10018 Mollylea Dr · Baton Rouge, LA 70815

$220,000

3 bd · 2.5 ba · 1,992 sqft · SingleFamily public records · 17 Days on market

Built 1966 0.80 ac lot Est $243k · 9% under

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Why this score? — see what drove the D+ 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 +14.8/30.0
• ARV discount +11.8/15.0
• DSCR +4.5/10.0
• 1% rule +3.7/10.0
• 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

Charming, stylish, and full of character! This 3-bedroom, 2.5-bath home offers 2,241 square feet of comfortable living space with a unique blend of timeless design and modern flair. As you enter, you're welcomed into a spacious living room that flows seamlessly into the dining area and kitchen, creating an inviting layout for everyday living and entertaining. The kitchen and bathrooms feature classic tile countertops paired with a tasteful mix of neutral tones, giving the home a warm and trendy aesthetic. Throughout the home, you'll find vibrant pops of color that add personality and charm while complementing the neutral finishes. Cute and thoughtful details can be found throughout, creating a space that feels both cozy and stylish. With generously sized bedrooms, plenty of living space, and a well-cared-for interior, this home offers character, comfort, and a welcoming atmosphere that's ready for its next owner. Schedule your private showing today!

Key facts

• 0.8 acre lot
• 2 parking spots
• Built 1966

Property features AI

Finance

• Other: Located in the North Broadmoor subdivision; Directions: Airline to Goodwood, left on Sharp, left on Mollylea; Listing broker: Blue Heron Realty; Listing agent: Russ Vegas (985-792-7350)

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence (detached); Residential property; Wood siding and brick exterior
• Construction: Pillar/post/pier foundation
• Exterior features: Public water; Public sewer; Lot roughly 0.8 acre (approximately 104 x 195 x 104 x 195)

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air
• Interior features: Central heating; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $61 ($728/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 $192k (12.7% below list).
• Recommended offer: $192k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.2% 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.
• Zoned schools: Broadmoor Elementary School (math 19% / reading 24%, grade F, #434 of 646 statewide, top 68%, 597 students, 81% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Zoned-school proficiency averages 42% at this address vs 28% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 167 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $7k 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 17 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $185k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,131 (12.7% below list)

Questions for the listing agent

1. Built in 1966 — 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. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $243,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
935 Marilyn Dr	0.47mi	4/2.0 (+1)	2,007 (+1%)	4mo	$289,000	$144	66
10431 Goodwood Blvd	0.54mi	3/2.0	2,000 (+0%)	8mo	$248,000	$124	65
575 Lonita St	0.26mi	3/2.0	1,768 (-11%)	10mo	$189,000	$107	59
9325 Woodbine St	0.61mi	3/2.0	2,031 (+2%)	10mo	$255,000	$126	58
333 Eileen Dr	0.59mi	4/2.5 (+1)	2,049 (+3%)	10mo	$225,000	$110	54
9875 Damuth Dr	0.46mi	3/3.0	2,256 (+13%)	1mo	$275,000	$122	53
9434 W Van Pl	0.70mi	3/2.0	1,908 (-4%)	7mo	$239,000	$125	53
10709 Waverland Dr	0.58mi	4/2.0 (+1)	2,114 (+6%)	9mo	$290,000	$137	48
1104 Sharp Rd	0.75mi	3/2.0	1,902 (-4%)	11mo	$200,000	$105	47
10010 Sombrero Ave	0.69mi	4/2.0 (+1)	2,207 (+11%)	3mo	$190,000	$86	41
10624 N Harvey Dr	0.72mi	4/1.5 (+1)	1,804 (-9%)	4mo	$149,000	$83	38
275 E Riveroaks Dr	0.67mi	4/3.0 (+1)	2,289 (+15%)	1mo	$274,900	$120	36

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-31,798
• Equity at exit: $32,803

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-22,757
• Equity at exit: $19,022

Cash invested: $61,600 (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: 167
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$212 /mo · $2,542/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $61

Break-even live

Break-even rent $1,845

Max offer price $220,000

Occupancy floor 92%

Sensitivity live

Price	-10% $185	-5% $123	+0% $61	+5% $-2	+10% $-64
Rent	-10% $-91	-5% $-15	+0% $61	+5% $137	+10% $212
Rate	-1.0pp $171	-0.5pp $117	base $61	+0.5pp $4	+1.0pp $-54

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	45d	1	0.39mi
814 Lonita St Baton Rouge, LA	3.0	2.0	1678	$1,900	$1.13	25d	1	0.39mi
9152 Woodbine St Baton Rouge, LA	4.0	2.0	2322	$2,200	$0.95	45d	1	0.74mi
9540 Lindale Ave Unit A Baton Rouge, LA	3.0	2.5	1655	$1,900	$1.15	25d	1	0.96mi
344 Burgess Pl Baton Rouge, LA	3.0	2.0	1295	$1,675	$1.29	25d	1	0.99mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	16d	1	1.10mi
375 Sherwood Forest Blvd Baton Rouge, LA	3.0	2.0	1697	$1,900	$1.12	23d	1	1.10mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.5	2071	$1,900	$0.92	45d	1	1.32mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.0	2071	$1,900	$0.92	20d	1	1.32mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	45d	1	1.32mi
2001 Red Stick Dr Baton Rouge, LA	3.0	3.0	1559	$2,150	$1.38	25d	1	1.33mi
2166 Silverest Ave Baton Rouge, LA	3.0	2.0	1640	$1,800	$1.10	25d	1	1.44mi
2257 Silverest Ave Baton Rouge, LA	3.0	1.5	1800	$1,700	$0.94	25d	1	1.49mi

Listing history 12 events

1. 2026-06-22
   days on market $220,000 Active 17 DOM
2. 2026-06-18
   days on market $220,000 Active 14 DOM
3. 2026-06-17
   days on market $220,000 Active 13 DOM
4. 2026-06-16
   days on market $220,000 Active 12 DOM
5. 2026-06-15
   days on market $220,000 Active 11 DOM
6. 2026-06-14
   days on market $220,000 Active 9 DOM
7. 2026-06-10
   days on market $220,000 Active 6 DOM
8. 2026-06-09
   days on market $220,000 Active 5 DOM
9. 2026-06-08
   days on market $220,000 Active 4 DOM
10. 2026-06-07
    days on market $220,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $220,000 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: $2,542 · $212/mo
• Projected year-2 tax: $2,542 · $212/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 · 19 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,056
• − Mortgage interest: −$12,323
• − Property taxes: −$2,542
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$6,400
• Taxable loss: −$2,999
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $1,447/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

+31.0% since first listed

8 events — show timeline

• 2026-06-04 Listed $220,000 GBRMLS
• 2026-06-04 Listed $220,000 AcadianaMLS
• 2019-05-13 Sold (Public Records) $185,000 Public Records
• 2013-10-29 Sold (Public Records) $154,000 Public Records
• 2013-10-01 Listed $154,000 AcadianaMLS
• 2012-03-29 Listed $168,000 AcadianaMLS
• 2012-03-29 Listed $168,000 GBRMLS
• 1985-07-25 Sold (Public Records) — Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,542 · +4.5% YoY. Source: county tax records.