8554 S Essen Heights Ct · Westminster, LA 70809

$165,000

3 bd · 1.5 ba · 1,610 sqft · SingleFamily public records · 232 Days on market

Built 1970 Est $290k · 43% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special or First-Time Buyer Alert! Charming 3BR/1.5BA brick home just one exit from the Mall of Louisiana and approxiamately1/4 mile from I-12! Move-in ready with tons of potential -- renovation project. Features a nice backyard, driveway, and solid structure. Needs some updates and yard work, but full of promise. Electricity will be turned on for inspections. Prime location, priced to sell! PROPERTY IS A SHORT SALE, SOLD AS-IS, NO REPAIRS TO BE MADE.

Key facts

• Driveway
• Brick home
• Nice backyard

Tags

• BRICK HOME
• NICE BACKYARD
• DRIVEWAY
• SOLID STRUCTURE
• LIGHT RENOVATION PROJECT
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.1% in Westminster — 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 77/100 on livability (#14 in LA, #3,237 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities F, commute 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 (+2.2%/yr); 254 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 232 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 18y ago; this cycle's ask has dropped $45k (21%) 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.10% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $289,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4547 E Essen Heights Ct	0.05mi	3/2.0	1,386 (-14%)	0mo	$195,000	$141	72
4855 Bricklin Dr	0.41mi	3/2.0	1,513 (-6%)	3mo	$218,000	$144	66
4443 S Maiden Dr	0.32mi	3/2.0	1,435 (-11%)	4mo	$275,000	$192	62
8672 Forest Hl	0.63mi	3/1.5	1,645 (+2%)	7mo	$234,900	$143	61
4133 Fleet Dr	0.69mi	3/2.0	1,584 (-2%)	11mo	$285,000	$180	54
5120 Summa Ct	0.73mi	3/2.0	1,731 (+8%)	0mo	$349,000	$202	51
8261 Sholar Dr	0.71mi	3/1.5	1,502 (-7%)	7mo	$225,000	$150	50
8845 Hill Dr	0.64mi	3/2.0	1,509 (-6%)	10mo	$299,000	$198	50
8628 Astin Ct	0.71mi	3/2.0	1,670 (+4%)	11mo	$335,000	$201	50
5018 Summa Ct	0.69mi	3/2.0	1,757 (+9%)	6mo	$350,000	$199	46
4047 Strand Dr	0.61mi	3/2.0	1,806 (+12%)	6mo	$295,000	$163	44
8130 Rainbow Dr	0.72mi	3/1.5	1,419 (-12%)	4mo	$230,000	$162	43

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-9,320
• Equity at exit: $24,602

10-year hold

• IRR: 3.2%
• Equity multiple: 1.22×
• Total profit: $10,200
• Equity at exit: $14,266

Cash invested: $46,200 (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 70809

• Rents YoY: 2.2%
• Active inventory: 254
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$865
• Tax from tax record: −$205 /mo · $2,455/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $297

