1024 N 35th St · Baton Rouge, LA 70802

$78,000

3 bd · 1.0 ba · 970 sqft · SingleFamily · 124 Days on market

Built 1950 3,920 sqft lot $80/sqft · 112% above area

---

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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! This Eden Park / college-style home is ideally located within walking distance to restaurants, shops, schools, hospitals, and easy access to the interstate. The property is tenant-occupied on a month-to-month lease, currently generating $1,350 per month in rental income. All new appliances have been recently installed, including washer, dryer, refrigerator, and window units, all of which will remain with the sale. With a tenant already in place and strong rental demand in the area, this is a great opportunity to add a cash-flowing property to your investment portfolio.

Key facts

• New appliances
• 3,920 sq ft lot
• Built 1950

Tags

• WALKING DISTANCE TO SHOPS
• WALKING DISTANCE TO SCHOOLS
• WALKING DISTANCE TO HOSPITALS
• EASY ACCESS TO INTERSTATE
• NEW APPLIANCES
• WASHER DRYER REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 rising fast (+6.6%/yr); 188 active listings in the ZIP; 27 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).
• This rent runs 40% of the median local income ($34k/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 $539 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $18k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.46% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.99%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (median comp): $36,794
• List price: $78,000
• Delta: 111.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1152 N 32nd St	0.18mi	2/1.0 (-1)	1,000 (+3%)	2mo	$12,500	$13	80
995 N 40th St	0.22mi	3/1.0	892 (-8%)	6mo	$49,900	$56	72
1108 N Acadian Thruway	0.11mi	2/5.5 (-1)	1,000 (+3%)	2mo	$13,100	$13	68
3120 Bond St	0.29mi	2/1.0 (-1)	890 (-8%)	1mo	$78,000	$88	67
1185 N 35th St	0.11mi	3/2.0	1,070 (+10%)	14mo	$85,000	$79	62
4145 North Blvd	0.74mi	3/1.0	987 (+2%)	3mo	$85,000	$86	60
716 N 36th St	0.18mi	3/2.0	1,100 (+13%)	8mo	$49,000	$45	59
2317 Willow St	0.69mi	2/1.0 (-1)	984 (+1%)	13mo	$39,900	$41	49
4051 N Barrow Dr	0.70mi	3/2.0	1,040 (+7%)	5mo	$175,000	$168	47
1091 N 46th St	0.63mi	3/1.0	1,055 (+9%)	12mo	$80,000	$76	46
2334 Cherry St	0.69mi	2/1.0 (-1)	902 (-7%)	9mo	$30,000	$33	43
1934 N 37th St	0.59mi	3/1.0	1,112 (+15%)	13mo	$149,900	$135	37

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.84×
• Total profit: $18,242
• Equity at exit: $11,630

10-year hold

• IRR: 30.2%
• Equity multiple: 4.16×
• Total profit: $68,926
• Equity at exit: $6,744

Cash invested: $21,840 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$409
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $418

Break-even live

Break-even rent $608

Max offer price $78,000

Occupancy floor 58%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	21d	1	0.26mi
636 N 39th St Apt 2 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	14d	1	0.28mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	0.28mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	23d	1	0.29mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	0.41mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	23d	1	0.41mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	43d	1	0.45mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	23d	1	0.54mi
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	23d	1	0.68mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	23d	1	0.68mi
4743 Florida Blvd Baton Rouge, LA	2.0	1.0	947	$789	$0.83	14d	3	0.81mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$1,250	$1.64	43d	1	0.84mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	14d	31	0.84mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,353	$1.75	14d	6	0.90mi
623 S Eugene St Unit 1 Baton Rouge, LA	2.0	1.0	980	$1,400	$1.43	43d	1	1.02mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	43d	1	1.07mi
352 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	987	$1,475	$1.49	14d	2	1.09mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	43d	1	1.09mi
878 Kenmore Ave Unit C Baton Rouge, LA	2.0	1.0	1100	$1,000	$0.91	21d	1	1.15mi
866 Arlington Ave Unit 206 Baton Rouge, LA	2.0	1.0	950	$895	$0.94	43d	1	1.17mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	19d	1	1.18mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	43d	1	1.25mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	14d	1	1.28mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	14d	1	1.38mi
1251 N Ardenwood Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	923	$999	$1.08	43d	1	1.42mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$1,841	$1.15	14d	1	1.48mi
450 Cloud Dr Baton Rouge, LA	1.0–2.0	1.0	649	$750	$1.16	23d	1	1.49mi

Listing history 28 events

1. 2026-06-16
   statusdays on market $78,000 Pending 124 DOM
2. 2026-06-15
   days on market $78,000 Active 123 DOM
3. 2026-06-14
   days on market $78,000 Active 121 DOM
4. 2026-06-10
   days on market $78,000 Active 118 DOM
5. 2026-06-09
   days on market $78,000 Active 117 DOM
6. 2026-06-08
   days on market $78,000 Active 116 DOM
7. 2026-06-07
   days on market $78,000 Active 115 DOM
8. 2026-06-05
   days on market $78,000 Active 112 DOM
9. 2026-06-03
   days on market $78,000 Active 111 DOM
10. 2026-06-02
    days on market $78,000 Active 110 DOM
11. 2026-06-01
    days on market $78,000 Active 109 DOM
12. 2026-05-31
    days on market $78,000 Active 108 DOM
13. 2026-05-31
    days on market $78,000 Active 107 DOM
14. 2026-04-29
    price $78,000 593-char remark

    Show marketing remark (593 chars)

    Investor special! This Eden Park / college-style home is ideally located within walking distance to restaurants, shops, schools, hospitals, and easy access to the interstate. The property is tenant-occupied on a month-to-month lease, currently generating $1,350 per month in rental income. All new appliances have been recently installed, including washer, dryer, refrigerator, and window units, all of which will remain with the sale. With a tenant already in place and strong rental demand in the area, this is a great opportunity to add a cash-flowing property to your investment portfolio.

