5261 Wilmot St · Baton Rouge, LA 70805

$64,890

3 bd · 1.0 ba · 1,034 sqft · SingleFamily · 112 Days on market

Built 1961 6,534 sqft lot $63/sqft · 37% below area Est $104k · 37% under

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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
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Lots of Updates in this 3 Bedroom / 1 Bath house, on a corner lot. Newer Energy efficient windows, newer laminate floors, newer doors. The Kitchen has newer cabinets and a pantry. Stackable Washer/dryer hookups. Roof and HVAC are 10 years or less. Recently rented for $1,100 month. Lots of parking. Close to Howell Community Park. Seller elects to sell the property as is, without repairs. The refrigerator does not remain. Seller will give $2,000 towards the Buyers closing costs.

Key facts

• Pantry
• Newer cabinets
• Lots of parking

Tags

• ENERGY EFFICIENT WINDOWS
• NEWER LAMINATE FLOORS
• NEWER CABINETS
• PANTRY
• LOTS OF PARKING
• CLOSE TO HOWELL COMMUNITY PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $-16 ($-192/yr) — negative.
• To cash-flow at today's rent, offer at most $62k (4.4% below list).
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,063/mo this rent would consume 50% 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 $448 of loan paydown is wiped out by about $2k 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 112 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $10k (13%) 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,049 (9.0% 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 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — 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: 1.64% ✓
• Cap rate: 13.88%
• Cash-on-cash: 27.11%
• DSCR: 2.21
• GRM: 5.1

CMA / ARV

• ARV (median comp): $103,637
• List price: $64,890
• Delta: -37.39%
• 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
3350 Conrad Dr	0.23mi	2/1.0 (-1)	1,018 (-2%)	10mo	$90,000	$88	74
5124 Jean St	0.09mi	2/1.0 (-1)	1,100 (+6%)	12mo	$45,000	$41	70
4273 Adams Ave	0.74mi	3/1.0	1,062 (+3%)	2mo	$64,900	$61	59
6372 Nellie Ave	0.73mi	3/1.5	1,000 (-3%)	6mo	$30,000	$30	54
3083 Mission Dr	0.44mi	2/1.0 (-1)	1,104 (+7%)	14mo	$31,200	$28	52
3780 Conrad Dr	0.52mi	2/1.0 (-1)	928 (-10%)	3mo	$16,000	$17	51
3122 N Foster Dr	0.16mi	2/2.0 (-1)	907 (-12%)	15mo	$125,000	$138	51
5131 Fairfields Ave	0.61mi	2/1.0 (-1)	900 (-13%)	2mo	$44,000	$49	43
4714 Fairfields Ave	0.71mi	2/1.0 (-1)	1,100 (+6%)	12mo	$39,000	$35	41
3969 Chippewa St	0.75mi	2/1.0 (-1)	964 (-7%)	11mo	$35,000	$36	39
5617 Fairfields Ave	0.66mi	3/1.0	880 (-15%)	8mo	$49,900	$57	38
4014 Dalton St	0.71mi	2/1.0 (-1)	890 (-14%)	10mo	$27,200	$31	30

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: -24.4%
• Equity multiple: 0.21×
• Total profit: $-14,384
• Equity at exit: $9,675

10-year hold

• IRR: -58.4%
• Equity multiple: -0.36×
• Total profit: $-24,793
• Equity at exit: $5,611

Cash invested: $18,169 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$340
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-16

