1825 N 17th St · Baton Rouge, LA 70802

$34,900

4 bd · 2.0 ba · 1,216 sqft · SingleFamily · 23 Days on market

Built 1950

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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
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in the heart of Baton Rouge (70802). This property offers strong potential for renovation and value-add improvements. Spacious layout with multiple bedrooms and flexible floor plan, a fix-and-flip or long-term rental portfolio addition. Property will require updates and is being sold as-is. Convenient location with access to downtown Baton Rouge, major highways, schools, and local amenities. Great opportunity to add value in an established neighborhood with rental demand. Buyer to verify all measurements, zoning, and condition. No repairs will be made by seller. Seller to consider offers with buyer covering all closing costs.

Key facts

• Access to downtown
• Flexible floor plan
• Convenient location

Tags

• FLEXIBLE FLOOR PLAN
• CONVENIENT LOCATION
• ACCESS TO DOWNTOWN
• MAJOR HIGHWAYS
• LOCAL AMENITIES
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Driveway; Three or more parking spaces
• Utilities: Public water; Public sewer; Water heater (energy-efficient)
• Home design: Single-story; Raised foundation; Shingle roof; Average condition
• Construction: Asbestos construction material
• Exterior features: City lot; Rectangular lot; Lot dimensions approximately 50 x 125

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 33.6% 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.
• Zoned schools: Park Elementary School (math 2% / reading 17%, grade F, #597 of 646 statewide, top 95%, 336 students, 95% FRL) — zoned schools average 95% FRL vs 77% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 28% district-wide (-18 pts) — the specific schools serving this property underperform the East Baton Rouge Parish average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.6%/yr); 188 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $241 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $34,376 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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.
5. 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.
6. 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: 3.75% ✓
• Cap rate: 33.56%
• Cash-on-cash: 97.37%
• DSCR: 5.33
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $80,256
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 N 17th St	0.55mi	3/2.0 (-1)	1,217 (+0%)	6mo	$155,000	$127	64
2010 Birch St	0.26mi	3/2.0 (-1)	1,270 (+4%)	19mo	$106,000	$83	60
2325 N 20th St	0.36mi	3/1.0 (-1)	1,246 (+2%)	14mo	$64,900	$52	58
2711 Jackson Ave	0.67mi	3/2.0 (-1)	1,200 (-1%)	7mo	$79,000	$66	56
2537 Madison Ave	0.60mi	3/2.0 (-1)	1,297 (+7%)	13mo	$67,000	$52	45
2526 Adams Ave	0.60mi	3/1.0 (-1)	1,124 (-8%)	12mo	$130,000	$116	40
2733 Jackson Ave	0.69mi	3/1.0 (-1)	1,151 (-5%)	13mo	$63,829	$55	39
940 N 24th St	0.74mi	3/1.0 (-1)	1,300 (+7%)	18mo	$40,000	$31	30
2705 Madison Ave	0.69mi	3/1.0 (-1)	1,311 (+8%)	20mo	$100,000	$76	29

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.09×
• Total profit: $49,764
• Equity at exit: $5,204

10-year hold

• IRR: —
• Equity multiple: 14.31×
• Total profit: $130,086
• Equity at exit: $3,018

Cash invested: $9,772 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $793

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 34%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	14d	1	0.06mi
999 N 9th St Unit 419 Baton Rouge, LA	3.0	2.0	1050	$1,170	$1.11	23d	1	0.76mi
999 N 9th St Apt 219 Baton Rouge, LA	3.0	2.0	1050	$1,185	$1.13	14d	1	0.76mi
999 N 9th St Apt 319 Baton Rouge, LA	3.0	2.0	1050	$1,085	$1.03	43d	1	0.76mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	14d	1	0.83mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	43d	1	0.83mi
1346 Main St Unit A Baton Rouge, LA	3.0	2.0	1200	$1,600	$1.33	43d	1	0.87mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	23d	1	1.11mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	1.23mi
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	23d	1	1.29mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	43d	1	1.32mi
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	21d	1	1.38mi

Listing history 18 events

1. 2026-06-18
   days on market $34,900 Active 23 DOM
2. 2026-06-17
   days on market $34,900 Active 22 DOM
3. 2026-06-16
   days on market $34,900 Active 21 DOM
4. 2026-06-15
   days on market $34,900 Active 20 DOM
5. 2026-06-14
   days on market $34,900 Active 18 DOM
6. 2026-06-10
   days on market $34,900 Active 15 DOM
7. 2026-06-09
   days on market $34,900 Active 14 DOM
8. 2026-06-08
   days on market $34,900 Active 13 DOM
9. 2026-06-07
   days on market $34,900 Active 12 DOM
10. 2026-06-05
    days on market $34,900 Active 9 DOM
11. 2026-06-03
    days on market $34,900 Active 8 DOM
12. 2026-06-02
    days on market $34,900 Active 7 DOM
13. 2026-06-01
    days on market $34,900 Active 6 DOM
14. 2026-05-31
    days on market $34,900 Active 5 DOM
15. 2026-05-31
    days on market $34,900 Active 4 DOM
16. 2026-05-26
    listed $34,900 Active

    Show marketing remark (654 chars)

    Investor opportunity in the heart of Baton Rouge (70802). This property offers strong potential for renovation and value-add improvements. Spacious layout with multiple bedrooms and flexible floor plan, a fix-and-flip or long-term rental portfolio addition. Property will require updates and is being sold as-is. Convenient location with access to downtown Baton Rouge, major highways, schools, and local amenities. Great opportunity to add value in an established neighborhood with rental demand. Buyer to verify all measurements, zoning, and condition. No repairs will be made by seller. Seller to consider offers with buyer covering all closing costs.

17. 2026-05-26
    listed $34,900 Active 654-char remark

    Show marketing remark (654 chars)

    Investor opportunity in the heart of Baton Rouge (70802). This property offers strong potential for renovation and value-add improvements. Spacious layout with multiple bedrooms and flexible floor plan, a fix-and-flip or long-term rental portfolio addition. Property will require updates and is being sold as-is. Convenient location with access to downtown Baton Rouge, major highways, schools, and local amenities. Great opportunity to add value in an established neighborhood with rental demand. Buyer to verify all measurements, zoning, and condition. No repairs will be made by seller. Seller to consider offers with buyer covering all closing costs.

18. 1991-11-08
    soldstatus

ⓘ 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 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: $15,708
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$1,015
• Taxable income: $9,526
• Est. tax owed @ 24.0%: −$2,286
• After-tax cash flow: $7,229/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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 1% Other Indo-European 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-26 Listed $34,900 AcadianaMLS
• 2026-05-26 Listed $34,900 GSREIN
• 1991-11-08 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $69 · +4.7% YoY. Source: county tax records.