9727 Deer Run Ave · Central, LA 70791

$125,000

3 bd · 2.0 ba · 1,301 sqft · SingleFamily · 40 Days on market

Built 2001 0.31 ac lot Est $169k · 26% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.7/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS PROPERTY WON'T LAST LONG AT THIS PRICE POINT! COME SEE IT IN PERSON. Interior is renovated like new! Large Newly Constructed front porch, 3 Bedrooms, 2 baths Mobile Home with 1300 living area. Home offers a modern kitchen with updated quartz counter tops, spacious living room with ceiling fan, updated bathrooms with modern fixtures. You'll enjoy the spacious back yard with newly constructed building, you can make this area your own as extra storage, he/she shed or additional living space. this Please note none of the appliances will remain. Please submit proof of funds or pre-approval letter with all offers. Seller's choice for Title Company. Seller elects to sell property "As IS" with full waiver of warranty and redhibition rights at Act of Sale per LAC.C art. 2520 and LAC.C art. 2541. Please have buyer check appropriate section on P.A. entitled Waiver of Warranty

Key facts

• Spacious back yard
• Renovated like new
• Modern kitchen

Tags

• RENOVATED LIKE NEW
• NEWLY CONSTRUCTED FRONT PORCH
• MODERN KITCHEN
• UPDATED QUARTZ COUNTER TOPS
• SPACIOUS BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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.
• 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 (+4.2%/yr); 584 active listings in the ZIP; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 + 4.2% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.42% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.64%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $169,130
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19937 Deercreek Dr	0.51mi	3/2.0	1,383 (+6%)	14mo	$179,900	$130	54

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 · 4.18% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.58×
• Total profit: $20,211
• Equity at exit: $18,638

10-year hold

• IRR: 23.8%
• Equity multiple: 3.17×
• Total profit: $75,879
• Equity at exit: $10,808

Cash invested: $35,000 (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 70791

• Home prices YoY: -21.6%
• Rents YoY: 4.2%
• Active inventory: 584
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,773 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$91 /mo · $1,093/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $602

Break-even live

Break-even rent $1,011

Max offer price $125,000

Occupancy floor 61%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-03-13
   status Pending 892-char remark

   Show marketing remark (892 chars)

   THIS PROPERTY WON'T LAST LONG AT THIS PRICE POINT! COME SEE IT IN PERSON. Interior is renovated like new! Large Newly Constructed front porch, 3 Bedrooms, 2 baths Mobile Home with 1300 living area. Home offers a modern kitchen with updated quartz counter tops, spacious living room with ceiling fan, updated bathrooms with modern fixtures. You'll enjoy the spacious back yard with newly constructed building, you can make this area your own as extra storage, he/she shed or additional living space. this Please note none of the appliances will remain. Please submit proof of funds or pre-approval letter with all offers. Seller's choice for Title Company. Seller elects to sell property "As IS" with full waiver of warranty and redhibition rights at Act of Sale per LAC.C art. 2520 and LAC.C art. 2541. Please have buyer check appropriate section on P.A. entitled Waiver of Warranty

2. 2026-03-13
   status Pending

   Show marketing remark (892 chars)

   THIS PROPERTY WON'T LAST LONG AT THIS PRICE POINT! COME SEE IT IN PERSON. Interior is renovated like new! Large Newly Constructed front porch, 3 Bedrooms, 2 baths Mobile Home with 1300 living area. Home offers a modern kitchen with updated quartz counter tops, spacious living room with ceiling fan, updated bathrooms with modern fixtures. You'll enjoy the spacious back yard with newly constructed building, you can make this area your own as extra storage, he/she shed or additional living space. this Please note none of the appliances will remain. Please submit proof of funds or pre-approval letter with all offers. Seller's choice for Title Company. Seller elects to sell property "As IS" with full waiver of warranty and redhibition rights at Act of Sale per LAC.C art. 2520 and LAC.C art. 2541. Please have buyer check appropriate section on P.A. entitled Waiver of Warranty

3. 2026-03-06
   price $125,000

   Show marketing remark (892 chars)