Break-even live

Break-even rent $1,441

Max offer price $165,000

Occupancy floor 79%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8614 E Cypress Point Ct Baton Rouge, LA	3.0	2.0	1579	$2,100	$1.33	43d	1	0.12mi
4155 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1140	$1,846	$1.62	14d	12	0.32mi
8010 Pennth Ave Apt B Baton Rouge, LA	2.0	2.0	1050	$1,250	$1.19	14d	1	0.47mi
4925 Summa Ct Baton Rouge, LA	3.0	2.0	1667	$2,200	$1.32	23d	1	0.66mi
8245 Rainbow Dr Baton Rouge, LA	4.0	3.0	1945	$2,000	$1.03	14d	1	0.71mi
5431 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	956	$1,666	$1.74	14d	10	0.73mi
8082 Sholar Dr Baton Rouge, LA	3.0	2.0	1254	$1,650	$1.32	23d	1	0.81mi
8131 Sholar Dr Baton Rouge, LA	3.0	1.5	1500	$2,000	$1.33	14d	1	0.81mi
3411 San Felipe Dr Baton Rouge, LA	3.0	2.5	1654	$1,500	$0.91	23d	1	0.84mi
8732 Jefferson Hwy #7 Baton Rouge, LA	2.0	2.5	1200	$1,700	$1.42	23d	1	0.89mi
3572 Madeira Dr Baton Rouge, LA	3.0	2.0	1887	$2,000	$1.06	23d	1	0.97mi
9536 Bermuda Ave Baton Rouge, LA	4.0	2.0	2040	$2,000	$0.98	23d	1	1.03mi
7975 Jefferson Pl Blvd Baton Rouge, LA	2.0	2.0	1278	$1,288	$1.01	43d	1	1.04mi
7071 Perkins Place Ct Unit C Baton Rouge, LA	2.0	1.5	1200	$1,150	$0.96	14d	1	1.10mi
7925 Jefferson Place Blvd Baton Rouge, LA	3.0	2.0	1475	$1,900	$1.29	44d	1	1.11mi
7051 Perkins Place Ct Unit A Baton Rouge, LA	2.0	1.5	1188	$1,150	$0.97	43d	1	1.12mi
7051 Perkins Place Ct Unit B Baton Rouge, LA	2.0	1.5	1188	$1,150	$0.97	43d	1	1.12mi
7915 Jefferson Place Blvd Unit 36D Baton Rouge, LA	2.0	2.0	1278	$1,400	$1.10	14d	1	1.13mi
7072 Kodiak Dr Baton Rouge, LA	3.0	2.0	1650	$3,450	$2.09	23d	1	1.14mi
7645 N Jefferson Place Cir Unit 7645-F Baton Rouge, LA	2.0	2.0	1230	$1,425	$1.16	23d	1	1.16mi
7743 Bles Ave Unit 1B Baton Rouge, LA	2.0	2.0	1050	$1,000	$0.95	23d	1	1.16mi
9477 Macedonia Ave Baton Rouge, LA	4.0	2.0	1604	$1,950	$1.22	23d	1	1.19mi
8155 Jefferson Hwy Baton Rouge, LA	1.0–3.0	1.0–2.0	1032	$1,575	$1.53	43d	2	1.20mi
7962 Wrenwood Blvd Unit B Baton Rouge, LA	2.0	2.0	2220	$2,500	$1.13	23d	1	1.23mi
7962 Wrenwood Blvd Unit B Baton Rouge, LA	2.0	2.5	2220	$2,500	$1.13	44d	1	1.23mi
3098 Drusilla Ln Baton Rouge, LA	3.0	1.5	1537	$1,600	$1.04	43d	1	1.27mi
7200 Cypress Lake Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	1127	$1,693	$1.50	14d	20	1.28mi
7250 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	896	$1,743	$1.95	14d	24	1.32mi
1859 Southpointe Dr #3 Baton Rouge, LA	2.0	1.5	1113	$950	$0.85	43d	1	1.34mi
10286 W Winston Ave Baton Rouge, LA	2.0	1.5	1150	$1,195	$1.04	43d	1	1.41mi
9925 Jefferson Hwy Baton Rouge, LA	2.0	2.5	1458	$1,900	$1.30	14d	1	1.44mi
4188 Jefferson Woods Dr Baton Rouge, LA	2.0	1.5	1200	$1,800	$1.50	43d	1	1.45mi
9516 Thayer Ave Baton Rouge, LA	3.0	2.0	1596	$1,950	$1.22	43d	1	1.48mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$2,121	$1.92	14d	10	1.50mi

Listing history 38 events

1. 2026-04-08
   price $165,000 464-char remark

   Show marketing remark (464 chars)

   Investor Special or First-Time Buyer Alert! Charming 3BR/1.5BA brick home just one exit from the Mall of Louisiana and approxiamately1/4 mile from I-12! Move-in ready with tons of potential -- renovation project. Features a nice backyard, driveway, and solid structure. Needs some updates and yard work, but full of promise. Electricity will be turned on for inspections. Prime location, priced to sell! PROPERTY IS A SHORT SALE, SOLD AS-IS, NO REPAIRS TO BE MADE.

