5456 Adams Ave · Baton Rouge, LA 70805

$35,000

4 bd · 1.0 ba · 1,058 sqft · SingleFamily · 157 Days on market

7,840 sqft lot $33/sqft · 70% below area

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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
• 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

Looking for a rental or a family home. This is a must see, this 4 bedroom 1 bath home very spacious and has a lot of potential. Some TLC will make this spacious place an excellent home for a large or growing family. Home is being sold as is where is, Seller to make no repairs. Inspection is for your information only. Use showing time for all showing appointments.

Key facts

• 7,840 sq ft lot
• Listed 157 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $823 ($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: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.5% 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; 21 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 $1,337/mo this rent would consume 63% 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 $242 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 + 0.0% 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 157 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $21k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.82% ✓
• Cap rate: 34.51%
• Cash-on-cash: 100.78%
• DSCR: 5.48
• GRM: 2.2

CMA / ARV

• ARV (median comp): $118,523
• List price: $35,000
• Delta: -70.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4273 Adams Ave	0.69mi	3/1.0 (-1)	1,062 (+0%)	2mo	$64,900	$61	60
6372 Nellie Ave	0.61mi	3/1.5 (-1)	1,000 (-6%)	6mo	$30,000	$30	50
5287 Underwood Ave	0.37mi	3/2.0 (-1)	1,161 (+10%)	16mo	$140,000	$121	44
4952 Ritterman Ave	0.50mi	3/1.0 (-1)	987 (-7%)	22mo	$130,000	$132	42
2950 N Foster Dr	0.56mi	3/1.5 (-1)	1,106 (+4%)	22mo	$115,000	$104	40
1774 Columbus Dunn Dr	0.64mi	3/1.0 (-1)	1,000 (-6%)	21mo	$105,900	$106	38
4366 Jefferson Ave	0.73mi	3/1.0 (-1)	1,200 (+13%)	2mo	$49,900	$42	37
2236 Martin Ave	0.52mi	3/2.0 (-1)	1,200 (+13%)	10mo	$140,000	$117	36
2775 Elgin St	0.72mi	3/1.5 (-1)	1,025 (-3%)	23mo	$115,000	$112	35
2224 Rhodes Ave	0.73mi	3/1.0 (-1)	1,216 (+15%)	15mo	$125,000	$103	24

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: 98.5%
• Equity multiple: 5.37×
• Total profit: $42,846
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 10.16×
• Total profit: $89,725
• Equity at exit: $3,026

Cash invested: $9,800 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$184
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $823

Break-even live

Break-even rent $296

Max offer price $35,000

Occupancy floor 33%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	23d	1	0.18mi
2654 Sheldon Dr Baton Rouge, LA	3.0	1.0	1400	$1,200	$0.86	23d	1	0.66mi
1251 N Ardenwood Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	923	$999	$1.08	43d	1	0.71mi
2121 Lobdell Blvd Unit H54 Baton Rouge, LA	3.0	2.0	950	$1,194	$1.26	14d	1	0.72mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	14d	31	0.74mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	23d	1	0.90mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	23d	1	1.03mi
650 N Ardenwood Dr Baton Rouge, LA	1.0–4.0	1.0–2.0	951	$1,432	$1.51	43d	1	1.09mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	23d	1	1.10mi
6645 Harry Dr Baton Rouge, LA	2.0–4.0	1.0–2.0	1013	$1,450	$1.43	14d	14	1.11mi
6908 Goya Ave Unit B Baton Rouge, LA	3.0	2.0	1398	$1,750	$1.25	43d	1	1.14mi
6908 Goya Ave Unit A Baton Rouge, LA	3.0	2.0	1302	$1,650	$1.27	21d	1	1.14mi
6918 Goya Ave Unit A Baton Rouge, LA	3.0	2.0	1398	$1,785	$1.28	14d	1	1.15mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,289	$1.21	14d	18	1.19mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	1.19mi
6867 Titian Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	886	$900	$1.02	14d	3	1.22mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	23d	1	1.29mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	23d	1	1.37mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	43d	1	1.43mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	19d	1	1.49mi
343 S Fairfax Dr Baton Rouge, LA	4.0	2.0	1421	$1,700	$1.20	19d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $35,000 Active 157 DOM
2. 2026-06-17
   days on market $35,000 Active 156 DOM
3. 2026-06-16
   days on market $35,000 Active 155 DOM
4. 2026-06-15
   days on market $35,000 Active 154 DOM
5. 2026-06-14
   days on market $35,000 Active 152 DOM
6. 2026-06-10
   days on market $35,000 Active 149 DOM
7. 2026-06-09
   days on market $35,000 Active 148 DOM
8. 2026-06-08
   days on market $35,000 Active 147 DOM
9. 2026-06-07
   days on market $35,000 Active 146 DOM
10. 2026-06-05
    days on market $35,000 Active 143 DOM
11. 2026-06-03
    days on market $35,000 Active 142 DOM
12. 2026-06-02
    days on market $35,000 Active 141 DOM
13. 2026-06-01
    days on market $35,000 Active 140 DOM
14. 2026-05-31
    days on market $35,000 Active 139 DOM
15. 2026-05-31
    days on market $35,000 Active 138 DOM
16. 2026-05-12
    price $35,000 365-char remark

    Show marketing remark (365 chars)

    Looking for a rental or a family home. This is a must see, this 4 bedroom 1 bath home very spacious and has a lot of potential. Some TLC will make this spacious place an excellent home for a large or growing family. Home is being sold as is where is, Seller to make no repairs. Inspection is for your information only. Use showing time for all showing appointments.

