8030-8032 Ned Ave · Gardere, LA 70820

$299,900

None bd · None ba · 2,382 sqft · Land · 98 Days on market

8,276 sqft lot $126/sqft · 73% above area

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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 +11.5/30.0
• ARV discount +7.5/15.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New construction duplex featuring 3 bedrooms and 2 bathrooms per unit, offering an excellent opportunity for owner-occupants or investors. Property qualifies for FHA, VA, or Conventional financing when owner occupies one side, making it ideal for a house-hack strategy—live in one unit and rent the other. Projected completion date April 30 with anticipated closing May 1. This is 1 of 3 duplex units currently available, each offering spacious layouts, modern finishes, and strong rental appeal. Contact listing agent for floor plans, rental projections, and availability details.

Key facts

• 8,276 sq ft lot
• 4 parking spots
• Listed 98 days

What this means for you Summary

Snapshot

• This is a land listed at $300k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (16.7% below list).
• Recommended offer: $250k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.2% in Gardere — 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 64/100 on livability (#167 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A; Watch: crime D, employment D, amenities F.
• 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: Highland Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 322 students, 62% FRL); Glasgow Middle School (math 29% / reading 40%, grade F, #93 of 218 statewide, top 43%, 550 students, 60% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools average 60% FRL vs 77% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 28% district-wide (+13 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: Rents rising (+2.8%/yr); 320 active listings in the ZIP; 11 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).
• At $2,498/mo this rent would consume 63% of the median local household income ($47k/yr) (locally 1879% 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 $2k of loan paydown is wiped out by about $9k 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 98 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 6y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $38k; list at $300k implies a 689% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,803 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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: 0.83% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $173,474
• List price: $299,900
• Delta: 72.88%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.79% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-55,397
• Equity at exit: $44,716

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-58,365
• Equity at exit: $25,930

Cash invested: $83,972 (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 70820

• Home prices YoY: -29.9%
• Rents YoY: 2.8%
• Active inventory: 320
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,498 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-99

Break-even live

Break-even rent $2,623

Max offer price $285,560

Occupancy floor 99%

Sensitivity live

Price	-10% $108	-5% $5	+0% $-99	+5% $-203	+10% $-306
Rent	-10% $-296	-5% $-198	+0% $-99	+5% $0	+10% $98
Rate	-1.0pp $52	-0.5pp $-23	base $-99	+0.5pp $-177	+1.0pp $-256

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1418 Gardenia Ln Baton Rouge, LA	3.0	2.0	1812	$2,350	$1.30	16d	1	0.51mi
7642 W Pelican Lakes Ave Baton Rouge, LA	3.0	2.0	1631	$2,500	$1.53	23d	1	0.52mi
1219 Drago Dr Baton Rouge, LA	1.0	1.0	1609	$825	$0.51	25d	1	0.55mi
7623 Waterview Dr Baton Rouge, LA	3.0	2.0	1933	$2,650	$1.37	25d	1	0.61mi
954 Deer Pass Dr Baton Rouge, LA	3.0	2.0	1612	$2,400	$1.49	45d	1	0.77mi
641 Greenwich Dr Baton Rouge, LA	3.0	2.0	1973	$2,400	$1.22	25d	1	0.92mi
3317 Pointe Marie Dr Baton Rouge, LA	3.0	2.5	2110	$4,300	$2.04	45d	1	1.15mi
8017 Seville Ct Baton Rouge, LA	3.0	2.5	1786	$2,700	$1.51	45d	1	1.16mi
717 Summer Breeze Dr Baton Rouge, LA	3.0	2.0	1750	$2,000	$1.14	25d	1	1.26mi
7306 Kenilworth Crossing Ave Baton Rouge, LA	3.0	2.0	1613	$2,700	$1.67	16d	1	1.34mi
10157 Bonnet Cove Ave Baton Rouge, LA	3.0	3.0	1785	$1,900	$1.06	45d	1	1.44mi

Listing history 37 events

1. 2026-06-17
   status $299,900 Pending 98 DOM
2. 2026-06-16
   days on market $299,900 Active 98 DOM
3. 2026-06-15
   days on market $299,900 Active 97 DOM
4. 2026-06-14
   days on market $299,900 Active 95 DOM
5. 2026-06-10
   days on market $299,900 Active 92 DOM
6. 2026-06-09
   days on market $299,900 Active 91 DOM
7. 2026-06-08
   days on market $299,900 Active 90 DOM
8. 2026-06-07
   days on market $299,900 Active 89 DOM
9. 2026-06-05
   days on market $299,900 Active 86 DOM
10. 2026-06-03
    days on market $299,900 Active 85 DOM
11. 2026-06-02
    days on market $299,900 Active 84 DOM
12. 2026-06-01
    days on market $299,900 Active 83 DOM
13. 2026-05-31
    days on market $299,900 Active 82 DOM
14. 2026-05-31
    days on market $299,900 Active 81 DOM
15. 2026-03-10
    price $299,900 587-char remark

    Show marketing remark (582 chars)

    New construction duplex featuring 3 bedrooms and 2 bathrooms per unit, offering an excellent opportunity for owner-occupants or investors. Property qualifies for FHA, VA, or Conventional financing when owner occupies one side, making it ideal for a house-hack strategy--live in one unit and rent the other. Projected completion date April 30 with anticipated closing May 1. This is 1 of 3 duplex units currently available, each offering spacious layouts, modern finishes, and strong rental appeal. Contact listing agent for floor plans, rental projections, and availability details.

