280 W Harrison St · Baton Rouge, LA 70802

$89,900

2 bd · 2.0 ba · 880 sqft · SingleFamily · 107 Days on market

Built 2024 3,484 sqft lot ↓ 36% since listing

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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

Bank owned property. This 2-bedroom, 2-bath home features an open-concept layout, private entrance, and dedicated parking. Inside, enjoy modern finishes including quartz countertops, luxury vinyl plank flooring, 9 ft ceilings, recessed lighting, tile bath surrounds, and a full appliance package (stove, refrigerator, microwave, washer, dryer). Built for efficiency and durability with hardy board siding, architectural shingle roof, double-pane Energy Star windows, PEX plumbing, 200-amp electrical service, and a tankless water heater. Photos are virtually staged. 126 W Harrison, 180 W Harrison, and 272 W Harrison, inquire about purchasing individually or as a package! A turnkey opportunity - perfect as a primary residence or income-producing property!

Key facts

• Quartz countertops
• Private entrance
• Modern finishes

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE ENTRANCE
• DEDICATED PARKING
• MODERN FINISHES
• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Single-family residence; Detached; 1 story; Built by Cls Builders
• Construction: Cement siding
• Exterior features: Lot approximately 40 x 90 (0.08 acre); Located in a senior community; Subdivision: South Baton Rouge; Directions by GPS

Interior

• Kitchen: Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Windows with screens
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/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: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 40% of the median local income ($34k/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 + 6.6% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 2y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.27% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $31,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
839 W Mckinley St	0.37mi	2/1.0	888 (+1%)	2mo	$118,000	$133	76
864 Iris St	0.53mi	2/1.0	864 (-2%)	2mo	$105,000	$122	67
2008 Nebraska St	0.25mi	1/1.0 (-1)	900 (+2%)	16mo	$20,000	$22	62
1855 Kansas St	0.39mi	2/1.0	936 (+6%)	10mo	$25,000	$27	59
432 W Grant St	0.39mi	3/1.0 (+1)	941 (+7%)	4mo	$78,000	$83	58
657 Lettsworth St	0.43mi	2/1.0	932 (+6%)	17mo	$100,000	$107	52
1115 Napoleon St	0.65mi	2/1.0	900 (+2%)	20mo	$30,000	$33	45
1113 Napoleon St	0.65mi	2/1.0	900 (+2%)	20mo	$30,000	$33	45
1110 Napoleon St	0.65mi	1/1.0 (-1)	885 (+1%)	20mo	$29,167	$33	43
614 Myrtle Ave	0.66mi	1/1.0 (-1)	885 (+1%)	20mo	$29,167	$33	42
376 E Grant St	0.56mi	3/1.0 (+1)	796 (-10%)	13mo	$75,000	$94	38
607-609 Myrtle Ave	0.68mi	2/2.0	984 (+12%)	18mo	$35,000	$36	34

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: 8.3%
• Equity multiple: 1.34×
• Total profit: $8,567
• Equity at exit: $13,404

10-year hold

• IRR: 20.4%
• Equity multiple: 3.01×
• Total profit: $50,627
• Equity at exit: $7,773

Cash invested: $25,172 (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 70802

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

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$471
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $296

