5830 Princess Ct · Baton Rouge, LA 70811

$89,900

3 bd · 1.5 ba · 1,518 sqft · SingleFamily · 23 Days on market

Built 1975 0.34 ac lot Est $179k · 50% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3bedroom home located at end of cul-de-sac! Large living room. Ample size 2nd and 3rd bedrooms. Nice size yard. Would make a nice rental property!

Key facts

• 0.34 acre lot
• Built 1975
• Listed 23 days

Property features AI

Finance

• Other: Located in the Fountain Place subdivision; Directions: Plank Rd to Monarch Ave to Palace Dr to Princess Ct.

Exterior

• Parking: Driveway; Open parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Residential property
• Construction: Frame and brick construction; Composition roof; Slab foundation; Built as single-family residence
• Exterior features: Patio

Interior

• Kitchen: Range; Oven; Dishwasher; Microwave
• Flooring: Tile; Ceramic tile; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 partial bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Range, Oven, Dishwasher, Microwave; Tile, Ceramic tile, Laminate, Vinyl flooring; Central air conditioning; Ceiling fans; Central heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 4.2% 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.
• Zoned schools: Merrydale Elementary School (math 8% / reading 12%, grade F, #597 of 646 statewide, top 95%, 274 students, 95% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 78% FRL track the district average.
• Market conditions: 123 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 37% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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: 1.56% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.45%
• DSCR: 2.13
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $179,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5581 Monarch Ave	0.11mi	4/2.0 (+1)	1,575 (+4%)	1mo	$149,500	$95	81
5833 Larchwood Dr	0.28mi	3/2.0	1,380 (-9%)	5mo	$175,000	$127	66
5820 Glen Oaks Dr	0.25mi	3/1.5	1,315 (-13%)	2mo	$149,900	$114	65
7024 Albatross Dr	0.33mi	3/2.0	1,351 (-11%)	1mo	$145,000	$107	63
5934 D'juanna Dr	0.43mi	3/1.5	1,569 (+3%)	15mo	$128,000	$82	62
6866 Buttonwood Dr	0.43mi	3/2.0	1,445 (-5%)	11mo	$135,000	$93	60
4883 Crown Ave	0.52mi	3/2.0	1,473 (-3%)	14mo	$175,000	$119	57
6421 D'juanna Dr	0.61mi	3/2.0	1,467 (-3%)	12mo	$242,000	$165	54
6424 Glen Oaks Dr	0.48mi	3/2.0	1,680 (+11%)	14mo	$198,500	$118	46
6757 Myrtlewood Dr	0.61mi	3/1.5	1,733 (+14%)	2mo	$110,000	$63	46
6202 Laca St	0.52mi	3/2.0	1,637 (+8%)	19mo	$199,000	$122	45
6779 E Upland Ave	0.58mi	4/1.0 (+1)	1,350 (-11%)	8mo	$167,000	$124	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 1.77×
• Total profit: $19,423
• Equity at exit: $13,404

10-year hold

• IRR: 27.3%
• Equity multiple: 3.41×
• Total profit: $60,658
• Equity at exit: $7,773

Cash invested: $25,172 (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 70811

• Home prices YoY: -30.8%
• Active inventory: 123
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$471
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $534

Break-even live

Break-even rent $726

Max offer price $89,900

Occupancy floor 57%

Sensitivity live

Price	-10% $585	-5% $559	+0% $534	+5% $508	+10% $483
Rent	-10% $423	-5% $478	+0% $534	+5% $589	+10% $645
Rate	-1.0pp $579	-0.5pp $557	base $534	+0.5pp $511	+1.0pp $487

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	16d	1	0.19mi
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	16d	1	0.87mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	45d	1	0.97mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	25d	1	0.99mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	25d	1	1.09mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	25d	1	1.17mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	25d	1	1.21mi

Listing history 17 events

1. 2026-06-22
   days on market $89,900 Active 23 DOM
2. 2026-06-18
   days on market $89,900 Active 20 DOM
3. 2026-06-17
   days on market $89,900 Active 19 DOM
4. 2026-06-16
   days on market $89,900 Active 18 DOM
5. 2026-06-15
   days on market $89,900 Active 17 DOM
6. 2026-06-14
   days on market $89,900 Active 15 DOM
7. 2026-06-10
   days on market $89,900 Active 12 DOM
8. 2026-06-09
   days on market $89,900 Active 11 DOM
9. 2026-06-08
   days on market $89,900 Active 10 DOM
10. 2026-06-07
    days on market $89,900 Active 9 DOM
11. 2026-06-05
    days on market $89,900 Active 6 DOM
12. 2026-06-03
    days on market $89,900 Active 5 DOM
13. 2026-06-02
    days on market $89,900 Active 4 DOM
14. 2026-06-01
    days on market $89,900 Active 3 DOM
15. 2026-05-31
    days on market $89,900 Active 2 DOM
16. 2026-05-31
    remarks 156-char remark
17. 2026-05-31
    listed $89,900 Active 1 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: $779 · $65/mo
• Projected year-2 tax: $779 · $65/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,824
• − Mortgage interest: −$5,036
• − Property taxes: −$779
• − Insurance: −$450
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$2,615
• Taxable income: $5,253
• Est. tax owed @ 24.0%: −$1,261
• After-tax cash flow: $5,145/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): 12,154
• Household income: $45,523
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 444.0

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 (82%)
• Race & ethnicity: Black 82% White 9% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -64.98%
• Current HPI: 146.22
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $89,900 AcadianaMLS
• 2026-05-28 Listed $89,900 GBRMLS

Property tax history

+2.5%/yr

Latest (2025): $779 · +4.7% YoY. Source: county tax records.