Preston V A Plan · Baton Rouge, LA 70810

$273,990

3 bd · 2.0 ba · 1,463 sqft · SingleFamily · 765 Days on market

Excellent condition

---

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 +7.9/30.0
• 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 +2.4/10.0
• DSCR +2.0/10.0
• 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 — $294,408.

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 $-310 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (20.3% below list).
• Recommended offer: $218k (20.3% below list) — sets the bar for 1% rule.

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; 1031 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 107d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 765 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,292 (20.3% 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 765 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.74% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $294,408
• List price: $273,990
• Delta: -6.94%
• 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
3503 S Shoreside Ave	0.18mi	3/2.0	1,463 (0%)	1mo	$278,002	$190	91
3409 C. Cooper Ct	0.23mi	3/2.0	1,463 (0%)	1mo	$277,700	$190	88
3429 C. Cooper Ct	0.21mi	3/2.0	1,463 (0%)	6mo	$283,734	$194	85
3553 S Shoreside Ave	0.01mi	3/2.0	1,659 (+13%)	0mo	$307,255	$185	77
3649 Atwater Villas Ave	0.10mi	3/2.0	1,613 (+10%)	2mo	$294,596	$183	76
17431 Tidewater Ln	0.47mi	3/2.0	1,463 (0%)	5mo	$275,608	$188	74
3628 Atwater Villas Ave	0.12mi	3/2.0	1,629 (+11%)	5mo	$293,436	$180	71
3428 C. Cooper Ct	0.21mi	3/2.0	1,613 (+10%)	4mo	$294,221	$182	70
3513 S Shoreside Ave	0.17mi	3/2.0	1,629 (+11%)	6mo	$293,931	$180	68
3513 S Shoreside Ave	0.17mi	3/2.0	1,629 (+11%)	6mo	$293,931	$180	68
17451 S Tidewater Ln	0.49mi	3/2.0	1,629 (+11%)	0mo	$293,475	$180	58
17398 Tidewater Ln	0.42mi	3/2.0	1,629 (+11%)	4mo	$298,765	$183	58

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: -26.5%
• Equity multiple: 0.12×
• Total profit: $-72,404
• Equity at exit: $43,897

10-year hold

• IRR: -34.0%
• Equity multiple: -0.31×
• Total profit: $-107,853
• Equity at exit: $25,455

Cash invested: $82,434 (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: 34 active · 32 under contract
• Months of supply: 8.9 mo (11%/mo absorbed)
• Median asking: $318,895 ($189/sqft)
• Median days on market: 176 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +6.2% 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: 1031
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,183 high
• Mortgage (P&I): −$1,544
• Tax est. 1.5%: −$368 /mo · $4,416/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-310

Break-even live

Break-even rent $2,575

Max offer price $249,539

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-208	+0% $-310	+5% $-412	+10% $-514
Rent	-10% $-483	-5% $-396	+0% $-310	+5% $-224	+10% $-138
Rate	-1.0pp $-162	-0.5pp $-235	base $-310	+0.5pp $-386	+1.0pp $-464

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: $73,602
• Closing costs: $8,832
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	155d	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	5d	1	0.65mi
115 Tiger Dr Saint Gabriel, LA	2.0	2.0	1163	$1,950	$1.68	184d	1	1.33mi
135 Tiger Dr Saint Gabriel, LA	2.0	2.0	1163	$1,950	$1.68	164d	1	1.34mi
3111 Nicholson Lake Dr Baton Rouge, LA	3.0	2.0	1468	$2,000	$1.36	107d	1	1.39mi
9059 Lake Mist Dr Baton Rouge, LA	3.0	2.0	1436	$1,800	$1.25	0d	1	1.47mi