Break-even live

Break-even rent $765

Max offer price $89,900

Occupancy floor 69%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	23d	1	0.10mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	43d	1	0.10mi
2030 Colorado St Baton Rouge, LA	1.0	1.0	900	$700	$0.78	43d	1	0.28mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	14d	1	0.39mi
279 Chatsworth St Baton Rouge, LA	2.0	2.0	840	$1,250	$1.49	43d	1	0.39mi
2875 Iowa St Apt B Baton Rouge, LA	1.0	1.0	636	$800	$1.26	43d	1	0.43mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,696	$2.11	14d	28	0.48mi
101 River House Pl Unit 2H Baton Rouge, LA	1.0	1.0	627	$1,270	$2.03	23d	1	0.53mi
101 River House Pl Unit 1D Baton Rouge, LA	1.0	1.0	703	$1,391	$1.98	23d	1	0.53mi
2227 Kentucky St Baton Rouge, LA	1.0	1.0	554	$695	$1.25	43d	1	0.59mi
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	43d	1	0.62mi
3005 Highland Rd Unit 5A Baton Rouge, LA	2.0	1.0	810	$850	$1.05	43d	1	0.63mi
3132 Wyoming St Unit 1 Baton Rouge, LA	1.0	1.0	700	$650	$0.93	43d	1	0.63mi
1130 Aster St Baton Rouge, LA	2.0	1.0	652	$695	$1.07	43d	1	0.64mi
1136 Aster St Baton Rouge, LA	2.0	1.0	700	$695	$0.99	43d	1	0.64mi
1212 Aster St Unit 1136 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	23d	1	0.65mi
1212 Aster St Unit 1132 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	43d	1	0.65mi
3101 Highland Rd Baton Rouge, LA	2.0	1.0	955	$1,038	$1.09	14d	2	0.67mi
1121 Aster St Unit 5 Baton Rouge, LA	1.0	1.0	615	$775	$1.26	19d	1	0.68mi
1146 W Chimes St Unit 3 Baton Rouge, LA	1.0	1.0	650	$875	$1.35	43d	1	0.72mi
1215 W Chimes St Unit 1215-5 Baton Rouge, LA	1.0	1.0	675	$625	$0.93	43d	1	0.75mi
3003 River Rd Baton Rouge, LA	1.0–2.0	1.0	670	$1,099	$1.64	14d	18	0.79mi
1538 Fig St Baton Rouge, LA	3.0	1.0	1100	$1,100	$1.00	23d	1	0.80mi
149 E State St Unit 6 Baton Rouge, LA	1.0	1.0	650	$900	$1.38	14d	1	0.81mi
417 E State St Baton Rouge, LA	3.0	1.0–2.0	849	$1,202	$1.41	14d	26	0.86mi
416 E State St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	43d	1	0.89mi
756 Europe St Baton Rouge, LA	1.0	1.0	1050	$1,175	$1.12	14d	1	0.95mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	23d	1	0.97mi
648 Penalver St Unit 2 Baton Rouge, LA	2.0	1.0	1000	$1,200	$1.20	14d	1	0.98mi
636 Napoleon St Baton Rouge, LA	2.0	1.0	1065	$1,650	$1.55	14d	1	0.99mi
1241 S 18th St Baton Rouge, LA	1.0	1.0	700	$1,000	$1.43	14d	1	1.03mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	14d	1	1.30mi
1805 Perkins Rd Unit 1805 Baton Rouge, LA	1.0	1.0	1000	$1,500	$1.50	14d	1	1.30mi
814 North Blvd Unit 814 Baton Rouge, LA	1.0	1.0	800	$800	$1.00	43d	1	1.30mi
1509 Government St Baton Rouge, LA	1.0	1.0	650	$1,150	$1.77	43d	1	1.31mi
625 Convention St Baton Rouge, LA	1.0–2.0	1.0–2.0	883	$1,818	$2.06	14d	9	1.47mi

Listing history 40 events

1. 2026-06-18
   days on market $89,900 Active 107 DOM
2. 2026-06-17
   days on market $89,900 Active 106 DOM
3. 2026-06-16
   days on market $89,900 Active 105 DOM
4. 2026-06-15
   days on market $89,900 Active 104 DOM
5. 2026-06-14
   days on market $89,900 Active 102 DOM
6. 2026-06-10
   days on market $89,900 Active 99 DOM
7. 2026-06-09
   days on market $89,900 Active 98 DOM
8. 2026-06-08
   days on market $89,900 Active 97 DOM
9. 2026-06-07
   days on market $89,900 Active 96 DOM
10. 2026-06-05
    pricedays on market $89,900 Active 93 DOM
11. 2026-06-03
    days on market $104,900 Active 92 DOM
12. 2026-06-02
    days on market $104,900 Active 91 DOM
13. 2026-06-01
    days on market $104,900 Active 90 DOM
14. 2026-06-01
    status $104,900 Active 89 DOM
15. 2026-04-29
    status Pending 758-char remark

