7820 Bayou Fountain Ave · Gardere, LA 70820

$200,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 26 Days on market

Built 1984 7,405 sqft lot Est $216k · 7% under

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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 +19.5/30.0
• ARV discount +10.8/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has the charm and appeal you have been looking for. Updated kitchen with glass tile back splash, slab granite countertops, under mount sink, stainless steel appliances, and breakfast bar. Wood burning fireplace with brick surround in living room. Both baths have slab granite countertops. New light fixtures and fans. Owner just installed new HVAC system inside and out. Home has ceramic tile throughout except bedrooms have carpet. Master bath has double sinks with ample counter space plus two walk in closets. Large walk in laundry room with private entrance. Covered patio that overlooks fenced yard.

Key facts

• Undermount sink
• Updated kitchen
• Breakfast bar

Tags

• UPDATED KITCHEN
• SLAB GRANITE COUNTERTOPS
• GLASS TILE BACKSPLASH
• UNDERMOUNT SINK
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR

Property features AI

Exterior

• Parking: 2 total parking spaces; 2-space carport
• Utilities: Public water; Public sewer
• Home design: Residential detached single-family home
• Construction: Frame construction; Slab foundation; Built in 1980
• Exterior features: Privacy wood fencing; Shingle roof

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher; Stainless steel appliances
• Flooring: Tile (including ceramic tile); Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Tray ceilings and high ceilings; Wood-burning fireplace
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (2.6% below list).
• Recommended offer: $195k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.1% in Gardere — 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 64/100 on livability (#167 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A; Watch: crime D, employment D, amenities F.
• 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 (+2.8%/yr); 315 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); 45% 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).
• At $1,949/mo this rent would consume 49% of the median local household income ($47k/yr) (locally 1879% 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 $1k of loan paydown is wiped out by about $6k 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 26 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago 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.
• Current owner paid $151k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,864 (2.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D 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?
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $216,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7808 Bayou Fountain Ave	0.02mi	3/2.0	1,394 (+3%)	0mo	$215,000	$154	93
910 Drago Dr	0.19mi	3/2.0	1,380 (+2%)	1mo	$290,000	$210	86
8021 Derick Ave	0.22mi	3/2.0	1,407 (+4%)	0mo	$289,000	$205	83
1243 Drago Dr	0.33mi	3/2.0	1,380 (+2%)	1mo	$303,900	$220	80
1139 Drago Dr	0.29mi	3/2.0	1,380 (+2%)	4mo	$309,900	$225	80
778 Hadley Dr	0.04mi	3/2.0	1,227 (-9%)	4mo	$205,000	$167	80
652 John Henry Dr	0.13mi	3/2.0	1,211 (-10%)	2mo	$187,000	$154	75
652 John Henry Dr	0.13mi	3/2.0	1,211 (-10%)	2mo	$193,900	$160	75
466 Highland Creek Pkwy	0.36mi	3/2.0	1,414 (+5%)	0mo	$207,500	$147	75
342 Heatherwood Dr	0.44mi	2/2.0 (-1)	1,337 (-1%)	1mo	$212,900	$159	72
9116 Fox Run Ave	0.39mi	3/2.0	1,460 (+8%)	5mo	$224,900	$154	64
242 Highland Creek Pkwy	0.44mi	2/2.0 (-1)	1,276 (-6%)	2mo	$187,000	$147	64

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 · 2.79% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-18,436
• Equity at exit: $29,821

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $752
• Equity at exit: $17,292

Cash invested: $56,000 (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 70820

• Home prices YoY: -29.9%
• Rents YoY: 2.8%
• Active inventory: 315
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,949 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $226

Break-even live

Break-even rent $1,663

Max offer price $200,000

Occupancy floor 83%

Sensitivity live

Price	-10% $339	-5% $283	+0% $226	+5% $169	+10% $113
Rent	-10% $72	-5% $149	+0% $226	+5% $303	+10% $380
Rate	-1.0pp $327	-0.5pp $277	base $226	+0.5pp $174	+1.0pp $121

