GBRMLS
• 2022-03-15 Relisted — GBRMLS
• 2022-02-14 Pending — GBRMLS
• 2021-11-29 Listed $74,000 AcadianaMLS
• 2021-11-29 Listed $78,000 GBRMLS
• 2019-12-12 Sold (MLS) — GBRMLS
• 2019-11-16 Pending — GBRMLS
• 2019-11-04 Price Changed $40,000 GBRMLS
• 2019-10-26 Listed $40,000 AcadianaMLS
• 2019-10-26 Listed $45,000 GBRMLS
• 2001-02-26 Sold (MLS) — GBRMLS
• 2001-01-30 Listed $21,900 AcadianaMLS
• 2001-01-30 Listed $21,900 GBRMLS

Property tax history

+10.1%/yr

Latest (2025): $662 · +4.7% YoY. Source: county tax records.