655 Napoleon St · Baton Rouge, LA 70802

$94,000

1 bd · 1.0 ba · 625 sqft · SingleFamily public records · 4 Days on market

Built 1974 1,306 sqft lot

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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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Location, charm, and opportunity come together in this welcoming cottage nestled in Beauregard Town. This 1-bedroom, 1-bath home is full of character, featuring beautiful wood flooring, tall ceilings, and an inviting atmosphere. Whether you're searching for an investment property, a game-day retreat, or a cozy place to downsize, this home is packed with potential. Its prime location offers easy access to I-10, downtown Baton Rouge, LSU, local shops, restaurants, entertainment, and more. With its timeless appeal and unbeatable convenience, this property presents a rare opportunity to own a charming home in Baton Rouge. Don't miss your chance to make this special gem your own! Schedule your private showing today!

Key facts

• Wood flooring
• Tall ceilings
• Downtown baton rouge

Tags

• WOOD FLOORING
• TALL CEILINGS
• EASY ACCESS TO I-10
• DOWNTOWN BATON ROUGE
• LOCAL SHOPS
• RESTAURANTS

Property features AI

Finance

• Other: Located in the Beauregard Town subdivision

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Frame construction; Composition roof; Pillar/post/pier foundation; Built as a single-story (detached)
• Exterior features: Porch; Lighting

Interior

• Kitchen: Eat-in kitchen
• Flooring: Tile; Wood; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Lighting
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Cap rate 9.7% 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; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $650 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 $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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: major flood risk; 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 $94,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.22% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.03%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.22×
• Total profit: $5,897
• Equity at exit: $14,016

10-year hold

• IRR: 18.0%
• Equity multiple: 2.74×
• Total profit: $45,872
• Equity at exit: $8,127

Cash invested: $26,320 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$493
• Tax from tax record: −$114 /mo · $1,362/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $264

Break-even live

Break-even rent $817

Max offer price $94,000

Occupancy floor 72%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
625 Convention St Baton Rouge, LA	1.0–2.0	1.0–2.0	883	$1,501	$1.70	14d	9	0.50mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,254	$1.56	14d	28	0.59mi
101 River House Pl Unit 2H Baton Rouge, LA	1.0	1.0	627	$1,270	$2.03	23d	1	0.59mi
101 River House Pl Unit 1D Baton Rouge, LA	1.0	1.0	703	$1,391	$1.98	23d	1	0.59mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	14d	1	0.62mi
333 Laurel St Baton Rouge, LA	2.0	1.0–2.0	974	$2,874	$2.95	14d	13	0.64mi
1509 Government St Baton Rouge, LA	1.0	1.0	650	$1,150	$1.77	44d	1	0.72mi
505 University Walk Unit 7 Baton Rouge, LA	1.0	1.0	600	$1,295	$2.16	23d	1	0.84mi
505 University Walk Unit 8 Baton Rouge, LA	1.0	1.0	650	$1,395	$2.15	44d	1	0.84mi
1356 Main St Unit 1 Baton Rouge, LA	1.0	1.0	700	$600	$0.86	44d	1	0.84mi
1241 S 18th St Baton Rouge, LA	1.0	1.0	700	$1,000	$1.43	14d	1	0.90mi
850 N 5th St Unit 105 Baton Rouge, LA	—	1.0	400	$850	$2.12	44d	1	0.91mi
999 N 9th St Unit 508 Baton Rouge, LA	1.0	1.0	630	$915	$1.45	19d	1	0.97mi
2227 Kentucky St Baton Rouge, LA	1.0	1.0	554	$695	$1.25	44d	1	1.20mi
2361 Wisteria St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	44d	1	1.27mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$756	$0.99	44d	1	1.28mi
2500 McGrath Ave Unit 2 Baton Rouge, LA	1.0	1.0	750	$1,000	$1.33	44d	1	1.32mi
977 W Grant St Unit A Baton Rouge, LA	2.0	1.0	400	$975	$2.44	44d	1	1.36mi
2875 Iowa St Apt B Baton Rouge, LA	1.0	1.0	636	$800	$1.26	44d	1	1.39mi
763 W Roosevelt St Baton Rouge, LA	—	1.0	556	$675	$1.21	44d	1	1.42mi

Listing history 4 events

1. 2026-06-14
   statusdays on market $94,000 Pending 4 DOM
2. 2026-06-10
   days on market $94,000 Active 2 DOM
3. 2026-06-09
   remarks 699-char remark
4. 2026-06-09
   listed $94,000 Active 1 DOM

ⓘ 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: $1,362 · $114/mo
• Projected year-2 tax: $1,362 · $114/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 6/10 Major FEMA zone X · 72% 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: $13,815
• − Mortgage interest: −$5,265
• − Property taxes: −$1,362
• − Insurance: −$470
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,735
• Taxable income: $1,773
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $2,741/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

+0.0% since first listed

3 events — show timeline

• 2026-06-08 Listed $94,000 AcadianaMLS
• 2026-06-08 Listed $94,000 GBRMLS
• 1997-01-15 Sold (Public Records) — Public Records

Property tax history

+14.7%/yr

Latest (2025): $1,362 · +4.3% YoY. Source: county tax records.