2136 N 16th St · Baton Rouge, LA 70802

$109,900

2 bd · 1.0 ba · 1,100 sqft · SingleFamily · 18 Days on market

Built 2008 9,147 sqft lot

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Why this score? — see what drove the C 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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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

Please allow 24 hours for response on all offers.

Key facts

• 9,147 sq ft lot
• 2 parking spots
• Built 2008

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Built on pillar/post/pier foundation
• Exterior features: Lot approximately 0.21 acres (about 9,148 sq. ft.); Lot dimensions about 50 x 50

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Window unit(s) for cooling; Other type of heating
• Interior features: Window cooling units; Has heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 41% 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 $760 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 + 6.6% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y 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.
• Current owner paid $90k; 22% 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 $108,251 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $71,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2136 N 16th St	0.00mi	2/1.0	1,100 (0%)	23mo	$88,500	$80	81
1902 Hemlock St	0.19mi	2/1.0	945 (-14%)	5mo	$6,900	$7	63
1906 Mulberry St	0.20mi	3/1.0 (+1)	1,000 (-9%)	10mo	$65,000	$65	62
2645 Jefferson Ave	0.69mi	2/1.0	1,123 (+2%)	8mo	$9,750	$9	57
2526 Adams Ave	0.58mi	3/1.0 (+1)	1,124 (+2%)	13mo	$130,000	$116	54
2325 N 20th St	0.27mi	3/1.0 (+1)	1,246 (+13%)	14mo	$64,900	$52	48
2733 Jackson Ave	0.71mi	3/1.0 (+1)	1,151 (+5%)	13mo	$63,829	$55	43
2317 Willow St	0.63mi	2/1.0	984 (-10%)	13mo	$39,900	$41	42
2736 Adams Ave	0.73mi	2/1.0	1,000 (-9%)	14mo	$19,000	$19	39
2711 Jackson Ave	0.69mi	3/2.0 (+1)	1,200 (+9%)	7mo	$79,000	$66	37
2927 Tecumseh St	0.69mi	3/2.0 (+1)	1,245 (+13%)	3mo	$182,500	$147	35
905 N 17th St	0.72mi	3/2.0 (+1)	1,217 (+11%)	6mo	$155,000	$127	35

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,317
• Equity at exit: $16,386

10-year hold

• IRR: 13.9%
• Equity multiple: 2.29×
• Total profit: $39,680
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$576
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $231

Break-even live

Break-even rent $898

Max offer price $109,900

Occupancy floor 76%

Sensitivity live

Price	-10% $293	-5% $262	+0% $231	+5% $199	+10% $168
Rent	-10% $137	-5% $184	+0% $231	+5% $278	+10% $325
Rate	-1.0pp $286	-0.5pp $259	base $231	+0.5pp $202	+1.0pp $173

