3238 Washington St · Baker, LA 70714

$169,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 74 Days on market

Built 1974 4,922 sqft lot Est $193k · 12% 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 +17.1/30.0
• ARV discount +13.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly renovated and lots of space. Conveniently located to all you need in Baker. Walking inside you'll notice all of the natural light pouring in. New floors, new paint, everything new. Your kitchen has lots of cabinet space and new appliances. You have one bedroom off the living room and the rest are down the back hall for extra privacy. Schedule a showing today!

Key facts

• 4,922 sq ft lot
• Built 1974
• Listed 74 days

Property features AI

Finance

• Other: Lot dimensions approximately 60 x 100 (0.113 acres); Subdivision: Baker Townsites

Exterior

• Parking: Covered parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Construction: Wood siding and frame construction; Slab foundation
• Exterior features: Full wood fencing; Shed(s)

Interior

• Kitchen: Refrigerator
• Flooring: Tile and ceramic tile flooring; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $163k (3.7% below list).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.1% in Baker — 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 66/100 on livability (#131 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• City Of Baker School District (suburban): math 5% / reading 15% proficiency, ranked #89 of 98 in LA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Baker Middle School (math 2% / reading 8%, grade F, #216 of 218 statewide, top 100%, 176 students, 57% FRL); Baker High School (math 2% / reading 12%, grade F, #251 of 265 statewide, top 97%, 408 students, 65% FRL) — zoned schools average 61% FRL vs 82% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 142 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 34% of the median local income ($58k/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 $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 74 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $51k; list at $169k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. Crime grade is D 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: 0.96% ✗
• Cap rate: 7.13%
• Cash-on-cash: 3.00%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $192,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1225 Alabama St	0.04mi	3/2.0	1,892 (+5%)	4mo	$79,000	$42	86
1020 Florida Ave	0.19mi	4/2.0 (+1)	1,850 (+3%)	15mo	$60,000	$32	69
2405 Boxwood Dr	0.74mi	3/2.0	1,850 (+3%)	0mo	$212,000	$115	61
3011 Wilson St	0.25mi	4/2.0 (+1)	1,584 (-12%)	8mo	$170,000	$107	57
2544 N Day Dr	0.68mi	4/1.5 (+1)	1,849 (+3%)	3mo	$210,000	$114	54
3321 Van Buren St	0.29mi	4/2.0 (+1)	1,579 (-12%)	14mo	$181,000	$115	49
3403 Sandy Dr	0.59mi	4/2.5 (+1)	1,972 (+10%)	1mo	$85,000	$43	48
2442 Ray Weiland Dr	0.69mi	3/2.0	1,646 (-9%)	14mo	$99,900	$61	42
608 Daniels St	0.67mi	3/2.0	1,601 (-11%)	10mo	$160,000	$100	42
2813 Allen Ct	0.41mi	2/2.0 (-1)	1,561 (-13%)	15mo	$185,000	$119	41
2562 N Day Dr	0.64mi	3/1.5	1,594 (-11%)	10mo	$190,000	$119	40
2411 Boxwood Dr	0.70mi	3/1.5	1,569 (-13%)	13mo	$154,900	$99	33

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-19,834
• Equity at exit: $25,198

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-7,480
• Equity at exit: $14,612

Cash invested: $47,320 (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 70714

• Home prices YoY: -33.7%
• Active inventory: 142
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $118

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 88%

Sensitivity live

Price	-10% $235	-5% $177	+0% $118	+5% $60	+10% $1
Rent	-10% $-10	-5% $54	+0% $118	+5% $182	+10% $247
Rate	-1.0pp $203	-0.5pp $161	base $118	+0.5pp $74	+1.0pp $30

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4304 Harding St Baker, LA	3.0	2.0	1600	$1,300	$0.81	25d	1	0.79mi
4215 Heath Dr Baker, LA	4.0	2.5	1423	$1,525	$1.07	16d	1	1.07mi
1641 Groom Rd Baker, LA	3.0	2.0	1250	$1,650	$1.32	16d	1	1.21mi
13936 Cayuga Dr Baker, LA	4.0	2.5	2364	$2,200	$0.93	45d	1	1.23mi
13936 Cayuga Dr Baker, LA	4.0	2.5	2364	$2,200	$0.93	25d	1	1.23mi

