635 Marilyn Dr · Baton Rouge, LA 70815

$200,000

3 bd · 2.0 ba · 1,828 sqft · SingleFamily public records · 65 Days on market

Built 1955 0.38 ac lot $109/sqft · 11% below area Est $226k · 12% 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 +19.1/30.0
• ARV discount +12.7/15.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• 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

Great for investors--well established neighborhood--needs TLC--notice the nice floors-cielings-this house can make someone a really nice home..Seller says this one must go Quickly!!! Priced to Sell!!!

Key facts

• 0.38 acre lot
• Built 1955
• Listed 65 days

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 $214 ($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 (2.5% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 165 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 39% of the median local income ($59k/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 $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 65 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $165k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (median comp): $226,266
• List price: $200,000
• Delta: -11.61%
• 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
575 Lonita St	0.21mi	3/2.0	1,768 (-3%)	10mo	$189,000	$107	76
9823 S Riveroaks Dr	0.15mi	3/2.0	1,679 (-8%)	6mo	$199,900	$119	74
625 Elizabeth Dr	0.04mi	3/2.0	1,630 (-11%)	9mo	$240,000	$147	72
10255 S Riveroaks Dr	0.20mi	3/2.0	1,607 (-12%)	3mo	$199,999	$124	68
935 Marilyn Dr	0.24mi	4/2.0 (+1)	2,007 (+10%)	4mo	$289,000	$144	64
9434 W Van Pl	0.50mi	3/2.0	1,908 (+4%)	7mo	$239,000	$125	64
9435 Goodwood Blvd	0.56mi	3/2.0	1,713 (-6%)	4mo	$235,000	$137	60
10431 Goodwood Blvd	0.39mi	3/2.0	2,000 (+9%)	8mo	$248,000	$124	59
9155 S Parkview Dr	0.67mi	3/2.0	1,685 (-8%)	6mo	$210,000	$125	50
845 E Riveroaks Dr	0.63mi	3/2.0	1,670 (-9%)	9mo	$239,900	$144	48
9325 Woodbine St	0.54mi	3/2.0	2,031 (+11%)	10mo	$255,000	$126	48
9141 Woodbine St	0.72mi	3/2.0	2,075 (+14%)	4mo	$239,000	$115	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-18,808
• Equity at exit: $29,821

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,122
• 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 70815

• Active inventory: 165
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$195 /mo · $2,341/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $214

Break-even live

Break-even rent $1,680

Max offer price $200,000

Occupancy floor 84%

Sensitivity live

Price	-10% $327	-5% $270	+0% $214	+5% $157	+10% $100
Rent	-10% $60	-5% $137	+0% $214	+5% $291	+10% $368
Rate	-1.0pp $314	-0.5pp $264	base $214	+0.5pp $162	+1.0pp $109

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9922 N Parkview Dr Baton Rouge, LA	3.0	2.0	1847	$2,500	$1.35	44d	1	0.18mi
814 Lonita St Baton Rouge, LA	3.0	2.0	1678	$1,900	$1.13	24d	1	0.25mi
9152 Woodbine St Baton Rouge, LA	4.0	2.0	2322	$2,200	$0.95	44d	1	0.66mi
9540 Lindale Ave Unit A Baton Rouge, LA	3.0	2.5	1655	$1,900	$1.15	24d	1	0.75mi
344 Burgess Pl Baton Rouge, LA	3.0	2.0	1295	$1,675	$1.29	24d	1	1.10mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	44d	1	1.11mi
2001 Red Stick Dr Baton Rouge, LA	3.0	3.0	1559	$2,150	$1.38	24d	1	1.12mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.0	2071	$1,900	$0.92	19d	1	1.12mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.5	2071	$1,900	$0.92	44d	1	1.12mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	21d	1	1.21mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	14d	1	1.21mi
2166 Silverest Ave Baton Rouge, LA	3.0	2.0	1640	$1,800	$1.10	24d	1	1.25mi
2257 Silverest Ave Baton Rouge, LA	3.0	1.5	1800	$1,700	$0.94	24d	1	1.30mi
2222 Seracedar Dr Baton Rouge, LA	3.0	2.0	1550	$1,700	$1.10	44d	1	1.33mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,318	$1.27	14d	13	1.45mi

Listing history 44 events

1. 2026-06-18
   days on market $200,000 Active 65 DOM
2. 2026-06-17
   days on market $200,000 Active 64 DOM
3. 2026-06-16
   days on market $200,000 Active 63 DOM
4. 2026-06-15
   days on market $200,000 Active 62 DOM
5. 2026-06-14
   remarks 221-char remark
6. 2026-06-14
   pricedays on market $200,000 Active 60 DOM
7. 2026-06-10
   days on market $205,000 Active 57 DOM
8. 2026-06-09
   days on market $205,000 Active 56 DOM
9. 2026-06-08
   days on market $205,000 Active 55 DOM
10. 2026-06-07
    days on market $205,000 Active 54 DOM
11. 2026-06-05
    days on market $205,000 Active 51 DOM
12. 2026-06-03
    days on market $205,000 Active 50 DOM
13. 2026-06-02
    days on market $205,000 Active 49 DOM
14. 2026-06-01
    days on market $205,000 Active 48 DOM
15. 2026-05-31
    days on market $205,000 Active 47 DOM
16. 2026-05-31
    days on market $205,000 Active 46 DOM
17. 2026-04-14
    listed $205,000 Active 200-char remark