2. 2026-03-26
   status Pending 464-char remark

   Show marketing remark (464 chars)

   Investor Special or First-Time Buyer Alert! Charming 3BR/1.5BA brick home just one exit from the Mall of Louisiana and approxiamately1/4 mile from I-12! Move-in ready with tons of potential -- renovation project. Features a nice backyard, driveway, and solid structure. Needs some updates and yard work, but full of promise. Electricity will be turned on for inspections. Prime location, priced to sell! PROPERTY IS A SHORT SALE, SOLD AS-IS, NO REPAIRS TO BE MADE.

3. 2026-03-26
   status Active 464-char remark

   Show marketing remark (464 chars)

   Investor Special or First-Time Buyer Alert! Charming 3BR/1.5BA brick home just one exit from the Mall of Louisiana and approxiamately1/4 mile from I-12! Move-in ready with tons of potential -- renovation project. Features a nice backyard, driveway, and solid structure. Needs some updates and yard work, but full of promise. Electricity will be turned on for inspections. Prime location, priced to sell! PROPERTY IS A SHORT SALE, SOLD AS-IS, NO REPAIRS TO BE MADE.

4. 2026-03-26
   status Pending

   Show marketing remark (464 chars)

   Investor Special or First-Time Buyer Alert! Charming 3BR/1.5BA brick home just one exit from the Mall of Louisiana and approxiamately1/4 mile from I-12! Move-in ready with tons of potential -- renovation project. Features a nice backyard, driveway, and solid structure. Needs some updates and yard work, but full of promise. Electricity will be turned on for inspections. Prime location, priced to sell! PROPERTY IS A SHORT SALE, SOLD AS-IS, NO REPAIRS TO BE MADE.

5. 2026-03-26
   status Active

   Show marketing remark (464 chars)

   Investor Special or First-Time Buyer Alert! Charming 3BR/1.5BA brick home just one exit from the Mall of Louisiana and approxiamately1/4 mile from I-12! Move-in ready with tons of potential -- renovation project. Features a nice backyard, driveway, and solid structure. Needs some updates and yard work, but full of promise. Electricity will be turned on for inspections. Prime location, priced to sell! PROPERTY IS A SHORT SALE, SOLD AS-IS, NO REPAIRS TO BE MADE.

6. 2026-01-21
   status Pending
7. 2026-01-21
   status Active
8. 2026-01-14
   historical
9. 2026-01-14
   price $165,000
10. 2026-01-13
    status Active
11. 2025-12-22
    historical
12. 2025-12-17
    price $125,000 464-char remark

    Show marketing remark (464 chars)

    Investor Special or First-Time Buyer Alert! Charming 3BR/1.5BA brick home just one exit from the Mall of Louisiana and approxiamately1/4 mile from I-12! Move-in ready with tons of potential -- renovation project. Features a nice backyard, driveway, and solid structure. Needs some updates and yard work, but full of promise. Electricity will be turned on for inspections. Prime location, priced to sell! PROPERTY IS A SHORT SALE, SOLD AS-IS, NO REPAIRS TO BE MADE.

13. 2025-12-17
    price $125,000

    Show marketing remark (464 chars)

    Investor Special or First-Time Buyer Alert! Charming 3BR/1.5BA brick home just one exit from the Mall of Louisiana and approxiamately1/4 mile from I-12! Move-in ready with tons of potential -- renovation project. Features a nice backyard, driveway, and solid structure. Needs some updates and yard work, but full of promise. Electricity will be turned on for inspections. Prime location, priced to sell! PROPERTY IS A SHORT SALE, SOLD AS-IS, NO REPAIRS TO BE MADE.

14. 2025-09-11
    price $175,000 464-char remark

    Show marketing remark (464 chars)

    Investor Special or First-Time Buyer Alert! Charming 3BR/1.5BA brick home just one exit from the Mall of Louisiana and approxiamately1/4 mile from I-12! Move-in ready with tons of potential -- renovation project. Features a nice backyard, driveway, and solid structure. Needs some updates and yard work, but full of promise. Electricity will be turned on for inspections. Prime location, priced to sell! PROPERTY IS A SHORT SALE, SOLD AS-IS, NO REPAIRS TO BE MADE.

