Preston V A Plan · Baton Rouge, LA 70810

$273,990

3 bd · 2.0 ba · 1,463 sqft · SingleFamily · 719 Days on market

Excellent condition

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• DSCR +2.1/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick, Stucco, & Siding Exterior - Covered Patio - Recessed Can Lighting in Kitchen - Separate Master Shower - Walk-In Master Closet

Key facts

• Open floor plan
• Covered patio
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• COVERED PATIO
• SEPARATE MASTER SHOWER

🏗️ New construction. The $273,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,813.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $274k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-292 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (19.4% below list).
• Recommended offer: $221k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.2% in Baton Rouge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Magnolia Woods Elementary School (math 19% / reading 28%, grade F, #406 of 646 statewide, top 63%, 528 students, 79% FRL); Westdale Middle School (math 15% / reading 30%, grade F, #151 of 218 statewide, top 70%, 757 students, 69% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Market conditions: Rents flat; 913 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $9k 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 719 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,896 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 719 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.25%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $294,813
• List price: $273,990
• Delta: -7.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3429 C. Cooper Ct	0.21mi	3/2.0	1,463 (0%)	4mo	$283,734	$194	86
3567 Atwater Villas Ave	0.17mi	3/2.0	1,463 (0%)	8mo	$275,674	$188	86
3649 Atwater Villas Ave	0.10mi	3/2.0	1,613 (+10%)	0mo	$294,596	$183	78
17320 Tidewater Ln	0.36mi	3/2.0	1,463 (0%)	9mo	$275,300	$188	76
17431 Tidewater Ln	0.47mi	3/2.0	1,463 (0%)	3mo	$275,608	$188	75
3628 Atwater Villas Ave	0.12mi	3/2.0	1,629 (+11%)	4mo	$293,436	$180	72
3428 C. Cooper Ct	0.21mi	3/2.0	1,613 (+10%)	2mo	$294,221	$182	71
3513 S Shoreside Ave	0.17mi	3/2.0	1,629 (+11%)	5mo	$293,931	$180	69
3513 S Shoreside Ave	0.17mi	3/2.0	1,629 (+11%)	5mo	$293,931	$180	69
17251 Lakefront Ln	0.31mi	3/2.0	1,629 (+11%)	6mo	$293,210	$180	62
3403 Dockside Ln	0.26mi	3/2.0	1,629 (+11%)	9mo	$291,970	$179	62
17398 Tidewater Ln	0.42mi	3/2.0	1,629 (+11%)	3mo	$298,765	$183	59

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 · 0.68% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.14×
• Total profit: $-71,396
• Equity at exit: $43,958

10-year hold

• IRR: -32.6%
• Equity multiple: -0.28×
• Total profit: $-105,749
• Equity at exit: $25,490

Cash invested: $82,548 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 28 under contract
• Months of supply: 7.3 mo (14%/mo absorbed)
• Median asking: $316,895 ($186/sqft)
• Median days on market: 689 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +8.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70810

• Rents YoY: 0.7%
• Active inventory: 913
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,209 high
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$369 /mo · $4,422/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-292

Break-even live

Break-even rent $2,579

Max offer price $252,516

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-190	+0% $-292	+5% $-394	+10% $-496
Rent	-10% $-467	-5% $-380	+0% $-292	+5% $-205	+10% $-118
Rate	-1.0pp $-144	-0.5pp $-217	base $-292	+0.5pp $-369	+1.0pp $-446

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: $73,703
• Closing costs: $8,844
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3429 C. Cooper Ct Baton Rouge, LA	3.0	2.0	1463	$2,600	$1.78	110d	1	0.20mi
13965 Lexington Park Dr Baton Rouge, LA	3.0	2.0	1750	$2,300	$1.31	0d	1	0.56mi
3060 Hudson Park Dr Baton Rouge, LA	3.0	2.0	1780	$2,200	$1.24	0d	1	0.65mi
115 Tiger Dr Saint Gabriel, LA	2.0	2.0	1163	$1,950	$1.68	139d	1	1.33mi
135 Tiger Dr Saint Gabriel, LA	2.0	2.0	1163	$1,950	$1.68	119d	1	1.34mi
3111 Nicholson Lake Dr Baton Rouge, LA	3.0	2.0	1468	$2,000	$1.36	62d	1	1.39mi

