13317 Ouachita Ave · Central, LA 70818

$150,000

4 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 5 Days on market

Built 1973 0.29 ac lot Est $226k · 34% under

---

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
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer-Upper! This home is located on a nice lot, close to Central Schools! In highly sought after Jackson Park Subdivision. Only 1 owner! Come and Make it your own!

Key facts

• 0.29 acre lot
• Built 1973
• Listed 5 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick and frame construction; Slab foundation; Built for single-story or multi-story not specified
• Exterior features: Partial fencing; Lot roughly 0.29 acres (approx. 80 x 160)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Partial fencing

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 14.3% vs local median 3.3% in Central — 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 (#25 in LA, #4,761 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Central Community School District (suburban): math 50% / reading 54% proficiency, ranked #9 of 98 in LA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 128 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 38% of the median local income ($78k/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 $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $150,000

Questions for the listing agent

1. Built in 1973 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.64% ✓
• Cap rate: 14.32%
• Cash-on-cash: 28.67%
• DSCR: 2.28
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $226,324
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13623 Red River Ave	0.15mi	3/2.0 (-1)	1,560 (-6%)	10mo	$225,000	$144	70
13717 Ouachita Ave	0.19mi	3/2.0 (-1)	1,658 (+0%)	20mo	$227,500	$137	69
13614 Calcasieu Ave	0.22mi	3/2.0 (-1)	1,528 (-8%)	5mo	$250,000	$164	68
13951 Reed Ave	0.37mi	3/2.0 (-1)	1,582 (-4%)	7mo	$230,000	$145	65
13562 Reed Ave	0.24mi	3/2.0 (-1)	1,748 (+6%)	12mo	$229,000	$131	64
13820 Ouachita Ave	0.25mi	3/2.0 (-1)	1,692 (+2%)	18mo	$225,000	$133	64
13919 Red River Ave	0.31mi	4/2.0	1,840 (+11%)	6mo	$241,000	$131	62
13708 Ouachita Ave	0.18mi	3/2.0 (-1)	1,741 (+5%)	21mo	$219,900	$126	61
13904 Ouachita Ave	0.32mi	4/2.0	1,829 (+11%)	12mo	$244,000	$133	57
13503 Ouachita Ave	0.09mi	4/3.0	1,877 (+14%)	17mo	$284,900	$152	55
13921 Ouachita Ave	0.32mi	3/2.0 (-1)	1,472 (-11%)	10mo	$199,500	$136	53
13808 Tech Dr	0.39mi	3/2.0 (-1)	1,492 (-10%)	15mo	$230,000	$154	48

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: 23.0%
• Equity multiple: 1.94×
• Total profit: $39,587
• Equity at exit: $22,365

10-year hold

• IRR: 30.9%
• Equity multiple: 3.78×
• Total profit: $116,674
• Equity at exit: $12,969

Cash invested: $42,000 (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 70818

• Active inventory: 128
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,454 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $1,004

Break-even live

Break-even rent $1,184

Max offer price $150,000

Occupancy floor 54%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12168 Arrowood Ave Baton Rouge, LA	3.0	2.0	1760	$2,100	$1.19	43d	1	1.05mi
12985 Slope Oak Ave Baton Rouge, LA	3.0	2.0	1334	$1,700	$1.27	43d	1	1.08mi
14150 Grand Settlement Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1073	$2,544	$2.37	14d	14	1.49mi

Listing history 6 events

1. 2026-06-14
   status $150,000 Pending 5 DOM
2. 2026-06-10
   days on market $150,000 Active 5 DOM
3. 2026-06-09
   days on market $150,000 Active 4 DOM
4. 2026-06-08
   days on market $150,000 Active 3 DOM
5. 2026-06-07
   remarks 164-char remark
6. 2026-06-07
   listed $150,000 Active 2 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: $1,035 · $86/mo
• Projected year-2 tax: $1,035 · $86/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,453
• − Mortgage interest: −$8,402
• − Property taxes: −$1,035
• − Insurance: −$750
• − Repairs & maintenance: −$2,356
• − Management: −$2,356
• − Depreciation: −$4,364
• Taxable income: $10,189
• Est. tax owed @ 24.0%: −$2,445
• After-tax cash flow: $9,598/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: Central Community School District
• NCES district ID: 2200125
• Math proficiency: 50% ▼ -32.00%
• Reading proficiency: 54% ▼ -31.00%
• Median HH income: $66,584
• Composite: 46.02/100
• National rank: #2528
• State rank: #9 of 98 in LA

Livability — Central

• Score: 74/100
• State rank: #25
• US rank: #4761

Category grades

Amenities F Commute F Cost of living B Crime B Employment A+ Housing A+ Health & safety C+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central, LA
• County: East Baton Rouge Parish · 399,686 people
• City population: 10,403
• Metro: Baton Rouge, LA
• Population (ZIP): 9,370
• Household income: $78,432
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 408.0

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 White (70%)
• Race & ethnicity: White 70% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Italian 1% Serbian 1%
• Foreign-born: 1% · 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: ▼ -132.34%
• Current HPI: 169.9642
• 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

3 events — show timeline

• 2026-06-06 Listed $150,000 AcadianaMLS
• 2026-06-06 Listed $150,000 GBRMLS
• 1979-10-25 Sold (Public Records) — Public Records

Property tax history

+22.7%/yr

Latest (2025): $1,035 · -0.4% YoY. Source: county tax records.