   THIS PROPERTY WON'T LAST LONG AT THIS PRICE POINT! COME SEE IT IN PERSON. Interior is renovated like new! Large Newly Constructed front porch, 3 Bedrooms, 2 baths Mobile Home with 1300 living area. Home offers a modern kitchen with updated quartz counter tops, spacious living room with ceiling fan, updated bathrooms with modern fixtures. You'll enjoy the spacious back yard with newly constructed building, you can make this area your own as extra storage, he/she shed or additional living space. this Please note none of the appliances will remain. Please submit proof of funds or pre-approval letter with all offers. Seller's choice for Title Company. Seller elects to sell property "As IS" with full waiver of warranty and redhibition rights at Act of Sale per LAC.C art. 2520 and LAC.C art. 2541. Please have buyer check appropriate section on P.A. entitled Waiver of Warranty

4. 2026-03-06
   price $125,000 892-char remark

   Show marketing remark (892 chars)

   THIS PROPERTY WON'T LAST LONG AT THIS PRICE POINT! COME SEE IT IN PERSON. Interior is renovated like new! Large Newly Constructed front porch, 3 Bedrooms, 2 baths Mobile Home with 1300 living area. Home offers a modern kitchen with updated quartz counter tops, spacious living room with ceiling fan, updated bathrooms with modern fixtures. You'll enjoy the spacious back yard with newly constructed building, you can make this area your own as extra storage, he/she shed or additional living space. this Please note none of the appliances will remain. Please submit proof of funds or pre-approval letter with all offers. Seller's choice for Title Company. Seller elects to sell property "As IS" with full waiver of warranty and redhibition rights at Act of Sale per LAC.C art. 2520 and LAC.C art. 2541. Please have buyer check appropriate section on P.A. entitled Waiver of Warranty

5. 2026-02-02
   listed $135,000 Active
6. 2026-02-01
   listed $135,000 Active 892-char remark

   Show marketing remark (892 chars)

   THIS PROPERTY WON'T LAST LONG AT THIS PRICE POINT! COME SEE IT IN PERSON. Interior is renovated like new! Large Newly Constructed front porch, 3 Bedrooms, 2 baths Mobile Home with 1300 living area. Home offers a modern kitchen with updated quartz counter tops, spacious living room with ceiling fan, updated bathrooms with modern fixtures. You'll enjoy the spacious back yard with newly constructed building, you can make this area your own as extra storage, he/she shed or additional living space. this Please note none of the appliances will remain. Please submit proof of funds or pre-approval letter with all offers. Seller's choice for Title Company. Seller elects to sell property "As IS" with full waiver of warranty and redhibition rights at Act of Sale per LAC.C art. 2520 and LAC.C art. 2541. Please have buyer check appropriate section on P.A. entitled Waiver of Warranty

7. 2024-09-23
   soldstatus $85,000
8. 2024-08-23
   soldstatus Sold 824-char remark

   Show marketing remark (824 chars)

   PRICE IMPROVEMENT! Welcome to your future home in the desirable Deer Park Subdivision! This spacious 3-bedroom, 2-bathroom mobile home is one of the only properties in Zachary priced under $100,000, offering an incredible $40,000 below market value. With a well-designed floor plan featuring new carpet throughout, huge yard, and a double storage shed, this home is perfect for outdoor activities, gatherings, and personal relaxation when you need it the most. Located in a non-flood zone within the highly-rated Zachary Community School District, this property also qualifies for 100% financing. Enjoy the convenience of nearby shopping and restaurants, making everyday life easy and enjoyable. Don’t miss this amazing opportunity—schedule your showing today! SELLER IS SUPER MOTIVATED AND READY TO MAKE A DEAL!

9. 2024-08-22
   status Pending 824-char remark

   Show marketing remark (824 chars)

   PRICE IMPROVEMENT! Welcome to your future home in the desirable Deer Park Subdivision! This spacious 3-bedroom, 2-bathroom mobile home is one of the only properties in Zachary priced under $100,000, offering an incredible $40,000 below market value. With a well-designed floor plan featuring new carpet throughout, huge yard, and a double storage shed, this home is perfect for outdoor activities, gatherings, and personal relaxation when you need it the most. Located in a non-flood zone within the highly-rated Zachary Community School District, this property also qualifies for 100% financing. Enjoy the convenience of nearby shopping and restaurants, making everyday life easy and enjoyable. Don’t miss this amazing opportunity—schedule your showing today! SELLER IS SUPER MOTIVATED AND READY TO MAKE A DEAL!