Listing history 50 events

1. 2026-11-08
   days on market $273,990 Active 765 DOM
2. 2026-11-07
   days on market $273,990 Active 764 DOM
3. 2026-11-06
   days on market $273,990 Active 763 DOM
4. 2026-11-05
   days on market $273,990 Active 762 DOM
5. 2026-11-04
   days on market $273,990 Active 761 DOM
6. 2026-11-02
   days on market $273,990 Active 759 DOM
7. 2026-11-01
   days on market $273,990 Active 758 DOM
8. 2026-10-31
   days on market $273,990 Active 757 DOM
9. 2026-10-30
   days on market $273,990 Active 756 DOM
10. 2026-10-29
    days on market $273,990 Active 755 DOM
11. 2026-10-28
    days on market $273,990 Active 754 DOM
12. 2026-10-27
    days on market $273,990 Active 753 DOM
13. 2026-10-26
    days on market $273,990 Active 752 DOM
14. 2026-10-26
    days on market $273,990 Active 751 DOM
15. 2026-10-23
    days on market $273,990 Active 749 DOM
16. 2026-10-22
    days on market $273,990 Active 748 DOM
17. 2026-10-21
    days on market $273,990 Active 747 DOM
18. 2026-10-20
    days on market $273,990 Active 746 DOM
19. 2026-10-19
    days on market $273,990 Active 745 DOM
20. 2026-10-18
    days on market $273,990 Active 744 DOM
21. 2026-10-17
    days on market $273,990 Active 743 DOM
22. 2026-10-16
    days on market $273,990 Active 742 DOM
23. 2026-10-15
    days on market $273,990 Active 741 DOM
24. 2026-10-14
    days on market $273,990 Active 740 DOM
25. 2026-10-13
    days on market $273,990 Active 739 DOM
26. 2026-10-12
    days on market $273,990 Active 738 DOM
27. 2026-10-11
    days on market $273,990 Active 737 DOM
28. 2026-10-10
    days on market $273,990 Active 736 DOM
29. 2026-10-09
    days on market $273,990 Active 735 DOM
30. 2026-10-08
    days on market $273,990 Active 734 DOM
31. 2026-10-07
    days on market $273,990 Active 733 DOM
32. 2026-10-06
    days on market $273,990 Active 732 DOM
33. 2026-10-05
    days on market $273,990 Active 731 DOM
34. 2026-10-04
    days on market $273,990 Active 730 DOM
35. 2026-10-02
    days on market $273,990 Active 728 DOM
36. 2026-10-01
    days on market $273,990 Active 727 DOM
37. 2026-09-30
    days on market $273,990 Active 726 DOM
38. 2026-09-29
    days on market $273,990 Active 725 DOM
39. 2026-09-28
    days on market $273,990 Active 724 DOM
40. 2026-09-27
    days on market $273,990 Active 723 DOM
41. 2026-09-25
    days on market $273,990 Active 721 DOM
42. 2026-09-24
    days on market $273,990 Active 720 DOM
43. 2026-09-23
    days on market $273,990 Active 719 DOM
44. 2026-09-22
    days on market $273,990 Active 718 DOM
45. 2026-09-21
    days on market $273,990 Active 717 DOM
46. 2026-09-20
    days on market $273,990 Active 716 DOM
47. 2026-09-19
    days on market $273,990 Active 715 DOM
48. 2026-09-18
    days on market $273,990 Active 714 DOM
49. 2026-09-17
    days on market $273,990 Active 713 DOM
50. 2026-09-16
    days on market $273,990 Active 712 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: $26,195
• − Mortgage interest: −$16,491
• − Property taxes: −$4,416
• − Insurance: −$1,472
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − Depreciation: −$8,565
• Taxable loss: −$8,940
• Est. tax savings @ 24.0%: +$2,146
• After-tax cash flow: $-1,575/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

---

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 0.60)
• Race & ethnicity: White 55% Black 29% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 1%
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -117.55%
• Current HPI: 172.7593
• Rent YoY: ▲ 0.68%
• 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

+1.1% since first listed

2 events — show timeline

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