    Show marketing remark (758 chars)

    Bank owned property. This 2-bedroom, 2-bath home features an open-concept layout, private entrance, and dedicated parking. Inside, enjoy modern finishes including quartz countertops, luxury vinyl plank flooring, 9 ft ceilings, recessed lighting, tile bath surrounds, and a full appliance package (stove, refrigerator, microwave, washer, dryer). Built for efficiency and durability with hardy board siding, architectural shingle roof, double-pane Energy Star windows, PEX plumbing, 200-amp electrical service, and a tankless water heater. Photos are virtually staged. 126 W Harrison, 180 W Harrison, and 272 W Harrison, inquire about purchasing individually or as a package! A turnkey opportunity - perfect as a primary residence or income-producing property!

16. 2026-04-29
    status Pending

    Show marketing remark (758 chars)

    Bank owned property. This 2-bedroom, 2-bath home features an open-concept layout, private entrance, and dedicated parking. Inside, enjoy modern finishes including quartz countertops, luxury vinyl plank flooring, 9 ft ceilings, recessed lighting, tile bath surrounds, and a full appliance package (stove, refrigerator, microwave, washer, dryer). Built for efficiency and durability with hardy board siding, architectural shingle roof, double-pane Energy Star windows, PEX plumbing, 200-amp electrical service, and a tankless water heater. Photos are virtually staged. 126 W Harrison, 180 W Harrison, and 272 W Harrison, inquire about purchasing individually or as a package! A turnkey opportunity - perfect as a primary residence or income-producing property!

17. 2026-04-29
    status Pending 758-char remark

    Show marketing remark (758 chars)

    Bank owned property. This 2-bedroom, 2-bath home features an open-concept layout, private entrance, and dedicated parking. Inside, enjoy modern finishes including quartz countertops, luxury vinyl plank flooring, 9 ft ceilings, recessed lighting, tile bath surrounds, and a full appliance package (stove, refrigerator, microwave, washer, dryer). Built for efficiency and durability with hardy board siding, architectural shingle roof, double-pane Energy Star windows, PEX plumbing, 200-amp electrical service, and a tankless water heater. Photos are virtually staged. 126 W Harrison, 180 W Harrison, and 272 W Harrison, inquire about purchasing individually or as a package! A turnkey opportunity - perfect as a primary residence or income-producing property!

18. 2026-04-29
    historical Active Under Contract

    Show marketing remark (758 chars)

    Bank owned property. This 2-bedroom, 2-bath home features an open-concept layout, private entrance, and dedicated parking. Inside, enjoy modern finishes including quartz countertops, luxury vinyl plank flooring, 9 ft ceilings, recessed lighting, tile bath surrounds, and a full appliance package (stove, refrigerator, microwave, washer, dryer). Built for efficiency and durability with hardy board siding, architectural shingle roof, double-pane Energy Star windows, PEX plumbing, 200-amp electrical service, and a tankless water heater. Photos are virtually staged. 126 W Harrison, 180 W Harrison, and 272 W Harrison, inquire about purchasing individually or as a package! A turnkey opportunity - perfect as a primary residence or income-producing property!

19. 2026-03-05
    price $104,900 758-char remark

    Show marketing remark (758 chars)

    Bank owned property. This 2-bedroom, 2-bath home features an open-concept layout, private entrance, and dedicated parking. Inside, enjoy modern finishes including quartz countertops, luxury vinyl plank flooring, 9 ft ceilings, recessed lighting, tile bath surrounds, and a full appliance package (stove, refrigerator, microwave, washer, dryer). Built for efficiency and durability with hardy board siding, architectural shingle roof, double-pane Energy Star windows, PEX plumbing, 200-amp electrical service, and a tankless water heater. Photos are virtually staged. 126 W Harrison, 180 W Harrison, and 272 W Harrison, inquire about purchasing individually or as a package! A turnkey opportunity - perfect as a primary residence or income-producing property!