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	15d	1	0.16mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	0.90mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	15d	1	0.90mi
999 N 9th St Unit 419 Baton Rouge, LA	3.0	2.0	1050	$1,170	$1.11	24d	1	0.92mi
999 N 9th St Apt 319 Baton Rouge, LA	3.0	2.0	1050	$1,085	$1.03	44d	1	0.92mi
999 N 9th St Apt 127 Baton Rouge, LA	2.0	1.0	840	$1,050	$1.25	15d	1	0.92mi
999 N 9th St Apt 219 Baton Rouge, LA	3.0	2.0	1050	$1,185	$1.13	15d	1	0.92mi
999 N 9th St Unit 311 Baton Rouge, LA	2.0	1.0	840	$1,040	$1.24	22d	1	0.92mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	0.93mi
1925 N 3rd St Baton Rouge, LA	1.0–2.0	1.0–2.0	777	$1,410	$1.81	15d	7	0.94mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$1,250	$1.64	44d	1	0.95mi
2045 N 3rd St #221 Baton Rouge, LA	2.0	2.0	1400	$1,495	$1.07	22d	1	0.96mi
2045 N 3rd St #305 Baton Rouge, LA	2.0	2.0	1290	$1,575	$1.22	22d	1	0.96mi
2045 N 3rd St #301 Baton Rouge, LA	2.0	2.0	1259	$1,295	$1.03	24d	1	0.96mi
2045 N 3rd St Baton Rouge, LA	1.0–2.0	1.0–2.0	1025	$1,575	$1.54	15d	6	0.96mi
2045 N 3rd St #308 Baton Rouge, LA	2.0	2.0	1290	$1,395	$1.08	44d	1	0.96mi
759 Spanish Town Rd Baton Rouge, LA	2.0	1.0	1176	$1,650	$1.40	44d	1	1.00mi
1356 Main St Unit 1 Baton Rouge, LA	1.0	1.0	700	$600	$0.86	44d	1	1.07mi
1346 Main St Unit A Baton Rouge, LA	3.0	2.0	1200	$1,600	$1.33	44d	1	1.08mi
850 N 5th St Unit 208 Baton Rouge, LA	2.0	1.0	1000	$1,225	$1.23	15d	1	1.11mi
505 University Walk Unit 5 Baton Rouge, LA	2.0	1.0	800	$1,400	$1.75	24d	1	1.16mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	24d	1	1.17mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	1.28mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	44d	1	1.37mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	44d	1	1.39mi
625 Convention St Baton Rouge, LA	1.0–2.0	1.0–2.0	883	$1,818	$2.06	15d	9	1.40mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	44d	1	1.40mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	20d	1	1.42mi
333 Laurel St Baton Rouge, LA	2.0	1.0–2.0	974	$4,378	$4.49	15d	13	1.43mi
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	24d	1	1.46mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	20d	1	1.48mi
814 North Blvd Unit 814 Baton Rouge, LA	1.0	1.0	800	$800	$1.00	44d	1	1.49mi

Listing history 4 events

1. 2026-06-16
   status $109,900 Pending 18 DOM
2. 2026-06-15
   days on market $109,900 Active 18 DOM
3. 2026-06-14
   remarks 50-char remark
4. 2026-06-14
   listed $109,900 Active 16 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: $1,048 · $87/mo
• Projected year-2 tax: $1,048 · $87/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: $14,279
• − Mortgage interest: −$6,156
• − Property taxes: −$1,048
• − Insurance: −$550
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$3,197
• Taxable income: $1,044
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $2,516/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

+632.7% since first listed

23 events — show timeline

• 2026-06-10 Relisted — AcadianaMLS
• 2026-06-10 Relisted — GBRMLS
• 2026-04-16 Listed $109,900 GBRMLS
• 2026-04-16 Listed $109,900 AcadianaMLS
• 2024-07-25 Sold (Public Records) $90,000 Public Records
• 2024-07-24 Sold (MLS) — GBRMLS
• 2024-07-17 Pending — GBRMLS
• 2024-07-13 Price Changed $88,500 GBRMLS
• 2024-06-05 Listed $88,500 AcadianaMLS
• 2024-06-05 Listed $90,000 GBRMLS
• 2022-07-26 Sold (Public Records) $55,000 Public Records
• 2022-07-25 Sold (MLS) — GBRMLS
• 2022-06-17 Pending — GBRMLS
• 2022-06-10 Price Changed $65,000 GBRMLS
• 2022-05-12 Price Changed $77,000 GBRMLS
• 2022-04-05 Listed $65,000 AcadianaMLS
• 2022-04-05 Listed $82,000 GBRMLS
• 2019-07-03 Sold (Public Records) $59,000 Public Records
• 2019-07-02 Sold (MLS) — GBRMLS
• 2019-05-08 Pending — GBRMLS
• 2019-04-05 Listed $62,000 AcadianaMLS
• 2019-04-05 Listed $62,000 GBRMLS
• 2005-01-06 Sold (Public Records) $15,000 Public Records

Property tax history

+17.7%/yr

Latest (2025): $1,048 · +29.7% YoY. Source: county tax records.