10. 2024-08-15
    price $89,995 824-char remark

    Show marketing remark (824 chars)

    PRICE IMPROVEMENT! Welcome to your future home in the desirable Deer Park Subdivision! This spacious 3-bedroom, 2-bathroom mobile home is one of the only properties in Zachary priced under $100,000, offering an incredible $40,000 below market value. With a well-designed floor plan featuring new carpet throughout, huge yard, and a double storage shed, this home is perfect for outdoor activities, gatherings, and personal relaxation when you need it the most. Located in a non-flood zone within the highly-rated Zachary Community School District, this property also qualifies for 100% financing. Enjoy the convenience of nearby shopping and restaurants, making everyday life easy and enjoyable. Don’t miss this amazing opportunity—schedule your showing today! SELLER IS SUPER MOTIVATED AND READY TO MAKE A DEAL!

11. 2024-08-02
    listed $99,999 Active 824-char remark

    Show marketing remark (824 chars)

    PRICE IMPROVEMENT! Welcome to your future home in the desirable Deer Park Subdivision! This spacious 3-bedroom, 2-bathroom mobile home is one of the only properties in Zachary priced under $100,000, offering an incredible $40,000 below market value. With a well-designed floor plan featuring new carpet throughout, huge yard, and a double storage shed, this home is perfect for outdoor activities, gatherings, and personal relaxation when you need it the most. Located in a non-flood zone within the highly-rated Zachary Community School District, this property also qualifies for 100% financing. Enjoy the convenience of nearby shopping and restaurants, making everyday life easy and enjoyable. Don’t miss this amazing opportunity—schedule your showing today! SELLER IS SUPER MOTIVATED AND READY TO MAKE A DEAL!

12. 2024-08-02
    listed $89,995

    Show marketing remark (824 chars)

    PRICE IMPROVEMENT! Welcome to your future home in the desirable Deer Park Subdivision! This spacious 3-bedroom, 2-bathroom mobile home is one of the only properties in Zachary priced under $100,000, offering an incredible $40,000 below market value. With a well-designed floor plan featuring new carpet throughout, huge yard, and a double storage shed, this home is perfect for outdoor activities, gatherings, and personal relaxation when you need it the most. Located in a non-flood zone within the highly-rated Zachary Community School District, this property also qualifies for 100% financing. Enjoy the convenience of nearby shopping and restaurants, making everyday life easy and enjoyable. Don’t miss this amazing opportunity—schedule your showing today! SELLER IS SUPER MOTIVATED AND READY TO MAKE A DEAL!

13. 2023-12-11
    soldstatus $50,000
14. 2014-04-24
    listed $39,900
15. 2006-03-09
    soldstatus $37,000
16. 2005-06-02
    listed $32,000

ⓘ 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: $1,093 · $91/mo
• Projected year-2 tax: $1,093 · $91/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 3/10 Moderate
• 🌡 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: $21,278
• − Mortgage interest: −$7,002
• − Property taxes: −$1,093
• − Insurance: −$625
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$3,636
• Taxable income: $5,517
• Est. tax owed @ 24.0%: −$1,324
• After-tax cash flow: $5,901/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 — 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

• County: East Baton Rouge Parish · 399,686 people
• City population: 10,403
• Metro: Baton Rouge, LA
• Population (ZIP): 30,385
• Household income: $78,263
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 718.0

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 53% Black 41% Two or more races 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Lithuanian 6% Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% 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: ▼ -47.01%
• Current HPI: 170.2143
• Rent YoY: ▲ 4.18%
• 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

+290.6% since first listed

16 events — show timeline

• 2026-03-13 Pending — AcadianaMLS
• 2026-03-13 Pending — GBRMLS
• 2026-03-06 Price Changed $125,000 GBRMLS
• 2026-03-06 Price Changed $125,000 AcadianaMLS
• 2026-02-02 Listed $135,000 GBRMLS
• 2026-02-01 Listed $135,000 AcadianaMLS
• 2024-09-23 Sold (Public Records) $85,000 Public Records
• 2024-08-23 Sold (MLS) — GBRMLS
• 2024-08-22 Pending — GBRMLS
• 2024-08-15 Price Changed $89,995 GBRMLS
• 2024-08-02 Listed $89,995 AcadianaMLS
• 2024-08-02 Listed $99,999 GBRMLS
• 2023-12-11 Sold (Public Records) $50,000 Public Records
• 2014-04-24 Listed $39,900 AcadianaMLS
• 2006-03-09 Sold (Public Records) $37,000 Public Records
• 2005-06-02 Listed $32,000 AcadianaMLS

Property tax history

+8.9%/yr

Latest (2025): $1,093 · +66.0% YoY. Source: county tax records.