17. 2026-05-12
    price $35,000 365-char remark

    Show marketing remark (365 chars)

    Looking for a rental or a family home. This is a must see, this 4 bedroom 1 bath home very spacious and has a lot of potential. Some TLC will make this spacious place an excellent home for a large or growing family. Home is being sold as is where is, Seller to make no repairs. Inspection is for your information only. Use showing time for all showing appointments.

18. 2026-04-16
    price $40,000 365-char remark

    Show marketing remark (365 chars)

    Looking for a rental or a family home. This is a must see, this 4 bedroom 1 bath home very spacious and has a lot of potential. Some TLC will make this spacious place an excellent home for a large or growing family. Home is being sold as is where is, Seller to make no repairs. Inspection is for your information only. Use showing time for all showing appointments.

19. 2026-04-16
    price $40,000 365-char remark

    Show marketing remark (365 chars)

    Looking for a rental or a family home. This is a must see, this 4 bedroom 1 bath home very spacious and has a lot of potential. Some TLC will make this spacious place an excellent home for a large or growing family. Home is being sold as is where is, Seller to make no repairs. Inspection is for your information only. Use showing time for all showing appointments.

20. 2026-03-23
    price $44,900 365-char remark

    Show marketing remark (365 chars)

    Looking for a rental or a family home. This is a must see, this 4 bedroom 1 bath home very spacious and has a lot of potential. Some TLC will make this spacious place an excellent home for a large or growing family. Home is being sold as is where is, Seller to make no repairs. Inspection is for your information only. Use showing time for all showing appointments.

21. 2026-03-23
    price $44,900 365-char remark

    Show marketing remark (365 chars)

    Looking for a rental or a family home. This is a must see, this 4 bedroom 1 bath home very spacious and has a lot of potential. Some TLC will make this spacious place an excellent home for a large or growing family. Home is being sold as is where is, Seller to make no repairs. Inspection is for your information only. Use showing time for all showing appointments.

22. 2026-02-10
    price $49,900 365-char remark

    Show marketing remark (365 chars)

    Looking for a rental or a family home. This is a must see, this 4 bedroom 1 bath home very spacious and has a lot of potential. Some TLC will make this spacious place an excellent home for a large or growing family. Home is being sold as is where is, Seller to make no repairs. Inspection is for your information only. Use showing time for all showing appointments.

23. 2026-02-10
    price $49,900 365-char remark

    Show marketing remark (365 chars)

    Looking for a rental or a family home. This is a must see, this 4 bedroom 1 bath home very spacious and has a lot of potential. Some TLC will make this spacious place an excellent home for a large or growing family. Home is being sold as is where is, Seller to make no repairs. Inspection is for your information only. Use showing time for all showing appointments.

24. 2026-01-13
    listed $56,000 Active 365-char remark

    Show marketing remark (365 chars)

    Looking for a rental or a family home. This is a must see, this 4 bedroom 1 bath home very spacious and has a lot of potential. Some TLC will make this spacious place an excellent home for a large or growing family. Home is being sold as is where is, Seller to make no repairs. Inspection is for your information only. Use showing time for all showing appointments.

25. 2026-01-12
    listed $56,000 Active 365-char remark

    Show marketing remark (365 chars)

    Looking for a rental or a family home. This is a must see, this 4 bedroom 1 bath home very spacious and has a lot of potential. Some TLC will make this spacious place an excellent home for a large or growing family. Home is being sold as is where is, Seller to make no repairs. Inspection is for your information only. Use showing time for all showing appointments.

26. 2015-07-17
    soldstatus Sold
27. 2015-04-15
    listed $28,000
28. 2015-04-15
    listed $28,000
29. 1986-06-19
    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: $424 · $35/mo
• Projected year-2 tax: $424 · $35/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 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 · 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: $16,049
• − Mortgage interest: −$1,961
• − Property taxes: −$424
• − Insurance: −$175
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$1,018
• Taxable income: $9,903
• Est. tax owed @ 24.0%: −$2,377
• After-tax cash flow: $7,500/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

+25.0% since first listed

14 events — show timeline

• 2026-05-12 Price Changed $35,000 AcadianaMLS
• 2026-05-12 Price Changed $35,000 GBRMLS
• 2026-04-16 Price Changed $40,000 AcadianaMLS
• 2026-04-16 Price Changed $40,000 GBRMLS
• 2026-03-23 Price Changed $44,900 AcadianaMLS
• 2026-03-23 Price Changed $44,900 GBRMLS
• 2026-02-10 Price Changed $49,900 AcadianaMLS
• 2026-02-10 Price Changed $49,900 GBRMLS
• 2026-01-13 Listed $56,000 GBRMLS
• 2026-01-12 Listed $56,000 AcadianaMLS
• 2015-07-17 Sold (MLS) — GBRMLS
• 2015-04-15 Listed $28,000 AcadianaMLS
• 2015-04-15 Listed $28,000 GBRMLS
• 1986-06-19 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $424 · +4.7% YoY. Source: county tax records.