Listing history 50 events

1. 2026-09-23
   days on market $273,990 Active 719 DOM
2. 2026-09-22
   days on market $273,990 Active 718 DOM
3. 2026-09-21
   days on market $273,990 Active 717 DOM
4. 2026-09-20
   days on market $273,990 Active 716 DOM
5. 2026-09-19
   days on market $273,990 Active 715 DOM
6. 2026-09-18
   days on market $273,990 Active 714 DOM
7. 2026-09-17
   days on market $273,990 Active 713 DOM
8. 2026-09-16
   days on market $273,990 Active 712 DOM
9. 2026-09-15
   days on market $273,990 Active 711 DOM
10. 2026-09-14
    days on market $273,990 Active 710 DOM
11. 2026-09-13
    days on market $273,990 Active 709 DOM
12. 2026-09-12
    days on market $273,990 Active 708 DOM
13. 2026-09-11
    days on market $273,990 Active 707 DOM
14. 2026-09-05
    days on market $273,990 Active 701 DOM
15. 2026-09-04
    days on market $273,990 Active 700 DOM
16. 2026-09-03
    days on market $273,990 Active 699 DOM
17. 2026-08-31
    days on market $273,990 Active 696 DOM
18. 2026-08-30
    days on market $273,990 Active 695 DOM
19. 2026-08-29
    days on market $273,990 Active 694 DOM
20. 2026-08-28
    days on market $273,990 Active 693 DOM
21. 2026-08-27
    days on market $273,990 Active 692 DOM
22. 2026-08-26
    days on market $273,990 Active 691 DOM
23. 2026-08-25
    days on market $273,990 Active 690 DOM
24. 2026-08-24
    days on market $273,990 Active 689 DOM
25. 2026-08-23
    days on market $273,990 Active 688 DOM
26. 2026-08-22
    days on market $273,990 Active 687 DOM
27. 2026-08-21
    days on market $273,990 Active 686 DOM
28. 2026-08-20
    days on market $273,990 Active 685 DOM
29. 2026-08-19
    days on market $273,990 Active 684 DOM
30. 2026-08-18
    days on market $273,990 Active 683 DOM
31. 2026-08-17
    days on market $273,990 Active 682 DOM
32. 2026-08-16
    days on market $273,990 Active 681 DOM
33. 2026-08-15
    days on market $273,990 Active 680 DOM
34. 2026-08-14
    days on market $273,990 Active 679 DOM
35. 2026-08-13
    days on market $273,990 Active 678 DOM
36. 2026-08-12
    days on market $273,990 Active 677 DOM
37. 2026-08-11
    days on market $273,990 Active 676 DOM
38. 2026-08-10
    days on market $273,990 Active 675 DOM
39. 2026-08-09
    days on market $273,990 Active 674 DOM
40. 2026-08-08
    days on market $273,990 Active 673 DOM
41. 2026-08-07
    days on market $273,990 Active 672 DOM
42. 2026-08-06
    days on market $273,990 Active 671 DOM
43. 2026-08-05
    days on market $273,990 Active 670 DOM
44. 2026-08-03
    days on market $273,990 Active 668 DOM
45. 2026-07-31
    days on market $273,990 Active 665 DOM
46. 2026-07-30
    days on market $273,990 Active 663 DOM
47. 2026-07-27
    days on market $273,990 Active 661 DOM
48. 2026-07-25
    days on market $273,990 Active 659 DOM
49. 2026-07-23
    days on market $273,990 Active 657 DOM
50. 2026-07-22
    days on market $273,990 Active 656 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,508
• − Mortgage interest: −$16,514
• − Property taxes: −$4,422
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$8,576
• Taxable loss: −$8,720
• Est. tax savings @ 24.0%: +$2,093
• After-tax cash flow: $-1,415/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.

Condition & rehab AI · 2 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a clean exterior, well-maintained landscaping, and no visible repairs needed. It offers a good starting point for potential buyers or renters, with minor updates that can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Interior touch-ups — Fresh paint and minor updates can make the interior more inviting and increase both resale and rental value. ↑

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary Magnolia Woods Elementary School F LA #406/646 Nat'l #31,549/41,679 Middle Westdale Middle School F LA #151/218 Nat'l #11,105/14,009 High Tara High School F LA #248/265 Nat'l #16,644/17,239

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

B Composite livability gradescore 74/100

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

• County: East Baton Rouge Parish · 464,810 people
• City population: 351,868
• Metro: Baton Rouge, LA
• Population (ZIP): 42,659
• Household income: $92,098
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 55% Black 29% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Slovak 2% Scottish 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Chinese 1%

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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: ▼ -117.55%
• Current HPI: 172.7593
• Rent YoY: ▲ 0.68%
• Metro: Baton Rouge, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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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

+1.1% since first listed

2 events — show timeline

• 2025-09-05 Price Changed $271,990 Zillow
• 2024-10-05 Listed $268,990 Zillow