144 Belleview Dr · Baton Rouge, LA 70806

$129,900

3 bd · 2.0 ba · 1,358 sqft · SingleFamily public records · 23 Days on market

Built 1949 5,662 sqft lot

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Why this score? — see what drove the C 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity to restore this fixer upper in Mid City! 3 beds, 2 full baths plus office and a detached garage. Beautiful tree lined street; walking distance to Baton Rouge High.

Key facts

• Tree lined street
• 5,662 sq ft lot
• Garage

Tags

• TREE LINED STREET

Property features AI

Finance

• Other: Located in the Belleview subdivision

Exterior

• Parking: Garage (faces rear) — total 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story
• Construction: Wood siding; Built with traditional foundation
• Exterior features: Lot approximately 0.13 acres (52 x 110)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating; Window air conditioning units

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 rising (+3.4%/yr); 238 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 23 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — 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: 1.05% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $268,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Belleview Dr	0.01mi	3/2.0	1,295 (-5%)	2mo	$232,900	$180	90
2482 Louisiana Ave	0.11mi	3/2.0	1,225 (-10%)	5mo	$265,000	$216	74
2513 Jura St	0.27mi	3/2.0	1,234 (-9%)	2mo	$275,000	$223	71
314 Bedford Dr	0.24mi	3/2.0	1,513 (+11%)	0mo	$300,000	$198	69
219 Westmoreland Dr	0.48mi	2/1.5 (-1)	1,366 (+1%)	0mo	$180,000	$132	69
2170 Oleander St	0.43mi	2/1.0 (-1)	1,368 (+1%)	6mo	$310,000	$227	65
421 N 24th St	0.32mi	3/2.0	1,197 (-12%)	1mo	$190,000	$159	64
1842 Government St	0.55mi	3/1.0	1,411 (+4%)	1mo	$235,000	$167	63
319 Hearthstone Dr	0.32mi	2/2.0 (-1)	1,499 (+10%)	4mo	$225,000	$150	60
262 Lovers Ln	0.51mi	3/2.0	1,486 (+9%)	5mo	$300,000	$202	56
416 East Dr	0.72mi	3/1.0	1,378 (+2%)	6mo	$205,000	$149	55
728 Steele Blvd	0.74mi	3/2.0	1,555 (+14%)	2mo	$379,000	$244	39

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,205
• Equity at exit: $19,369

10-year hold

• IRR: 7.8%
• Equity multiple: 1.60×
• Total profit: $21,730
• Equity at exit: $11,231

Cash invested: $36,372 (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 70806

• Rents YoY: 3.4%
• Active inventory: 238
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$681
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $272

