434 Miraval Ave · Baker, LA 70791

$244,900

4 bd · 2.0 ba · 1,555 sqft · SingleFamily · 155 Days on market

Built 2025 6,011 sqft lot Est $252k · at est. $47/mo HOA · 2% of rent ↓ 1% since listing

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Why this score? — see what drove the D- 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 +10.6/30.0
• ARV discount +8.8/15.0
• Schools +4.7/10.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Edison! Step inside this 4-bedroom, 2-bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

Key facts

• Granite countertops
• Large corner pantry
• 6,011 sq ft lot

Tags

• OPEN CONCEPT LIVING AREA
• WELL-EQUIPPED KITCHEN
• SHAKER-STYLE CABINETS
• GOOSENECK PULLDOWN FAUCETS
• GRANITE COUNTERTOPS
• LARGE CORNER PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (16.3% below list).
• Recommended offer: $205k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Baker — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#131 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools C-, crime D+, amenities F.
• Zachary Community School District (suburban): math 46% / reading 60% proficiency, ranked #8 of 98 in LA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.2%/yr); 584 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 31% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($216k) 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.

Recommended offer $204,916 (16.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $251,910
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
440 Miraval Ave	0.00mi	4/2.0	1,555 (0%)	3mo	$246,900	$159	98
470 Miraval Ave	0.00mi	3/2.0 (-1)	1,543 (-1%)	1mo	$245,900	$159	93
450 Miraval Ave	0.00mi	3/2.0 (-1)	1,543 (-1%)	2mo	$244,900	$159	92
481 Miraval Ave	0.03mi	4/2.0	1,500 (-4%)	3mo	$215,900	$144	90
481 Miraval Ave	0.09mi	4/2.0	1,500 (-4%)	3mo	$235,900	$157	88
445 Miraval Ave	0.03mi	3/2.0 (-1)	1,343 (-14%)	2mo	$237,000	$176	70
445 Miraval Ave	0.03mi	3/2.0 (-1)	1,343 (-14%)	2mo	$238,900	$178	70
948 Ryan Ave	0.52mi	3/2.0 (-1)	1,543 (-1%)	1mo	$258,900	$168	69
967 Ryan Ave	0.52mi	3/2.0 (-1)	1,543 (-1%)	3mo	$254,900	$165	67
936 Ryan Ave	0.50mi	4/2.0	1,658 (+7%)	1mo	$267,885	$162	65
943 Ryan Ave	0.49mi	4/2.0	1,658 (+7%)	3mo	$269,900	$163	64
954 Ryan Ave	0.53mi	4/2.0	1,658 (+7%)	3mo	$265,900	$160	62

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-44,845
• Equity at exit: $36,515

10-year hold

• IRR: -8.5%
• Equity multiple: 0.44×
• Total profit: $-38,353
• Equity at exit: $21,174

Cash invested: $68,572 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,049 medium
• Mortgage (P&I): −$1,284
• Tax est. 1.5%: −$306 /mo · $3,674/yr
• Insurance: −$102
• HOA: −$47
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-121

Break-even live

Break-even rent $2,202

Max offer price $227,447

Occupancy floor —

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1641 Groom Rd Baker, LA	3.0	2.0	1250	$1,650	$1.32	14d	1	1.30mi

HOA detail

• Monthly dues: $47 · $564/yr
• Likely covers: waterpool

Listing history 8 events

1. 2026-04-08
   status Pending 1208-char remark

   Show marketing remark (1208 chars)

   Welcome to the Edison! Step inside this 4-bedroom, 2-bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

2. 2026-04-08
   status Pending

   Show marketing remark (1208 chars)

   Welcome to the Edison! Step inside this 4-bedroom, 2-bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

3. 2026-02-19
   price $244,900 1208-char remark

   Show marketing remark (1208 chars)

   Welcome to the Edison! Step inside this 4-bedroom, 2-bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

4. 2026-02-19
   price $244,900

   Show marketing remark (1208 chars)

   Welcome to the Edison! Step inside this 4-bedroom, 2-bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

5. 2025-12-31
   price $246,900 1208-char remark

   Show marketing remark (1208 chars)

   Welcome to the Edison! Step inside this 4-bedroom, 2-bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

6. 2025-12-31
   price $246,900

   Show marketing remark (1208 chars)

   Welcome to the Edison! Step inside this 4-bedroom, 2-bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

7. 2025-11-04
   listed $247,900 Active

   Show marketing remark (1208 chars)

   Welcome to the Edison! Step inside this 4-bedroom, 2-bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

8. 2025-11-04
   listed $247,900 Active 1208-char remark

   Show marketing remark (1208 chars)

   Welcome to the Edison! Step inside this 4-bedroom, 2-bathroom residence to find 1,555 square feet of living space. The layout includes two bedrooms, a guest bedroom, and a hallway leading to another bedroom with the HVAC system and linen closet. The open concept living area features a well-equipped kitchen with shaker-style cabinets, gooseneck pulldown faucets, stainless-steel Whirlpool appliances, and 3 cm granite countertops. A large corner pantry and separate laundry room add to the functionality of the space. The dining room is conveniently located next to the kitchen, while the living room is nearby, ensuring a seamless flow between the two areas. All bedrooms are provided with cozy carpeting and a convenient closet. Whether you need a place for entertainment, organization, welcoming guests, relaxation, or fitness activities, you can be sure of feeling comfortable and content. Situated at the rear of the residence, the primary bedroom comes complete with its own en suite. The primary bathroom showcases a dual vanity, a tub/shower combination, a generous walk-in closet, a separate linen closet, and a separate water closet. Get in touch with us now and discover your new residence today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,590
• − Mortgage interest: −$13,718
• − Property taxes: −$3,674
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − HOA: −$564
• − Depreciation: −$7,124
• Taxable loss: −$5,649
• Est. tax savings @ 24.0%: +$1,356
• After-tax cash flow: $-92/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: Zachary Community School District
• NCES district ID: 2200039
• Math proficiency: 46% ▼ -38.00%
• Reading proficiency: 60% ▼ -28.00%
• Median HH income: $68,531
• Composite: 46.99/100
• National rank: #2349
• State rank: #8 of 98 in LA

Livability — Baker

• Score: 66/100
• State rank: #131
• US rank: #12021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: East Baton Rouge Parish · 399,686 people
• City population: 17,433
• 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

-1.2% since first listed

8 events — show timeline

• 2026-04-08 Pending — AcadianaMLS
• 2026-04-08 Pending — GBRMLS
• 2026-02-19 Price Changed $244,900 AcadianaMLS
• 2026-02-19 Price Changed $244,900 GBRMLS
• 2025-12-31 Price Changed $246,900 AcadianaMLS
• 2025-12-31 Price Changed $246,900 GBRMLS
• 2025-11-04 Listed $247,900 GBRMLS
• 2025-11-04 Listed $247,900 AcadianaMLS