15. 2025-09-11
    price $175,000

    Show marketing remark (464 chars)

    Investor Special or First-Time Buyer Alert! Charming 3BR/1.5BA brick home just one exit from the Mall of Louisiana and approxiamately1/4 mile from I-12! Move-in ready with tons of potential -- renovation project. Features a nice backyard, driveway, and solid structure. Needs some updates and yard work, but full of promise. Electricity will be turned on for inspections. Prime location, priced to sell! PROPERTY IS A SHORT SALE, SOLD AS-IS, NO REPAIRS TO BE MADE.

16. 2025-08-04
    price $195,000 464-char remark

    Show marketing remark (464 chars)

    Investor Special or First-Time Buyer Alert! Charming 3BR/1.5BA brick home just one exit from the Mall of Louisiana and approxiamately1/4 mile from I-12! Move-in ready with tons of potential -- renovation project. Features a nice backyard, driveway, and solid structure. Needs some updates and yard work, but full of promise. Electricity will be turned on for inspections. Prime location, priced to sell! PROPERTY IS A SHORT SALE, SOLD AS-IS, NO REPAIRS TO BE MADE.

17. 2025-08-04
    price $195,000

    Show marketing remark (464 chars)

    Investor Special or First-Time Buyer Alert! Charming 3BR/1.5BA brick home just one exit from the Mall of Louisiana and approxiamately1/4 mile from I-12! Move-in ready with tons of potential -- renovation project. Features a nice backyard, driveway, and solid structure. Needs some updates and yard work, but full of promise. Electricity will be turned on for inspections. Prime location, priced to sell! PROPERTY IS A SHORT SALE, SOLD AS-IS, NO REPAIRS TO BE MADE.

18. 2025-05-05
    listed $210,000 Active 464-char remark

    Show marketing remark (464 chars)

    Investor Special or First-Time Buyer Alert! Charming 3BR/1.5BA brick home just one exit from the Mall of Louisiana and approxiamately1/4 mile from I-12! Move-in ready with tons of potential -- renovation project. Features a nice backyard, driveway, and solid structure. Needs some updates and yard work, but full of promise. Electricity will be turned on for inspections. Prime location, priced to sell! PROPERTY IS A SHORT SALE, SOLD AS-IS, NO REPAIRS TO BE MADE.

19. 2025-05-05
    listed $210,000 Active

    Show marketing remark (464 chars)

    Investor Special or First-Time Buyer Alert! Charming 3BR/1.5BA brick home just one exit from the Mall of Louisiana and approxiamately1/4 mile from I-12! Move-in ready with tons of potential -- renovation project. Features a nice backyard, driveway, and solid structure. Needs some updates and yard work, but full of promise. Electricity will be turned on for inspections. Prime location, priced to sell! PROPERTY IS A SHORT SALE, SOLD AS-IS, NO REPAIRS TO BE MADE.

20. 2016-11-16
    soldstatus $160,000
21. 2016-11-14
    soldstatus Sold 1089-char remark

    Show marketing remark (1089 chars)

    Super cute home in the heart of Baton Rouge! You won't believe the space this home offers. Walk into a foyer that opens up to the spacious living room and dining room. On one side of the living room you walk into a the utility room area with doors leading outside. Through the utility room you walk into an amazing bonus room! This can be an extra living room, playroom or man cave. On the other side of the living room is the kitchen. All appliances remain with this beautiful kitchen. There is a cut out that opens up the kitchen to the dining room. The living room and the kitchen also have doors that lead out to the back yard. There are three good sized bedrooms and an updated hall bathroom. The master bedroom features it's own half bath. You will be surprised at the beautiful deck outside! It's perfect for entertaining and it's covered with a TV that will remain. There is also a storage shed off of the driveway and accessible from the side gate in the back yard. There is also a bonus yard area through the gate off of the deck. This home has so much to offer! Don't miss it!!!