Break-even live

Break-even rent $1,083

Max offer price $62,059

Occupancy floor 97%

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: $16,222
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	23d	1	0.32mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	19d	1	0.54mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	23d	1	0.57mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	23d	1	0.70mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	19d	1	0.78mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	43d	1	0.79mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	43d	1	0.81mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	19d	1	0.81mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	23d	26	0.83mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	14d	20	0.84mi
2654 Sheldon Dr Baton Rouge, LA	3.0	1.0	1400	$1,200	$0.86	23d	1	0.85mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	19d	1	0.96mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	43d	1	0.99mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	43d	1	1.01mi
2121 Lobdell Blvd Unit H54 Baton Rouge, LA	3.0	2.0	950	$1,194	$1.26	14d	1	1.06mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,289	$1.21	14d	18	1.15mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	14d	31	1.23mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	43d	1	1.24mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	23d	1	1.28mi
1251 N Ardenwood Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	923	$999	$1.08	43d	1	1.29mi
2136 Lobdell Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	860	$1,066	$1.24	14d	24	1.33mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	1.41mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	23d	1	1.42mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	1.46mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	23d	1	1.48mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	23d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $64,890 Active 112 DOM
2. 2026-06-17
   days on market $64,890 Active 111 DOM
3. 2026-06-16
   days on market $64,890 Active 110 DOM
4. 2026-06-15
   days on market $64,890 Active 109 DOM
5. 2026-06-14
   days on market $64,890 Active 107 DOM
6. 2026-06-10
   days on market $64,890 Active 104 DOM
7. 2026-06-09
   days on market $64,890 Active 103 DOM
8. 2026-06-08
   days on market $64,890 Active 102 DOM
9. 2026-06-07
   days on market $64,890 Active 101 DOM
10. 2026-06-05
    days on market $64,890 Active 98 DOM
11. 2026-06-03
    days on market $64,890 Active 97 DOM
12. 2026-06-02
    days on market $64,890 Active 96 DOM
13. 2026-06-01
    days on market $64,890 Active 95 DOM
14. 2026-05-31
    days on market $64,890 Active 94 DOM
15. 2026-05-31
    pricedays on market $64,890 Active 93 DOM
16. 2026-04-10
    price $69,890 499-char remark

    Show marketing remark (499 chars)

    Investor Special! Lots of Updates in this 3 Bedroom / 1 Bath house, on a corner lot. Newer Energy efficient windows, newer laminate floors, newer doors. The Kitchen has newer cabinets and a pantry. Stackable Washer/dryer hookups. Roof and HVAC are 10 years or less. Recently rented for $1,100 month. Lots of parking. Close to Howell Community Park. Seller elects to sell the property as is, without repairs. The refrigerator does not remain. Seller will give $2,000 towards the Buyers closing costs.

17. 2026-04-10
    price $69,890 499-char remark

    Show marketing remark (499 chars)

    Investor Special! Lots of Updates in this 3 Bedroom / 1 Bath house, on a corner lot. Newer Energy efficient windows, newer laminate floors, newer doors. The Kitchen has newer cabinets and a pantry. Stackable Washer/dryer hookups. Roof and HVAC are 10 years or less. Recently rented for $1,100 month. Lots of parking. Close to Howell Community Park. Seller elects to sell the property as is, without repairs. The refrigerator does not remain. Seller will give $2,000 towards the Buyers closing costs.

18. 2026-02-26
    listed $74,400 Active 499-char remark

    Show marketing remark (499 chars)

    Investor Special! Lots of Updates in this 3 Bedroom / 1 Bath house, on a corner lot. Newer Energy efficient windows, newer laminate floors, newer doors. The Kitchen has newer cabinets and a pantry. Stackable Washer/dryer hookups. Roof and HVAC are 10 years or less. Recently rented for $1,100 month. Lots of parking. Close to Howell Community Park. Seller elects to sell the property as is, without repairs. The refrigerator does not remain. Seller will give $2,000 towards the Buyers closing costs.

19. 2026-02-26
    listed $74,400 Active 499-char remark

    Show marketing remark (499 chars)

    Investor Special! Lots of Updates in this 3 Bedroom / 1 Bath house, on a corner lot. Newer Energy efficient windows, newer laminate floors, newer doors. The Kitchen has newer cabinets and a pantry. Stackable Washer/dryer hookups. Roof and HVAC are 10 years or less. Recently rented for $1,100 month. Lots of parking. Close to Howell Community Park. Seller elects to sell the property as is, without repairs. The refrigerator does not remain. Seller will give $2,000 towards the Buyers closing costs.

20. 2000-12-01
    soldstatus
21. 2000-04-04
    listed $46,000
22. 2000-04-04
    listed $46,000

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $740 · $62/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 AE · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 18 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: $12,752
• − Mortgage interest: −$3,635
• − Property taxes: −$740
• − Insurance: −$5,443
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$1,888
• Taxable loss: −$994
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $46/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): 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

+51.9% since first listed

7 events — show timeline

• 2026-04-10 Price Changed $69,890 AcadianaMLS
• 2026-04-10 Price Changed $69,890 GBRMLS
• 2026-02-26 Listed $74,400 GBRMLS
• 2026-02-26 Listed $74,400 AcadianaMLS
• 2000-12-01 Sold (MLS) — GBRMLS
• 2000-04-04 Listed $46,000 AcadianaMLS
• 2000-04-04 Listed $46,000 GBRMLS

Property tax history

+2.7%/yr

Latest (2025): $740 · +4.7% YoY. Source: county tax records.