15. 2026-04-28
    price $78,000 593-char remark

    Show marketing remark (593 chars)

    Investor special! This Eden Park / college-style home is ideally located within walking distance to restaurants, shops, schools, hospitals, and easy access to the interstate. The property is tenant-occupied on a month-to-month lease, currently generating $1,350 per month in rental income. All new appliances have been recently installed, including washer, dryer, refrigerator, and window units, all of which will remain with the sale. With a tenant already in place and strong rental demand in the area, this is a great opportunity to add a cash-flowing property to your investment portfolio.

16. 2026-03-23
    price $91,000 593-char remark

    Show marketing remark (593 chars)

    Investor special! This Eden Park / college-style home is ideally located within walking distance to restaurants, shops, schools, hospitals, and easy access to the interstate. The property is tenant-occupied on a month-to-month lease, currently generating $1,350 per month in rental income. All new appliances have been recently installed, including washer, dryer, refrigerator, and window units, all of which will remain with the sale. With a tenant already in place and strong rental demand in the area, this is a great opportunity to add a cash-flowing property to your investment portfolio.

17. 2026-03-23
    price $91,000 593-char remark

    Show marketing remark (593 chars)

    Investor special! This Eden Park / college-style home is ideally located within walking distance to restaurants, shops, schools, hospitals, and easy access to the interstate. The property is tenant-occupied on a month-to-month lease, currently generating $1,350 per month in rental income. All new appliances have been recently installed, including washer, dryer, refrigerator, and window units, all of which will remain with the sale. With a tenant already in place and strong rental demand in the area, this is a great opportunity to add a cash-flowing property to your investment portfolio.

18. 2026-02-12
    listed $96,000 Active 593-char remark

    Show marketing remark (593 chars)

    Investor special! This Eden Park / college-style home is ideally located within walking distance to restaurants, shops, schools, hospitals, and easy access to the interstate. The property is tenant-occupied on a month-to-month lease, currently generating $1,350 per month in rental income. All new appliances have been recently installed, including washer, dryer, refrigerator, and window units, all of which will remain with the sale. With a tenant already in place and strong rental demand in the area, this is a great opportunity to add a cash-flowing property to your investment portfolio.

19. 2026-02-12
    listed $96,000 Active 593-char remark

    Show marketing remark (593 chars)

    Investor special! This Eden Park / college-style home is ideally located within walking distance to restaurants, shops, schools, hospitals, and easy access to the interstate. The property is tenant-occupied on a month-to-month lease, currently generating $1,350 per month in rental income. All new appliances have been recently installed, including washer, dryer, refrigerator, and window units, all of which will remain with the sale. With a tenant already in place and strong rental demand in the area, this is a great opportunity to add a cash-flowing property to your investment portfolio.

20. 2025-05-12
    soldstatus Closed
21. 2025-04-18
    status Pending
22. 2025-04-14
    listed $89,900 Active
23. 2025-04-13
    listed $89,900 Active
24. 2024-06-10
    soldstatus Sold
25. 2024-05-03
    status Pending
26. 2024-04-30
    listed $59,900 Active
27. 2024-04-30
    listed $59,900
28. 1984-12-13
    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: $466 · $39/mo
• Projected year-2 tax: $466 · $39/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: $13,651
• − Mortgage interest: −$4,369
• − Property taxes: −$466
• − Insurance: −$390
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,269
• Taxable income: $3,973
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $4,067/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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 1% Other Indo-European 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

+30.2% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $78,000 AcadianaMLS
• 2026-04-28 Price Changed $78,000 GBRMLS
• 2026-03-23 Price Changed $91,000 AcadianaMLS
• 2026-03-23 Price Changed $91,000 GBRMLS
• 2026-02-12 Listed $96,000 GBRMLS
• 2026-02-12 Listed $96,000 AcadianaMLS
• 2025-05-12 Sold (MLS) — GBRMLS
• 2025-04-18 Pending — GBRMLS
• 2025-04-14 Listed $89,900 GBRMLS
• 2025-04-13 Listed $89,900 AcadianaMLS
• 2024-06-10 Sold (MLS) — GBRMLS
• 2024-05-03 Pending — GBRMLS
• 2024-04-30 Listed $59,900 AcadianaMLS
• 2024-04-30 Listed $59,900 GBRMLS
• 1984-12-13 Sold (Public Records) — Public Records

Property tax history

+32.2%/yr

Latest (2025): $466 · +49.8% YoY. Source: county tax records.