Listing history 23 events

1. 2026-06-21
   days on market $169,000 Active 74 DOM
2. 2026-06-18
   days on market $169,000 Active 71 DOM
3. 2026-06-17
   days on market $169,000 Active 70 DOM
4. 2026-06-16
   days on market $169,000 Active 69 DOM
5. 2026-06-15
   days on market $169,000 Active 68 DOM
6. 2026-06-14
   days on market $169,000 Active 66 DOM
7. 2026-06-13
   days on market $169,000 Active 65 DOM
8. 2026-06-10
   days on market $169,000 Active 63 DOM
9. 2026-06-09
   days on market $169,000 Active 62 DOM
10. 2026-06-08
    days on market $169,000 Active 61 DOM
11. 2026-06-07
    days on market $169,000 Active 60 DOM
12. 2026-06-03
    days on market $169,000 Active 56 DOM
13. 2026-06-02
    days on market $169,000 Active 55 DOM
14. 2026-06-01
    days on market $169,000 Active 54 DOM
15. 2026-05-31
    days on market $169,000 Active 53 DOM
16. 2026-05-31
    days on market $169,000 Active 52 DOM
17. 2026-05-19
    price $169,000

    Show marketing remark (367 chars)

    Newly renovated and lots of space. Conveniently located to all you need in Baker. Walking inside you'll notice all of the natural light pouring in. New floors, new paint, everything new. Your kitchen has lots of cabinet space and new appliances. You have one bedroom off the living room and the rest are down the back hall for extra privacy. Schedule a showing today!

18. 2026-05-19
    price $169,000 367-char remark

    Show marketing remark (367 chars)

    Newly renovated and lots of space. Conveniently located to all you need in Baker. Walking inside you'll notice all of the natural light pouring in. New floors, new paint, everything new. Your kitchen has lots of cabinet space and new appliances. You have one bedroom off the living room and the rest are down the back hall for extra privacy. Schedule a showing today!

19. 2026-04-08
    listed $179,000 Active

    Show marketing remark (367 chars)

    Newly renovated and lots of space. Conveniently located to all you need in Baker. Walking inside you'll notice all of the natural light pouring in. New floors, new paint, everything new. Your kitchen has lots of cabinet space and new appliances. You have one bedroom off the living room and the rest are down the back hall for extra privacy. Schedule a showing today!

20. 2026-04-08
    listed $179,000 Active 367-char remark

    Show marketing remark (367 chars)

    Newly renovated and lots of space. Conveniently located to all you need in Baker. Walking inside you'll notice all of the natural light pouring in. New floors, new paint, everything new. Your kitchen has lots of cabinet space and new appliances. You have one bedroom off the living room and the rest are down the back hall for extra privacy. Schedule a showing today!

21. 2025-12-19
    soldstatus $51,000
22. 2025-11-16
    listed $66,900 Active
23. 2025-11-15
    listed $66,900

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,536
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$4,916
• Taxable loss: −$1,353
• Est. tax savings @ 24.0%: +$325
• After-tax cash flow: $1,743/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: City Of Baker School District
• NCES district ID: 2200040
• Math proficiency: 5% ▼ -32.00%
• Reading proficiency: 15% ▼ -28.00%
• Median HH income: $41,765
• Composite: 8.8/100
• National rank: #9891
• State rank: #89 of 98 in LA

Livability — Baker

• Score: 66/100
• State rank: #131
• US rank: #12021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baker, LA
• County: East Baton Rouge Parish · 399,686 people
• City population: 17,433
• Metro: Baton Rouge, LA
• Population (ZIP): 17,433
• Household income: $57,608
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 417.0

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 (70%)
• Race & ethnicity: Black 70% White 25% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Arabic 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: ▼ -80.50%
• Current HPI: 158.1876
• 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

+152.6% since first listed

7 events — show timeline

• 2026-05-19 Price Changed $169,000 GBRMLS
• 2026-05-19 Price Changed $169,000 AcadianaMLS
• 2026-04-08 Listed $179,000 GBRMLS
• 2026-04-08 Listed $179,000 AcadianaMLS
• 2025-12-19 Sold (Public Records) $51,000 Public Records
• 2025-11-16 Listed $66,900 GBRMLS
• 2025-11-15 Listed $66,900 AcadianaMLS

Property tax history

+27.0%/yr

Latest (2025): $110 · +3.8% YoY. Source: county tax records.