6040 W Perimeter Dr · Baton Rouge, LA 70811

$85,000

3 bd · 2.0 ba · 1,517 sqft · SingleFamily · 86 Days on market

Built 1950 9,339 sqft lot $56/sqft · 50% below area ↓ 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

3-bedroom, 2-bathroom home offers comfort, functionality, and a convenient location in East Baton Rouge, LA. The interior features a spacious living area, practical layout, and a centrally located bathroom. The kitchen has lots of countertop space and cabinets. Each bedroom offers comfortable space and plenty of storage. Very spacious backyard to offer plenty of space for cookouts and those crawfish boils for family gatherings!

Key facts

• Plenty of storage
• Spacious backyard
• Spacious living area

Tags

• SPACIOUS LIVING AREA
• CENTRALLY LOCATED BATHROOM
• LOTS OF COUNTERTOP SPACE
• PLENTY OF STORAGE
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: 123 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% of the median local income ($46k/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 $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 1950 — 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 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. 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.
7. 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.
8. 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: 1.64% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.67%
• DSCR: 2.28
• GRM: 5.1

CMA / ARV

• ARV (median comp): $171,098
• List price: $85,000
• Delta: -50.32%
• 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
7024 Albatross Dr	0.13mi	3/2.0	1,351 (-11%)	1mo	$145,000	$107	75
5581 Monarch Ave	0.31mi	4/2.0 (+1)	1,575 (+4%)	0mo	$149,500	$95	74
6866 Buttonwood Dr	0.22mi	3/2.0	1,445 (-5%)	11mo	$135,000	$93	72
5833 Larchwood Dr	0.27mi	3/2.0	1,380 (-9%)	5mo	$175,000	$127	68
5820 Glen Oaks Dr	0.24mi	3/1.5	1,315 (-13%)	2mo	$149,900	$114	63
6411 Landis Dr	0.65mi	3/1.5	1,508 (-1%)	5mo	$79,900	$53	63
6421 D'juanna Dr	0.53mi	3/2.0	1,467 (-3%)	12mo	$242,000	$165	60
6424 Glen Oaks Dr	0.31mi	3/2.0	1,680 (+11%)	14mo	$198,500	$118	56
6757 Myrtlewood Dr	0.40mi	3/1.5	1,733 (+14%)	2mo	$110,000	$63	54
4883 Crown Ave	0.73mi	3/2.0	1,473 (-3%)	14mo	$175,000	$119	50
6779 E Upland Ave	0.38mi	4/1.0 (+1)	1,350 (-11%)	8mo	$167,000	$124	49
6932 Maplewood Dr	0.71mi	3/2.0	1,726 (+14%)	10mo	$179,900	$104	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: 23.0%
• Equity multiple: 1.94×
• Total profit: $22,432
• Equity at exit: $12,674

10-year hold

• IRR: 30.9%
• Equity multiple: 3.78×
• Total profit: $66,115
• Equity at exit: $7,349

Cash invested: $23,800 (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 70811

• Home prices YoY: -30.8%
• Active inventory: 123
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$446
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $569

Break-even live

Break-even rent $671

Max offer price $85,000

Occupancy floor 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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	14d	1	0.37mi
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	14d	1	0.99mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	1.12mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	23d	1	1.16mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	43d	1	1.17mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	1.21mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	23d	1	1.26mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	43d	1	1.37mi

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 86 DOM
2. 2026-06-17
   days on market $85,000 Active 85 DOM
3. 2026-06-16
   days on market $85,000 Active 84 DOM
4. 2026-06-15
   days on market $85,000 Active 83 DOM
5. 2026-06-14
   days on market $85,000 Active 81 DOM
6. 2026-06-10
   days on market $85,000 Active 78 DOM
7. 2026-06-09
   days on market $85,000 Active 77 DOM
8. 2026-06-08
   days on market $85,000 Active 76 DOM
9. 2026-06-07
   days on market $85,000 Active 75 DOM
10. 2026-06-05
    pricedays on market $85,000 Active 72 DOM
11. 2026-06-03
    days on market $90,000 Active 71 DOM
12. 2026-06-02
    days on market $90,000 Active 70 DOM
13. 2026-06-01
    days on market $90,000 Active 69 DOM
14. 2026-05-31
    days on market $90,000 Active 68 DOM
15. 2026-05-31
    days on market $90,000 Active 67 DOM
16. 2026-04-27
    price $90,000 431-char remark

    Show marketing remark (431 chars)

    3-bedroom, 2-bathroom home offers comfort, functionality, and a convenient location in East Baton Rouge, LA. The interior features a spacious living area, practical layout, and a centrally located bathroom. The kitchen has lots of countertop space and cabinets. Each bedroom offers comfortable space and plenty of storage. Very spacious backyard to offer plenty of space for cookouts and those crawfish boils for family gatherings!

17. 2026-04-27
    price $90,000 431-char remark

    Show marketing remark (431 chars)

    3-bedroom, 2-bathroom home offers comfort, functionality, and a convenient location in East Baton Rouge, LA. The interior features a spacious living area, practical layout, and a centrally located bathroom. The kitchen has lots of countertop space and cabinets. Each bedroom offers comfortable space and plenty of storage. Very spacious backyard to offer plenty of space for cookouts and those crawfish boils for family gatherings!

18. 2026-03-24
    listed $95,000 Active 431-char remark

    Show marketing remark (431 chars)

    3-bedroom, 2-bathroom home offers comfort, functionality, and a convenient location in East Baton Rouge, LA. The interior features a spacious living area, practical layout, and a centrally located bathroom. The kitchen has lots of countertop space and cabinets. Each bedroom offers comfortable space and plenty of storage. Very spacious backyard to offer plenty of space for cookouts and those crawfish boils for family gatherings!

19. 2026-03-24
    listed $95,000 Active 431-char remark

    Show marketing remark (431 chars)

    3-bedroom, 2-bathroom home offers comfort, functionality, and a convenient location in East Baton Rouge, LA. The interior features a spacious living area, practical layout, and a centrally located bathroom. The kitchen has lots of countertop space and cabinets. Each bedroom offers comfortable space and plenty of storage. Very spacious backyard to offer plenty of space for cookouts and those crawfish boils for family gatherings!

20. 1978-02-24
    soldstatus

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $590 · $49/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,694
• − Mortgage interest: −$4,761
• − Property taxes: −$590
• − Insurance: −$425
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$2,473
• Taxable income: $5,774
• Est. tax owed @ 24.0%: −$1,386
• After-tax cash flow: $5,439/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): 12,154
• Household income: $45,523
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 444.0

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 (82%)
• Race & ethnicity: Black 82% White 9% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -64.98%
• Current HPI: 146.22
• 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

-5.3% since first listed

5 events — show timeline

• 2026-04-27 Price Changed $90,000 AcadianaMLS
• 2026-04-27 Price Changed $90,000 GSREIN
• 2026-03-24 Listed $95,000 GSREIN
• 2026-03-24 Listed $95,000 AcadianaMLS
• 1978-02-24 Sold (Public Records) — Public Records

Property tax history

+25.4%/yr

Latest (2025): $590 · +4.7% YoY. Source: county tax records.