Break-even live

Break-even rent $1,017

Max offer price $129,900

Occupancy floor 75%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	23d	1	0.16mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	44d	1	0.30mi
623 S Eugene St Unit 1 Baton Rouge, LA	2.0	1.0	980	$1,400	$1.43	44d	1	0.30mi
3044 Wilshire Dr Baton Rouge, LA	3.0	2.0	1734	$2,350	$1.36	14d	1	0.31mi
755 Arlington Ave Baton Rouge, LA	4.0	2.5	1760	$2,250	$1.28	19d	1	0.42mi
866 Arlington Ave Unit 206 Baton Rouge, LA	2.0	1.0	950	$895	$0.94	44d	1	0.47mi
878 Kenmore Ave Unit C Baton Rouge, LA	2.0	1.0	1100	$1,000	$0.91	21d	1	0.49mi
925 Rittiner Dr Unit 927 Baton Rouge, LA	3.0	1.0	1147	$1,250	$1.09	44d	1	0.51mi
1035 Rittiner Dr Baton Rouge, LA	3.0	1.0	1145	$1,200	$1.05	14d	1	0.56mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	14d	1	0.56mi
718 Park Blvd Unit 1 Baton Rouge, LA	2.0	1.0	1189	$1,500	$1.26	23d	1	0.57mi
239 West Dr Baton Rouge, LA	2.0	1.0	1428	$1,250	$0.88	23d	1	0.62mi
802 S 18th St Baton Rouge, LA	3.0	2.0	1293	$1,690	$1.31	23d	1	0.66mi
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	21d	1	0.67mi
3711 Cole Dr #3 Baton Rouge, LA	2.0	1.5	1200	$1,200	$1.00	44d	1	0.68mi
1346 Main St Unit A Baton Rouge, LA	3.0	2.0	1200	$1,600	$1.33	44d	1	0.86mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	23d	1	0.89mi
1702 Terrace Ave Baton Rouge, LA	4.0	2.0	1117	$1,400	$1.25	23d	1	0.91mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	23d	1	0.91mi
422 Glenmore Ave Baton Rouge, LA	3.0	2.0	1307	$1,700	$1.30	23d	1	0.94mi
1430 S 17th St Baton Rouge, LA	3.0	2.0	1136	$3,499	$3.08	44d	1	0.97mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	14d	1	0.98mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	0.98mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,353	$1.75	14d	6	0.98mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	1.02mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	23d	1	1.07mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	1.11mi
1538 Fig St Baton Rouge, LA	3.0	1.0	1100	$1,100	$1.00	23d	1	1.19mi
4743 Florida Blvd Baton Rouge, LA	2.0	1.0	947	$789	$0.83	14d	3	1.23mi
352 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	987	$1,475	$1.49	14d	2	1.28mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	23d	1	1.30mi
1133 Maximillian St Baton Rouge, LA	3.0	2.0	1240	$1,100	$0.89	44d	1	1.31mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	23d	1	1.31mi
999 N 9th St Apt 319 Baton Rouge, LA	3.0	2.0	1050	$1,085	$1.03	44d	1	1.33mi
999 N 9th St Unit 419 Baton Rouge, LA	3.0	2.0	1050	$1,170	$1.11	23d	1	1.33mi
999 N 9th St Apt 219 Baton Rouge, LA	3.0	2.0	1050	$1,185	$1.13	14d	1	1.33mi
636 Napoleon St Baton Rouge, LA	2.0	1.0	1065	$1,650	$1.55	14d	1	1.35mi
759 Spanish Town Rd Baton Rouge, LA	2.0	1.0	1176	$1,650	$1.40	44d	1	1.35mi
625 Convention St Baton Rouge, LA	1.0–2.0	1.0–2.0	883	$1,818	$2.06	14d	9	1.36mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	14d	1	1.40mi

Listing history 14 events

1. 2026-06-14
   statusdays on market $129,900 Pending 23 DOM
2. 2026-06-10
   days on market $129,900 Active 22 DOM
3. 2026-06-09
   days on market $129,900 Active 21 DOM
4. 2026-06-09
   price $129,900 Active 20 DOM
5. 2026-06-08
   days on market $139,900 Active 20 DOM
6. 2026-06-07
   days on market $139,900 Active 19 DOM
7. 2026-06-05
   days on market $139,900 Active 16 DOM
8. 2026-06-03
   days on market $139,900 Active 15 DOM
9. 2026-06-02
   days on market $139,900 Active 14 DOM
10. 2026-06-01
    pricedays on market $139,900 Active 13 DOM
11. 2026-05-31
    days on market $149,900 Active 12 DOM
12. 2026-05-31
    days on market $149,900 Active 11 DOM
13. 2026-05-19
    listed $149,900 Active

    Show marketing remark (175 chars)

    Opportunity to restore this fixer upper in Mid City! 3 beds, 2 full baths plus office and a detached garage. Beautiful tree lined street; walking distance to Baton Rouge High.

14. 2026-05-19
    listed $149,900 Active 175-char remark

    Show marketing remark (175 chars)

    Opportunity to restore this fixer upper in Mid City! 3 beds, 2 full baths plus office and a detached garage. Beautiful tree lined street; walking distance to Baton Rouge High.

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $821 · $68/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 6/10 Major FEMA zone X · 70% 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: $16,336
• − Mortgage interest: −$7,276
• − Property taxes: −$821
• − Insurance: −$650
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$3,779
• Taxable income: $1,196
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,973/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): 28,302
• Household income: $55,642
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 1968.0

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 9% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Chinese 1% 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: ▼ -167.56%
• Current HPI: 185.0655
• Rent YoY: ▲ 3.42%
• 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

2 events — show timeline

• 2026-05-19 Listed $149,900 AcadianaMLS
• 2026-05-19 Listed $149,900 GBRMLS

Property tax history

+20.5%/yr

Latest (2025): $821 · +4.7% YoY. Source: county tax records.