1735 Stanocola Dr · Baton Rouge, LA 70807

$105,000

2 bd · 2.0 ba · 1,386 sqft · SingleFamily · 3 Days on market

Built 1970 9,147 sqft lot Est $143k · 26% under ↓ 12% since listing

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.8/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This charming home is completely move in ready and waiting for you!

Key facts

• 9,147 sq ft lot
• Built 1970
• Listed 3 days

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Water: Other
• Home design: Detached single-family residence; Residential property
• Construction: Vinyl siding; Pillar/Post/Pier foundation
• Exterior features: Lot approximately 0.21 acres (60 x 151)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Window unit(s) for cooling; Has heating (type: Other)
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 8.5% 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: 101 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,130/mo this rent would consume 49% of the median local household income ($28k/yr) (locally 1092% 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 (-0.9%/yr); year-one equity from $726 of loan paydown is wiped out by about $914 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 (-0.9% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 2y ago 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

• 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 $105,000

Questions for the listing agent

1. Built in 1970 — 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: 1.08% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.02%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $142,758
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10463 Birchwood Dr	0.22mi	3/2.0 (+1)	1,491 (+8%)	2mo	$198,500	$133	70
1313 Progress Rd	0.34mi	3/2.0 (+1)	1,312 (-5%)	17mo	$95,000	$72	56
1360 Bayberry Ave	0.26mi	3/2.0 (+1)	1,534 (+11%)	11mo	$180,000	$117	56
2362 Marci Ct	0.75mi	3/2.0 (+1)	1,442 (+4%)	4mo	$154,540	$107	50
1328 Silverwood Dr	0.31mi	3/1.5 (+1)	1,566 (+13%)	15mo	$114,900	$73	44
1220 Silverwood Dr	0.40mi	3/1.0 (+1)	1,213 (-12%)	10mo	$125,300	$103	44
1324 Rosenwald Rd	0.72mi	3/2.0 (+1)	1,584 (+14%)	7mo	$159,000	$100	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.18×
• Total profit: $5,222
• Equity at exit: $25,995

10-year hold

• IRR: 10.3%
• Equity multiple: 2.02×
• Total profit: $29,848
• Equity at exit: $27,855

Cash invested: $29,400 (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 70807

• Home prices YoY: -1.1%
• Active inventory: 101
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $197

Break-even live

Break-even rent $882

Max offer price $105,000

Occupancy floor 78%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1648 Kildeer St Baton Rouge, LA	3.0	2.0	1450	$1,025	$0.71	21d	1	0.19mi
715 Central Rd Baton Rouge, LA	3.0	1.0	950	$1,200	$1.26	44d	1	0.78mi
12246 Palmyra Dr Baton Rouge, LA	3.0	1.0	1054	$1,095	$1.04	44d	1	1.27mi
322 Flicker St Baton Rouge, LA	3.0	1.0	1276	$1,200	$0.94	14d	1	1.38mi

Listing history 6 events

1. 2026-06-18
   days on market $105,000 Active 3 DOM
2. 2026-06-17
   days on market $105,000 Active 2 DOM
3. 2026-06-15
   pricedays on marketlisting id $105,000 Active 1 DOM

   Show marketing remark (67 chars)

   This charming home is completely move in ready and waiting for you!

4. 2026-06-15
   days on market $105,500 Active 19 DOM

   Show marketing remark (67 chars)

   This charming home is completely move in ready and waiting for you!

5. 2026-06-14
   remarks 228-char remark
6. 2026-06-14
   listed $105,500 Active 17 DOM

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $1,226 · $102/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 · 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: $13,566
• − Mortgage interest: −$5,882
• − Property taxes: −$1,226
• − Insurance: −$525
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$3,055
• Taxable income: $708
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $2,189/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): 15,300
• Household income: $27,534
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1092.0

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 (91%)
• Race & ethnicity: Black 91% Two or more races 6% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▼ -0.87%
• Current HPI: 78.3629
• Rent YoY: —
• 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

-12.5% since first listed

20 events — show timeline

• 2026-06-15 Listed $105,000 GBRMLS
• 2026-06-15 Listed $105,000 AcadianaMLS
• 2026-06-10 Relisted — AcadianaMLS
• 2026-06-10 Price Changed $105,500 AcadianaMLS
• 2026-06-10 Relisted — GBRMLS
• 2026-06-10 Price Changed $105,500 GBRMLS
• 2026-03-05 Relisted — AcadianaMLS
• 2026-03-05 Listed $109,500 GBRMLS
• 2026-03-05 Listed $109,500 AcadianaMLS
• 2026-03-05 Relisted — GBRMLS
• 2025-09-11 Price Changed $109,500 GBRMLS
• 2025-09-10 Listed $105,000 GBRMLS
• 2025-09-10 Listed $109,500 AcadianaMLS
• 2024-05-02 Listed $1,400 GBRMLS
• 2024-04-17 Price Changed $105,000 GBRMLS
• 2024-04-17 Sold (Public Records) $105,000 Public Records
• 2024-04-16 Sold (MLS) — GBRMLS
• 2024-04-01 Pending — GBRMLS
• 2024-03-27 Listed $105,000 AcadianaMLS
• 2024-03-27 Listed $120,000 GBRMLS

Property tax history

+9.1%/yr

Latest (2025): $1,226 · +147.8% YoY. Source: county tax records.