3640 Cannon St · Baton Rouge, LA 70805

$45,000

2 bd · 1.0 ba · 1,180 sqft · SingleFamily · 227 Days on market

Built 1963 Fair condition 0.26 ac lot $38/sqft · 37% below area Est $72k · 37% under ↓ 25% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property was a rental for the last 25 years before tenant moved out of town. Needs minimal amount of work to make it rent ready.

Key facts

• 0.26 acre lot
• Built 1963
• Listed 227 days

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$71,677) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $39 ($464/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($983 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 4.3% 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.
• Market conditions: Rents soft (-1.2%/yr); 155 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $983/mo this rent would consume 46% of the median local household income ($25k/yr) (locally 1980% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 227 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.18% ✓
• Cap rate: 18.70%
• Cash-on-cash: 44.30%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

• ARV (median comp): $71,677
• List price: $45,000
• Delta: -37.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4249 Cannon St	0.34mi	2/2.0	1,200 (+2%)	9mo	$116,000	$97	70
3467 Hollywood St	0.38mi	3/1.5 (+1)	1,150 (-2%)	8mo	$49,900	$43	64
5772 Alexander Ave	0.55mi	3/2.0 (+1)	1,170 (-1%)	6mo	$95,000	$81	58
6533 Nottingham St	0.70mi	3/1.0 (+1)	1,162 (-2%)	3mo	$35,000	$30	58
5712 Beechwood Dr	0.63mi	3/1.0 (+1)	1,200 (+2%)	8mo	$90,000	$75	56
4313 Glen Oaks Dr	0.54mi	3/1.0 (+1)	1,127 (-4%)	11mo	$140,000	$124	53
4721 Hollywood St	0.74mi	3/1.0 (+1)	1,138 (-4%)	2mo	$129,900	$114	53
3310 Greenwell St	0.30mi	3/1.0 (+1)	1,027 (-13%)	9mo	$25,000	$24	52
6343 Beechwood Dr	0.58mi	3/1.0 (+1)	1,320 (+12%)	7mo	$50,000	$38	42
5750 Saurage Dr	0.67mi	3/1.0 (+1)	1,320 (+12%)	3mo	$84,900	$64	42
4525 Oaklon Ave	0.67mi	3/2.0 (+1)	1,292 (+10%)	3mo	$204,400	$158	42
2883 Lorraine St	0.74mi	3/2.0 (+1)	1,275 (+8%)	3mo	$129,900	$102	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.41×
• Total profit: $-7,432
• Equity at exit: $6,710

10-year hold

• IRR: -43.3%
• Equity multiple: -0.06×
• Total profit: $-13,304
• Equity at exit: $3,891

Cash invested: $12,600 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $983 high
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $39

Break-even live

Break-even rent $934

Max offer price $45,000

Occupancy floor 91%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	0.76mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	44d	1	0.76mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	19d	1	0.76mi
4540 Crown Ave Unit 93 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	44d	1	0.76mi
4540 Crown Ave Unit 85 Baton Rouge, LA	2.0	1.0	700	$850	$1.21	44d	1	0.76mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	0.77mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	23d	1	1.10mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	44d	1	1.12mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	44d	1	1.12mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	44d	1	1.12mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	14d	1	1.12mi
2933 Dayton St Unit A Baton Rouge, LA	1.0	1.0	800	$540	$0.68	14d	1	1.20mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	1.21mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	23d	1	1.25mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	1.38mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	14d	1	1.40mi
1945 77th Ave Baton Rouge, LA	3.0	2.0	1416	$1,650	$1.17	23d	1	1.40mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	44d	1	1.41mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	44d	1	1.46mi

Listing history 27 events

1. 2026-06-18
   days on market $45,000 Active 227 DOM
2. 2026-06-17
   days on market $45,000 Active 226 DOM
3. 2026-06-16
   days on market $45,000 Active 225 DOM
4. 2026-06-15
   days on market $45,000 Active 224 DOM
5. 2026-06-14
   days on market $45,000 Active 222 DOM
6. 2026-06-10
   days on market $45,000 Active 219 DOM
7. 2026-06-09
   days on market $45,000 Active 218 DOM
8. 2026-06-08
   days on market $45,000 Active 217 DOM
9. 2026-06-07
   days on market $45,000 Active 216 DOM
10. 2026-06-05
    days on market $45,000 Active 213 DOM
11. 2026-06-03
    days on market $45,000 Active 212 DOM
12. 2026-06-02
    days on market $45,000 Active 211 DOM
13. 2026-06-01
    days on market $45,000 Active 210 DOM
14. 2026-05-31
    days on market $45,000 Active 209 DOM
15. 2026-05-31
    days on market $45,000 Active 208 DOM
16. 2026-05-10
    status Pending 128-char remark

    Show marketing remark (128 chars)

    Property was a rental for the last 25 years before tenant moved out of town. Needs minimal amount of work to make it rent ready.

17. 2026-05-10
    status Pending 128-char remark

    Show marketing remark (128 chars)

    Property was a rental for the last 25 years before tenant moved out of town. Needs minimal amount of work to make it rent ready.

18. 2026-04-13
    status Active 128-char remark

    Show marketing remark (128 chars)

    Property was a rental for the last 25 years before tenant moved out of town. Needs minimal amount of work to make it rent ready.

19. 2026-04-13
    status Active 128-char remark

    Show marketing remark (128 chars)

    Property was a rental for the last 25 years before tenant moved out of town. Needs minimal amount of work to make it rent ready.

20. 2026-04-06
    status Pending 128-char remark

    Show marketing remark (128 chars)

    Property was a rental for the last 25 years before tenant moved out of town. Needs minimal amount of work to make it rent ready.