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
777 Hadley Dr Baton Rouge, LA	3.0	2.0	1405	$1,900	$1.35	21d	1	0.02mi
8655 Abertay Ave Baton Rouge, LA	3.0	2.0	1560	$2,000	$1.28	24d	1	0.12mi
8091 Bayou Fountain Ave Baton Rouge, LA	2.0	2.5	1100	$1,195	$1.09	44d	1	0.18mi
910 Drago Dr Baton Rouge, LA	3.0	2.0	1380	$2,700	$1.96	24d	1	0.21mi
916 Drago Dr Baton Rouge, LA	4.0	2.0	1610	$3,000	$1.86	44d	1	0.22mi
8505 Aston Ave Baton Rouge, LA	4.0	2.0	1875	$2,300	$1.23	14d	1	0.22mi
1047 Drago Dr Baton Rouge, LA	4.0	2.0	1610	$3,000	$1.86	44d	1	0.29mi
8185 Bayou Fountain Ave Unit 8185-2 Baton Rouge, LA	2.0	1.5	1200	$1,045	$0.87	24d	1	0.30mi
8150 Bayou Fountain Ave Unit 8150-C Baton Rouge, LA	2.0	1.5	992	$1,050	$1.06	14d	1	0.30mi
943 Renova DR Baton Rouge, LA	4.0	2.0	1610	$2,900	$1.80	44d	1	0.31mi
8231 Bayou Fountain Ave Unit 8231-1 Baton Rouge, LA	2.0	2.0	1250	$1,200	$0.96	14d	1	0.32mi
1045 Renova Dr Baton Rouge, LA	4.0	2.0	1610	$2,950	$1.83	14d	1	0.33mi
8336 Bayou Fountain Ave Unit 8336-D Baton Rouge, LA	2.0	1.5	1110	$1,045	$0.94	14d	1	0.38mi
8216 Governor Dr Baton Rouge, LA	3.0	2.0	1212	$1,350	$1.11	24d	1	0.40mi
8262 Governor Dr Unit 8262-A Baton Rouge, LA	3.0	3.0	1400	$1,400	$1.00	14d	1	0.40mi
8220 Governor Dr Baton Rouge, LA	3.0	2.0	1350	$1,350	$1.00	19d	1	0.41mi
8445 Governor Dr Unit 8445-D Baton Rouge, LA	2.0	2.0	974	$945	$0.97	44d	1	0.43mi
8457 Governor Dr Unit 8457-A Baton Rouge, LA	2.0	1.5	1100	$1,000	$0.91	44d	1	0.46mi
8022 Antebellum Ave Baton Rouge, LA	3.0	2.0	1510	$2,100	$1.39	44d	1	0.49mi
1648 Starboard Dr Apt C Baton Rouge, LA	2.0	1.0	980	$850	$0.87	44d	1	0.58mi
1418 Gardenia Ln Baton Rouge, LA	3.0	2.0	1812	$2,350	$1.30	14d	1	0.59mi
1707 Port Dr Unit D Baton Rouge, LA	2.0	2.0	875	$950	$1.09	44d	1	0.59mi
1658 Starboard Dr Unit 1658-C Baton Rouge, LA	2.0	1.5	1100	$850	$0.77	14d	1	0.59mi
1711 Mast Dr Unit 1711-4 Baton Rouge, LA	3.0	2.5	1185	$1,100	$0.93	45d	1	0.61mi
7642 W Pelican Lakes Ave Baton Rouge, LA	3.0	2.0	1631	$2,500	$1.53	21d	1	0.62mi
8017 Seville Ct Baton Rouge, LA	3.0	2.5	1786	$2,700	$1.51	44d	1	0.62mi
954 Deer Pass Dr Baton Rouge, LA	3.0	2.0	1612	$2,400	$1.49	44d	1	0.68mi
1773 Starboard Dr Unit 1773-1 Baton Rouge, LA	2.0	1.5	1100	$995	$0.90	19d	1	0.68mi
8727 Granite Dr Unit 8727-C Baton Rouge, LA	2.0	1.5	1100	$940	$0.85	19d	1	0.70mi
1434 Jasper Ave Baton Rouge, LA	2.0	1.5	1000	$800	$0.80	44d	1	0.71mi
8225 Ned Ave Unit 8225-C Baton Rouge, LA	2.0	2.0	970	$950	$0.98	45d	1	0.72mi
8246 Ned Ave Apt C Baton Rouge, LA	2.0	2.0	990	$750	$0.76	24d	1	0.77mi
8911 GSRI Ave Baton Rouge, LA	2.0	2.0	1100	$1,150	$1.05	44d	1	0.77mi
8215 Skysail Ave Baton Rouge, LA	2.0	2.0	1000	$750	$0.75	24d	1	0.78mi
8425 Ned Ave Unit D Baton Rouge, LA	2.0	2.0	970	$875	$0.90	44d	1	0.79mi
9058 GSRI Ave Unit D Baton Rouge, LA	3.0	2.0	875	$1,100	$1.26	44d	1	0.82mi
717 Summer Breeze Dr Baton Rouge, LA	3.0	2.0	1750	$2,000	$1.14	24d	1	0.82mi
9048 GSRI Ave Unit A Baton Rouge, LA	2.0	2.0	875	$900	$1.03	44d	1	0.82mi
809 Summer Breeze Dr #1108 Baton Rouge, LA	3.0	2.0	1200	$1,450	$1.21	24d	1	0.85mi
2059 Mariner Dr Unit 2059-20 Baton Rouge, LA	2.0	2.0	950	$925	$0.97	24d	1	0.88mi