22. 2016-09-25
    status Pending 1089-char remark

    Show marketing remark (1089 chars)

    Super cute home in the heart of Baton Rouge! You won't believe the space this home offers. Walk into a foyer that opens up to the spacious living room and dining room. On one side of the living room you walk into a the utility room area with doors leading outside. Through the utility room you walk into an amazing bonus room! This can be an extra living room, playroom or man cave. On the other side of the living room is the kitchen. All appliances remain with this beautiful kitchen. There is a cut out that opens up the kitchen to the dining room. The living room and the kitchen also have doors that lead out to the back yard. There are three good sized bedrooms and an updated hall bathroom. The master bedroom features it's own half bath. You will be surprised at the beautiful deck outside! It's perfect for entertaining and it's covered with a TV that will remain. There is also a storage shed off of the driveway and accessible from the side gate in the back yard. There is also a bonus yard area through the gate off of the deck. This home has so much to offer! Don't miss it!!!

23. 2016-09-08
    status Active 1089-char remark

    Show marketing remark (1089 chars)

    Super cute home in the heart of Baton Rouge! You won't believe the space this home offers. Walk into a foyer that opens up to the spacious living room and dining room. On one side of the living room you walk into a the utility room area with doors leading outside. Through the utility room you walk into an amazing bonus room! This can be an extra living room, playroom or man cave. On the other side of the living room is the kitchen. All appliances remain with this beautiful kitchen. There is a cut out that opens up the kitchen to the dining room. The living room and the kitchen also have doors that lead out to the back yard. There are three good sized bedrooms and an updated hall bathroom. The master bedroom features it's own half bath. You will be surprised at the beautiful deck outside! It's perfect for entertaining and it's covered with a TV that will remain. There is also a storage shed off of the driveway and accessible from the side gate in the back yard. There is also a bonus yard area through the gate off of the deck. This home has so much to offer! Don't miss it!!!

24. 2016-08-31
    status Pending 1089-char remark

    Show marketing remark (1089 chars)

    Super cute home in the heart of Baton Rouge! You won't believe the space this home offers. Walk into a foyer that opens up to the spacious living room and dining room. On one side of the living room you walk into a the utility room area with doors leading outside. Through the utility room you walk into an amazing bonus room! This can be an extra living room, playroom or man cave. On the other side of the living room is the kitchen. All appliances remain with this beautiful kitchen. There is a cut out that opens up the kitchen to the dining room. The living room and the kitchen also have doors that lead out to the back yard. There are three good sized bedrooms and an updated hall bathroom. The master bedroom features it's own half bath. You will be surprised at the beautiful deck outside! It's perfect for entertaining and it's covered with a TV that will remain. There is also a storage shed off of the driveway and accessible from the side gate in the back yard. There is also a bonus yard area through the gate off of the deck. This home has so much to offer! Don't miss it!!!

25. 2016-08-29
    listed $175,000 Active 1089-char remark

    Show marketing remark (1089 chars)

    Super cute home in the heart of Baton Rouge! You won't believe the space this home offers. Walk into a foyer that opens up to the spacious living room and dining room. On one side of the living room you walk into a the utility room area with doors leading outside. Through the utility room you walk into an amazing bonus room! This can be an extra living room, playroom or man cave. On the other side of the living room is the kitchen. All appliances remain with this beautiful kitchen. There is a cut out that opens up the kitchen to the dining room. The living room and the kitchen also have doors that lead out to the back yard. There are three good sized bedrooms and an updated hall bathroom. The master bedroom features it's own half bath. You will be surprised at the beautiful deck outside! It's perfect for entertaining and it's covered with a TV that will remain. There is also a storage shed off of the driveway and accessible from the side gate in the back yard. There is also a bonus yard area through the gate off of the deck. This home has so much to offer! Don't miss it!!!

26. 2016-08-29
    listed $175,000

    Show marketing remark (1089 chars)

    Super cute home in the heart of Baton Rouge! You won't believe the space this home offers. Walk into a foyer that opens up to the spacious living room and dining room. On one side of the living room you walk into a the utility room area with doors leading outside. Through the utility room you walk into an amazing bonus room! This can be an extra living room, playroom or man cave. On the other side of the living room is the kitchen. All appliances remain with this beautiful kitchen. There is a cut out that opens up the kitchen to the dining room. The living room and the kitchen also have doors that lead out to the back yard. There are three good sized bedrooms and an updated hall bathroom. The master bedroom features it's own half bath. You will be surprised at the beautiful deck outside! It's perfect for entertaining and it's covered with a TV that will remain. There is also a storage shed off of the driveway and accessible from the side gate in the back yard. There is also a bonus yard area through the gate off of the deck. This home has so much to offer! Don't miss it!!!