20. 2026-03-05
    price $104,900

    Show marketing remark (758 chars)

    Bank owned property. This 2-bedroom, 2-bath home features an open-concept layout, private entrance, and dedicated parking. Inside, enjoy modern finishes including quartz countertops, luxury vinyl plank flooring, 9 ft ceilings, recessed lighting, tile bath surrounds, and a full appliance package (stove, refrigerator, microwave, washer, dryer). Built for efficiency and durability with hardy board siding, architectural shingle roof, double-pane Energy Star windows, PEX plumbing, 200-amp electrical service, and a tankless water heater. Photos are virtually staged. 126 W Harrison, 180 W Harrison, and 272 W Harrison, inquire about purchasing individually or as a package! A turnkey opportunity - perfect as a primary residence or income-producing property!

21. 2026-03-04
    price $104,900 758-char remark

    Show marketing remark (758 chars)

    Bank owned property. This 2-bedroom, 2-bath home features an open-concept layout, private entrance, and dedicated parking. Inside, enjoy modern finishes including quartz countertops, luxury vinyl plank flooring, 9 ft ceilings, recessed lighting, tile bath surrounds, and a full appliance package (stove, refrigerator, microwave, washer, dryer). Built for efficiency and durability with hardy board siding, architectural shingle roof, double-pane Energy Star windows, PEX plumbing, 200-amp electrical service, and a tankless water heater. Photos are virtually staged. 126 W Harrison, 180 W Harrison, and 272 W Harrison, inquire about purchasing individually or as a package! A turnkey opportunity - perfect as a primary residence or income-producing property!

22. 2026-03-04
    price $104,900

    Show marketing remark (758 chars)

    Bank owned property. This 2-bedroom, 2-bath home features an open-concept layout, private entrance, and dedicated parking. Inside, enjoy modern finishes including quartz countertops, luxury vinyl plank flooring, 9 ft ceilings, recessed lighting, tile bath surrounds, and a full appliance package (stove, refrigerator, microwave, washer, dryer). Built for efficiency and durability with hardy board siding, architectural shingle roof, double-pane Energy Star windows, PEX plumbing, 200-amp electrical service, and a tankless water heater. Photos are virtually staged. 126 W Harrison, 180 W Harrison, and 272 W Harrison, inquire about purchasing individually or as a package! A turnkey opportunity - perfect as a primary residence or income-producing property!

23. 2026-01-30
    listed $115,000 Active 758-char remark

    Show marketing remark (758 chars)

    Bank owned property. This 2-bedroom, 2-bath home features an open-concept layout, private entrance, and dedicated parking. Inside, enjoy modern finishes including quartz countertops, luxury vinyl plank flooring, 9 ft ceilings, recessed lighting, tile bath surrounds, and a full appliance package (stove, refrigerator, microwave, washer, dryer). Built for efficiency and durability with hardy board siding, architectural shingle roof, double-pane Energy Star windows, PEX plumbing, 200-amp electrical service, and a tankless water heater. Photos are virtually staged. 126 W Harrison, 180 W Harrison, and 272 W Harrison, inquire about purchasing individually or as a package! A turnkey opportunity - perfect as a primary residence or income-producing property!

24. 2026-01-30
    listed $115,000 Active

    Show marketing remark (758 chars)

    Bank owned property. This 2-bedroom, 2-bath home features an open-concept layout, private entrance, and dedicated parking. Inside, enjoy modern finishes including quartz countertops, luxury vinyl plank flooring, 9 ft ceilings, recessed lighting, tile bath surrounds, and a full appliance package (stove, refrigerator, microwave, washer, dryer). Built for efficiency and durability with hardy board siding, architectural shingle roof, double-pane Energy Star windows, PEX plumbing, 200-amp electrical service, and a tankless water heater. Photos are virtually staged. 126 W Harrison, 180 W Harrison, and 272 W Harrison, inquire about purchasing individually or as a package! A turnkey opportunity - perfect as a primary residence or income-producing property!