21. 2026-04-06
    status Pending 128-char remark

    Show marketing remark (128 chars)

    Property was a rental for the last 25 years before tenant moved out of town. Needs minimal amount of work to make it rent ready.

22. 2026-03-04
    price $45,000 128-char remark

    Show marketing remark (128 chars)

    Property was a rental for the last 25 years before tenant moved out of town. Needs minimal amount of work to make it rent ready.

23. 2026-03-04
    price $45,000 128-char remark

    Show marketing remark (128 chars)

    Property was a rental for the last 25 years before tenant moved out of town. Needs minimal amount of work to make it rent ready.

24. 2025-12-08
    price $55,000 128-char remark

    Show marketing remark (128 chars)

    Property was a rental for the last 25 years before tenant moved out of town. Needs minimal amount of work to make it rent ready.

25. 2025-12-08
    price $55,000 128-char remark

    Show marketing remark (128 chars)

    Property was a rental for the last 25 years before tenant moved out of town. Needs minimal amount of work to make it rent ready.

26. 2025-10-09
    listed $60,000 Active 128-char remark

    Show marketing remark (128 chars)

    Property was a rental for the last 25 years before tenant moved out of town. Needs minimal amount of work to make it rent ready.

27. 2025-10-09
    listed $60,000 Active 128-char remark

    Show marketing remark (128 chars)

    Property was a rental for the last 25 years before tenant moved out of town. Needs minimal amount of work to make it rent ready.

ⓘ 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 6/10 Major FEMA zone AE · 69% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,790
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$5,344
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$1,309
• Taxable income: $55
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $451/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 · 10 photos

Fair 45/100 Moderate rehab

The property requires significant renovations and repairs to improve its condition and increase its value for resale and rental purposes.

Repairs flagged

• Major Kitchen cabinets — Worn and outdated, need replacement or renovation.
• Major Bathtub and shower — Outdated and stained, need replacement or renovation.
• Major Exterior siding — Weathered and in need of repainting or replacement.
• Major Windows — Boarded up or in poor condition, need replacement.
• Major HVAC unit — Old and worn, needs replacement or repair.
• Major Paint — Chipped and worn in multiple areas, needs repainting.
• Major Landscaping — Overgrown and unkempt, needs trimming and planting.
• Major Flooring — Worn tile flooring, needs replacement or renovation.

Value-add opportunities

• Both Painting and repainting — Improves both resale and rental value by enhancing curb appeal and interior aesthetics.
• Both Landscaping and trimming — Enhances curb appeal and creates a more inviting exterior space.
• Both Kitchen renovation — Modernizes the kitchen and increases both resale and rental value.
• Both Bathroom renovation — Modernizes the bathroom and increases both resale and rental value.
• Both HVAC replacement — Improves comfort and energy efficiency, increasing both resale and rental value.
• Both Exterior siding and painting — Enhances curb appeal and creates a more inviting exterior space, increasing both resale and rental value.
• Both Window replacement — Improves natural light and security, increasing both resale and rental value.
• Both Flooring replacement — Modernizes the flooring and creates a more inviting interior space, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and outdated, need replacement or renovation.	Major	$15,000–50,000
Bathtub and shower · Outdated and stained, need replacement or renovation.	Major	$15,000–50,000
Exterior siding · Weathered and in need of repainting or replacement.	Major	$15,000–50,000
Windows · Boarded up or in poor condition, need replacement.	Major	$15,000–50,000
HVAC unit · Old and worn, needs replacement or repair.	Major	$15,000–50,000
Paint · Chipped and worn in multiple areas, needs repainting.	Major	$15,000–50,000
Landscaping · Overgrown and unkempt, needs trimming and planting.	Major	$15,000–50,000
Flooring · Worn tile flooring, needs replacement or renovation.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Painting and repainting — Improves both resale and rental value by enhancing curb appeal and interior aesthetics. ↑
• Both Landscaping and trimming — Enhances curb appeal and creates a more inviting exterior space. ↑
• Both Kitchen renovation — Modernizes the kitchen and increases both resale and rental value. ↑
• Both Bathroom renovation — Modernizes the bathroom and increases both resale and rental value. ↑
• Both HVAC replacement — Improves comfort and energy efficiency, increasing both resale and rental value. ↑
• Both Exterior siding and painting — Enhances curb appeal and creates a more inviting exterior space, increasing both resale and rental value. ↑
• Both Window replacement — Improves natural light and security, increasing both resale and rental value. ↑
• Both Flooring replacement — Modernizes the flooring and creates a more inviting interior space, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 23,288
• Household income: $25,397
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 1980.0

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 (95%)
• Race & ethnicity: Black 95% Hispanic / Latino 2% White 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -110.79%
• Current HPI: 75.7121
• Rent YoY: ▼ -1.21%
• 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

-25.0% since first listed

12 events — show timeline

• 2026-05-10 Pending — AcadianaMLS
• 2026-05-10 Pending — GBRMLS
• 2026-04-13 Relisted — AcadianaMLS
• 2026-04-13 Relisted — GBRMLS
• 2026-04-06 Pending — AcadianaMLS
• 2026-04-06 Pending — GBRMLS
• 2026-03-04 Price Changed $45,000 AcadianaMLS
• 2026-03-04 Price Changed $45,000 GBRMLS
• 2025-12-08 Price Changed $55,000 GBRMLS
• 2025-12-08 Price Changed $55,000 AcadianaMLS
• 2025-10-09 Listed $60,000 GBRMLS
• 2025-10-09 Listed $60,000 AcadianaMLS