    Show marketing remark (201 chars)

    Great for investors--well established neighborhood--needs TLC--notice the nice floors-cielings-this house can make someone a really nice home. .Seller says this one must go Quickly!!! Priced to Sell!!!

18. 2026-04-14
    listed $205,000 Active 201-char remark

    Show marketing remark (201 chars)

    Great for investors--well established neighborhood--needs TLC--notice the nice floors-cielings-this house can make someone a really nice home. .Seller says this one must go Quickly!!! Priced to Sell!!!

19. 2025-07-29
    price $199,500
20. 2025-07-29
    price $199,500
21. 2025-07-03
    price $200,000
22. 2025-07-03
    price $200,000
23. 2025-06-23
    price $234,000
24. 2025-06-23
    price $234,000
25. 2025-06-03
    price $239,000
26. 2025-06-03
    price $239,000
27. 2025-05-16
    price $244,500
28. 2025-05-16
    price $244,500
29. 2025-04-17
    price $245,000
30. 2025-04-17
    price $245,000
31. 2025-04-07
    price $247,500
32. 2025-04-07
    price $247,500
33. 2025-03-12
    listed $250,000 Active
34. 2025-03-12
    listed $250,000 Active
35. 2018-08-27
    soldstatus $165,000
36. 2018-08-21
    soldstatus Sold
37. 2018-07-20
    status Pending
38. 2018-07-16
    listed $165,000 Active
39. 2018-07-16
    listed $165,000
40. 2008-03-03
    soldstatus $154,000
41. 2008-02-28
    soldstatus
42. 2007-12-11
    listed $159,900
43. 2007-12-11
    listed $159,900
44. 1978-03-20
    soldstatus

ⓘ 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: $2,341 · $195/mo
• Projected year-2 tax: $2,341 · $195/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 · 18 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: $23,405
• − Mortgage interest: −$11,203
• − Property taxes: −$2,341
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$5,818
• Taxable loss: −$702
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $2,732/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): 31,024
• Household income: $59,254
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1461.0

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 0.68)
• Race & ethnicity: Black 48% White 25% Hispanic / Latino 16% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Estonian 1% Iranian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 14% Vietnamese 5% Arabic 2%

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: ▼ -145.28%
• Current HPI: 181.3654
• 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

+28.2% since first listed

28 events — show timeline

• 2026-04-14 Listed $205,000 GBRMLS
• 2026-04-14 Listed $205,000 AcadianaMLS
• 2025-07-29 Price Changed $199,500 AcadianaMLS
• 2025-07-29 Price Changed $199,500 GBRMLS
• 2025-07-03 Price Changed $200,000 GBRMLS
• 2025-07-03 Price Changed $200,000 AcadianaMLS
• 2025-06-23 Price Changed $234,000 AcadianaMLS
• 2025-06-23 Price Changed $234,000 GBRMLS
• 2025-06-03 Price Changed $239,000 AcadianaMLS
• 2025-06-03 Price Changed $239,000 GBRMLS
• 2025-05-16 Price Changed $244,500 AcadianaMLS
• 2025-05-16 Price Changed $244,500 GBRMLS
• 2025-04-17 Price Changed $245,000 AcadianaMLS
• 2025-04-17 Price Changed $245,000 GBRMLS
• 2025-04-07 Price Changed $247,500 GBRMLS
• 2025-04-07 Price Changed $247,500 AcadianaMLS
• 2025-03-12 Listed $250,000 GBRMLS
• 2025-03-12 Listed $250,000 AcadianaMLS
• 2018-08-27 Sold (Public Records) $165,000 Public Records
• 2018-08-21 Sold (MLS) — GBRMLS
• 2018-07-20 Pending — GBRMLS
• 2018-07-16 Listed $165,000 AcadianaMLS
• 2018-07-16 Listed $165,000 GBRMLS
• 2008-03-03 Sold (Public Records) $154,000 Public Records
• 2008-02-28 Sold (MLS) — GBRMLS
• 2007-12-11 Listed $159,900 AcadianaMLS
• 2007-12-11 Listed $159,900 GBRMLS
• 1978-03-20 Sold (Public Records) — Public Records

Property tax history

+7.9%/yr

Latest (2025): $2,341 · +4.5% YoY. Source: county tax records.