Listing history 25 events

1. 2026-06-18
   days on market $200,000 Active 26 DOM
2. 2026-06-17
   days on market $200,000 Active 25 DOM
3. 2026-06-16
   days on market $200,000 Active 24 DOM
4. 2026-06-15
   days on market $200,000 Active 23 DOM
5. 2026-06-14
   pricedays on market $200,000 Active 21 DOM
6. 2026-06-10
   days on market $210,210 Active 18 DOM
7. 2026-06-09
   days on market $210,210 Active 17 DOM
8. 2026-06-08
   days on market $210,210 Active 16 DOM
9. 2026-06-07
   days on market $210,210 Active 15 DOM
10. 2026-06-05
    days on market $210,210 Active 12 DOM
11. 2026-06-03
    days on market $210,210 Active 11 DOM
12. 2026-06-02
    days on market $210,210 Active 10 DOM
13. 2026-06-01
    days on market $210,210 Active 9 DOM
14. 2026-05-31
    days on market $210,210 Active 8 DOM
15. 2026-05-31
    days on market $210,210 Active 7 DOM
16. 2026-05-20
    listed $210,210 Active
17. 2015-11-09
    soldstatus Sold 617-char remark

    Show marketing remark (617 chars)

    This home has the charm and appeal you have been looking for. Updated kitchen with glass tile back splash, slab granite countertops, under mount sink, stainless steel appliances, and breakfast bar. Wood burning fireplace with brick surround in living room. Both baths have slab granite countertops. New light fixtures and fans. Owner just installed new HVAC system inside and out. Home has ceramic tile throughout except bedrooms have carpet. Master bath has double sinks with ample counter space plus two walk in closets. Large walk in laundry room with private entrance. Covered patio that overlooks fenced yard.