27. 2014-11-24
    soldstatus $158,000
28. 2014-11-21
    soldstatus
29. 2014-09-06
    listed $160,000
30. 2014-09-06
    listed $160,000
31. 2014-02-24
    soldstatus $156,000
32. 2014-02-21
    soldstatus
33. 2013-10-10
    listed $157,900
34. 2013-10-10
    listed $157,900
35. 2008-09-15
    soldstatus $149,900
36. 2008-09-10
    soldstatus
37. 2008-05-28
    listed $149,900
38. 2008-05-28
    listed $149,900

ⓘ 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: $2,455 · $205/mo
• Projected year-2 tax: $2,455 · $205/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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,806
• − Mortgage interest: −$9,243
• − Property taxes: −$2,455
• − Insurance: −$825
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$4,800
• Taxable income: $995
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $3,325/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 — Westminster

• Score: 77/100
• State rank: #14
• US rank: #3237

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westminster, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 25,732
• Household income: $79,967
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 830.0

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 0.56)
• Race & ethnicity: White 62% Black 23% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -205.49%
• Current HPI: 154.7018
• Rent YoY: ▲ 2.16%
• 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

+10.1% since first listed

38 events — show timeline

• 2026-04-08 Price Changed $165,000 AcadianaMLS
• 2026-03-26 Pending — AcadianaMLS
• 2026-03-26 Relisted — AcadianaMLS
• 2026-03-26 Pending — GSREIN
• 2026-03-26 Relisted — GSREIN
• 2026-01-21 Pending — GSREIN
• 2026-01-21 Relisted — GSREIN
• 2026-01-14 Listing Removed — GSREIN
• 2026-01-14 Price Changed $165,000 GSREIN
• 2026-01-13 Relisted — GSREIN
• 2025-12-22 Listing Removed — GSREIN
• 2025-12-17 Price Changed $125,000 AcadianaMLS
• 2025-12-17 Price Changed $125,000 GSREIN
• 2025-09-11 Price Changed $175,000 AcadianaMLS
• 2025-09-11 Price Changed $175,000 GSREIN
• 2025-08-04 Price Changed $195,000 AcadianaMLS
• 2025-08-04 Price Changed $195,000 GSREIN
• 2025-05-05 Listed $210,000 GSREIN
• 2025-05-05 Listed $210,000 AcadianaMLS
• 2016-11-16 Sold (Public Records) $160,000 Public Records
• 2016-11-14 Sold (MLS) — GBRMLS
• 2016-09-25 Pending — GBRMLS
• 2016-09-08 Relisted — GBRMLS
• 2016-08-31 Pending — GBRMLS
• 2016-08-29 Listed $175,000 GBRMLS
• 2016-08-29 Listed $175,000 AcadianaMLS
• 2014-11-24 Sold (Public Records) $158,000 Public Records
• 2014-11-21 Sold (MLS) — GBRMLS
• 2014-09-06 Listed $160,000 AcadianaMLS
• 2014-09-06 Listed $160,000 GBRMLS
• 2014-02-24 Sold (Public Records) $156,000 Public Records
• 2014-02-21 Sold (MLS) — GBRMLS
• 2013-10-10 Listed $157,900 AcadianaMLS
• 2013-10-10 Listed $157,900 GBRMLS
• 2008-09-15 Sold (Public Records) $149,900 Public Records
• 2008-09-10 Sold (MLS) — GBRMLS
• 2008-05-28 Listed $149,900 AcadianaMLS
• 2008-05-28 Listed $149,900 GBRMLS

Property tax history

+10.2%/yr

Latest (2025): $2,455 · -0.5% YoY. Source: county tax records.