25. 2026-01-23
    listed $115,000 Active 758-char remark

    Show marketing remark (758 chars)

    Bank owned property. This 2-bedroom, 2-bath home features an open-concept layout, private entrance, and dedicated parking. Inside, enjoy modern finishes including quartz countertops, luxury vinyl plank flooring, 9 ft ceilings, recessed lighting, tile bath surrounds, and a full appliance package (stove, refrigerator, microwave, washer, dryer). Built for efficiency and durability with hardy board siding, architectural shingle roof, double-pane Energy Star windows, PEX plumbing, 200-amp electrical service, and a tankless water heater. Photos are virtually staged. 126 W Harrison, 180 W Harrison, and 272 W Harrison, inquire about purchasing individually or as a package! A turnkey opportunity - perfect as a primary residence or income-producing property!

26. 2026-01-23
    listed $115,000 Active

    Show marketing remark (758 chars)

    Bank owned property. This 2-bedroom, 2-bath home features an open-concept layout, private entrance, and dedicated parking. Inside, enjoy modern finishes including quartz countertops, luxury vinyl plank flooring, 9 ft ceilings, recessed lighting, tile bath surrounds, and a full appliance package (stove, refrigerator, microwave, washer, dryer). Built for efficiency and durability with hardy board siding, architectural shingle roof, double-pane Energy Star windows, PEX plumbing, 200-amp electrical service, and a tankless water heater. Photos are virtually staged. 126 W Harrison, 180 W Harrison, and 272 W Harrison, inquire about purchasing individually or as a package! A turnkey opportunity - perfect as a primary residence or income-producing property!

27. 2025-09-12
    price $115,000
28. 2025-09-12
    price $115,000
29. 2025-09-12
    price $115,000
30. 2025-09-12
    price $115,000
31. 2025-06-14
    listed $140,000 Active
32. 2025-06-14
    listed $140,000 Active
33. 2025-06-14
    listed $115,000 Active
34. 2025-06-13
    listed $140,000 Active
35. 2025-06-13
    listed $115,000 Active
36. 2024-12-12
    listed $140,000
37. 2024-06-27
    listed $140,000 Active
38. 2024-06-11
    historical
39. 2024-05-28
    listed $165,000 Active
40. 2024-05-28
    listed $165,000

ⓘ 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: $1,149 · $96/mo
• Projected year-2 tax: $1,149 · $96/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: $13,683
• − Mortgage interest: −$5,036
• − Property taxes: −$1,149
• − Insurance: −$450
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,615
• Taxable income: $2,244
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $3,015/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

-36.4% since first listed

26 events — show timeline

• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Pending — GBRMLS
• 2026-04-29 Pending — AcadianaMLS
• 2026-04-29 Contingent — GSREIN
• 2026-03-05 Price Changed $104,900 AcadianaMLS
• 2026-03-05 Price Changed $104,900 GSREIN
• 2026-03-04 Price Changed $104,900 AcadianaMLS
• 2026-03-04 Price Changed $104,900 GBRMLS
• 2026-01-30 Listed $115,000 GBRMLS
• 2026-01-30 Listed $115,000 AcadianaMLS
• 2026-01-23 Listed $115,000 GSREIN
• 2026-01-23 Listed $115,000 AcadianaMLS
• 2025-09-12 Price Changed $115,000 AcadianaMLS
• 2025-09-12 Price Changed $115,000 GBRMLS
• 2025-09-12 Price Changed $115,000 AcadianaMLS
• 2025-09-12 Price Changed $115,000 GSREIN
• 2025-06-14 Listed $140,000 GBRMLS
• 2025-06-14 Listed $115,000 AcadianaMLS
• 2025-06-14 Listed $140,000 AcadianaMLS
• 2025-06-13 Listed $115,000 AcadianaMLS
• 2025-06-13 Listed $140,000 AcadianaMLS
• 2024-12-12 Listed $140,000 AcadianaMLS
• 2024-06-27 Listed $140,000 AcadianaMLS
• 2024-06-11 Delisted — GBRMLS
• 2024-05-28 Listed $165,000 AcadianaMLS
• 2024-05-28 Listed $165,000 GBRMLS

Property tax history

+821.9%/yr

Latest (2025): $1,149 · +8532.5% YoY. Source: county tax records.