18. 2015-11-09
    soldstatus $151,000

    Show marketing remark (617 chars)

    This home has the charm and appeal you have been looking for. Updated kitchen with glass tile back splash, slab granite countertops, under mount sink, stainless steel appliances, and breakfast bar. Wood burning fireplace with brick surround in living room. Both baths have slab granite countertops. New light fixtures and fans. Owner just installed new HVAC system inside and out. Home has ceramic tile throughout except bedrooms have carpet. Master bath has double sinks with ample counter space plus two walk in closets. Large walk in laundry room with private entrance. Covered patio that overlooks fenced yard.

19. 2015-09-17
    status Pending 617-char remark

    Show marketing remark (617 chars)

    This home has the charm and appeal you have been looking for. Updated kitchen with glass tile back splash, slab granite countertops, under mount sink, stainless steel appliances, and breakfast bar. Wood burning fireplace with brick surround in living room. Both baths have slab granite countertops. New light fixtures and fans. Owner just installed new HVAC system inside and out. Home has ceramic tile throughout except bedrooms have carpet. Master bath has double sinks with ample counter space plus two walk in closets. Large walk in laundry room with private entrance. Covered patio that overlooks fenced yard.

20. 2015-09-11
    listed $159,900 Active 617-char remark

    Show marketing remark (617 chars)

    This home has the charm and appeal you have been looking for. Updated kitchen with glass tile back splash, slab granite countertops, under mount sink, stainless steel appliances, and breakfast bar. Wood burning fireplace with brick surround in living room. Both baths have slab granite countertops. New light fixtures and fans. Owner just installed new HVAC system inside and out. Home has ceramic tile throughout except bedrooms have carpet. Master bath has double sinks with ample counter space plus two walk in closets. Large walk in laundry room with private entrance. Covered patio that overlooks fenced yard.

21. 2015-09-11
    listed $159,900

    Show marketing remark (617 chars)

    This home has the charm and appeal you have been looking for. Updated kitchen with glass tile back splash, slab granite countertops, under mount sink, stainless steel appliances, and breakfast bar. Wood burning fireplace with brick surround in living room. Both baths have slab granite countertops. New light fixtures and fans. Owner just installed new HVAC system inside and out. Home has ceramic tile throughout except bedrooms have carpet. Master bath has double sinks with ample counter space plus two walk in closets. Large walk in laundry room with private entrance. Covered patio that overlooks fenced yard.

22. 2008-06-19
    soldstatus $140,000
23. 2004-06-28
    soldstatus
24. 2004-06-15
    listed $76,900
25. 2004-06-15
    listed $76,900

ⓘ 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: $2,175 · $181/mo
• Projected year-2 tax: $2,175 · $181/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 · 21 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,384
• − Mortgage interest: −$11,203
• − Property taxes: −$2,175
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$5,818
• Taxable loss: −$554
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $2,845/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 — Gardere

• Score: 64/100
• State rank: #167
• US rank: #14008

Category grades

Amenities F Commute F Cost of living A Crime D Employment D Housing A Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardere, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 23,377
• Household income: $47,429
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 1879.0

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 0.63)
• Race & ethnicity: White 56% Black 21% Hispanic / Latino 13% Asian 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 2% Scotch-Irish 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Chinese 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: ▼ -56.10%
• Current HPI: 131.5382
• Rent YoY: ▲ 2.79%
• 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

+173.4% since first listed

10 events — show timeline

• 2026-05-20 Listed $210,210 GBRMLS
• 2015-11-09 Sold (Public Records) $151,000 Public Records
• 2015-11-09 Sold (MLS) — GBRMLS
• 2015-09-17 Pending — GBRMLS
• 2015-09-11 Listed $159,900 GBRMLS
• 2015-09-11 Listed $159,900 AcadianaMLS
• 2008-06-19 Sold (Public Records) $140,000 Public Records
• 2004-06-28 Sold (MLS) — GBRMLS
• 2004-06-15 Listed $76,900 AcadianaMLS
• 2004-06-15 Listed $76,900 GBRMLS

Property tax history

+3.0%/yr

Latest (2025): $2,175 · -0.4% YoY. Source: county tax records.