16. 2026-03-10
    listed $289,900 Active 587-char remark

    Show marketing remark (582 chars)

    New construction duplex featuring 3 bedrooms and 2 bathrooms per unit, offering an excellent opportunity for owner-occupants or investors. Property qualifies for FHA, VA, or Conventional financing when owner occupies one side, making it ideal for a house-hack strategy--live in one unit and rent the other. Projected completion date April 30 with anticipated closing May 1. This is 1 of 3 duplex units currently available, each offering spacious layouts, modern finishes, and strong rental appeal. Contact listing agent for floor plans, rental projections, and availability details.

17. 2026-03-10
    listed $299,900 Active 582-char remark

    Show marketing remark (582 chars)

    New construction duplex featuring 3 bedrooms and 2 bathrooms per unit, offering an excellent opportunity for owner-occupants or investors. Property qualifies for FHA, VA, or Conventional financing when owner occupies one side, making it ideal for a house-hack strategy--live in one unit and rent the other. Projected completion date April 30 with anticipated closing May 1. This is 1 of 3 duplex units currently available, each offering spacious layouts, modern finishes, and strong rental appeal. Contact listing agent for floor plans, rental projections, and availability details.

18. 2025-04-24
    soldstatus $38,000
19. 2025-04-04
    soldstatus Closed
20. 2025-03-10
    status Pending
21. 2025-01-07
    status Active
22. 2024-12-27
    status Active
23. 2024-12-11
    status Pending
24. 2024-12-11
    historical
25. 2024-11-18
    status Pending
26. 2024-11-01
    listed $75,000 Active
27. 2024-11-01
    listed $75,000 Active
28. 2021-04-29
    soldstatus $25,000
29. 2021-04-20
    soldstatus Sold
30. 2021-03-06
    status Pending
31. 2021-02-02
    price $29,900
32. 2021-02-01
    status Active
33. 2021-01-01
    status Pending
34. 2020-04-23
    price $40,000
35. 2020-01-08
    listed $50,000 Active
36. 2020-01-08
    listed $29,900
37. 1988-12-30
    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 6/10 Major FEMA zone X · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,976
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$8,724
• Taxable loss: −$6,341
• Est. tax savings @ 24.0%: +$1,522
• After-tax cash flow: $333/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 — Gardere

• Score: 64/100
• State rank: #167
• US rank: #14008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardere, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 23,377
• Household income: $47,429
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 1879.0

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 0.63)
• Race & ethnicity: White 56% Black 21% Hispanic / Latino 13% Asian 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 2% Scotch-Irish 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Chinese 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: ▼ -56.10%
• Current HPI: 131.5382
• Rent YoY: ▲ 2.79%
• 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

+499.8% since first listed

23 events — show timeline

• 2026-03-10 Price Changed $299,900 GBRMLS
• 2026-03-10 Listed $289,900 GBRMLS
• 2026-03-10 Listed $299,900 AcadianaMLS
• 2025-04-24 Sold (Public Records) $38,000 Public Records
• 2025-04-04 Sold (MLS) — GBRMLS
• 2025-03-10 Pending — GBRMLS
• 2025-01-07 Relisted — GBRMLS
• 2024-12-27 Relisted — GBRMLS
• 2024-12-11 Pending — GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-18 Pending — GBRMLS
• 2024-11-01 Listed $75,000 AcadianaMLS
• 2024-11-01 Listed $75,000 GBRMLS
• 2021-04-29 Sold (Public Records) $25,000 Public Records
• 2021-04-20 Sold (MLS) — GBRMLS
• 2021-03-06 Pending — GBRMLS
• 2021-02-02 Price Changed $29,900 GBRMLS
• 2021-02-01 Relisted — GBRMLS
• 2021-01-01 Pending — GBRMLS
• 2020-04-23 Price Changed $40,000 GBRMLS
• 2020-01-08 Listed $29,900 AcadianaMLS
• 2020-01-08 Listed $50,000 GBRMLS
• 1988-12-30 Sold (Public Records) — Public Records

Property tax history

+1.4%/yr

Latest (2025): $116 · -0.4% YoY. Source: county tax records.