5728 Dutton Ave · Baton Rouge, LA 70805

$54,000

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 93 Days on market

Built 1959 0.55 ac lot $41/sqft · 58% below area ↓ 27% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Awaits with Value-Add Potential! This property offers strong potential for renovation and long-term value. Ready for the right buyer to bring their vision to life. Whether you're an investor looking for your next project or a first-time homebuyer eager to create a space of your own, this home offers a great opportunity. The home features a spacious backyard, perfect for outdoor gatherings, gardening, or simply enjoying the extra room to spread out. Two generously sized storage sheds provide excellent space for tools, equipment, hobbies, or additional storage. With a little tender loving care, this property presents an excellent opportunity to increase value and could truly shine and become someone's dream home. Its convenient location offers easy access to nearby shopping and everyday amenities, making daily errands simple and accessible. If you've been searching for a property with great potential and room to add value, this could be the one. Bring your ideas and transform this house into something special.

Key facts

• Spacious backyard
• Two storage sheds
• 0.55 acre lot

Tags

• SPACIOUS BACKYARD
• TWO STORAGE SHEDS
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $49k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.2% 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 soft (-1.2%/yr); 155 active listings in the ZIP; 24 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).
• At $1,288/mo this rent would consume 61% of the median local household income ($25k/yr) (locally 1980% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $373 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.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $49,140 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. 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.
8. 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.
9. 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: 2.39% ✓
• Cap rate: 20.24%
• Cash-on-cash: 49.80%
• DSCR: 3.22
• GRM: 3.5

CMA / ARV

• ARV (median comp): $142,854
• List price: $54,000
• Delta: -62.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6343 Beechwood Dr	0.38mi	3/1.0	1,320 (+1%)	7mo	$50,000	$38	71
5712 Beechwood Dr	0.09mi	3/1.0	1,200 (-8%)	8mo	$90,000	$75	71
4525 Oaklon Ave	0.69mi	3/2.0	1,292 (-2%)	3mo	$204,400	$158	63
4721 Hollywood St	0.21mi	3/1.0	1,138 (-13%)	2mo	$129,900	$114	62
4784 Sycamore St	0.55mi	3/2.0	1,401 (+7%)	3mo	$149,500	$107	61
5668 Winchester Ave	0.43mi	3/2.0	1,230 (-6%)	11mo	$199,900	$163	60
4249 Cannon St	0.31mi	2/2.0 (-1)	1,200 (-8%)	9mo	$116,000	$97	59
4524 Sycamore St	0.52mi	4/1.5 (+1)	1,200 (-8%)	3mo	$105,000	$88	51
5151 Hollywood St	0.43mi	4/1.5 (+1)	1,475 (+12%)	1mo	$12,000	$8	51
3820 Byron St	0.69mi	4/1.5 (+1)	1,366 (+4%)	4mo	$109,995	$81	50
3467 Hollywood St	0.57mi	3/1.5	1,150 (-12%)	8mo	$49,900	$43	44
4313 Glen Oaks Dr	0.64mi	3/1.0	1,127 (-14%)	11mo	$140,000	$124	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $567
• Equity at exit: $8,052

10-year hold

• IRR: 4.3%
• Equity multiple: 1.24×
• Total profit: $3,575
• Equity at exit: $4,669

Cash invested: $15,120 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$283
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$22
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $201

Break-even live

Break-even rent $1,034

Max offer price $54,000

Occupancy floor 79%

Sensitivity live

Price	-10% $232	-5% $216	+0% $201	+5% $186	+10% $170
Rent	-10% $99	-5% $150	+0% $201	+5% $252	+10% $303
Rate	-1.0pp $228	-0.5pp $215	base $201	+0.5pp $187	+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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	0.21mi
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	15d	1	0.33mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	44d	1	0.33mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	24d	1	0.50mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	24d	1	0.62mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	24d	1	0.63mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	44d	1	0.81mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	0.81mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	20d	1	0.81mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	44d	1	0.90mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	24d	1	0.97mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	20d	1	1.01mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	15d	1	1.02mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	1.08mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	15d	1	1.21mi
4912 Breckenridge Ave Baton Rouge, LA	3.0	2.0	1800	$1,075	$0.60	15d	1	1.22mi
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	24d	1	1.31mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	24d	1	1.36mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	1.37mi
8210 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	765	$920	$1.20	15d	1	1.44mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	24d	1	1.46mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	20d	1	1.46mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	24d	1	1.46mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	44d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $54,000 Active 93 DOM
2. 2026-06-17
   days on market $54,000 Active 92 DOM
3. 2026-06-16
   days on market $54,000 Active 91 DOM
4. 2026-06-15
   days on market $54,000 Active 90 DOM
5. 2026-06-14
   pricedays on market $54,000 Active 88 DOM
6. 2026-06-10
   days on market $60,000 Active 85 DOM
7. 2026-06-09
   days on market $60,000 Active 84 DOM
8. 2026-06-08
   days on market $60,000 Active 83 DOM
9. 2026-06-07
   days on market $60,000 Active 82 DOM
10. 2026-06-05
    days on market $60,000 Active 79 DOM
11. 2026-06-03
    days on market $60,000 Active 78 DOM
12. 2026-06-02
    days on market $60,000 Active 77 DOM
13. 2026-06-01
    days on market $60,000 Active 76 DOM
14. 2026-05-31
    days on market $60,000 Active 75 DOM
15. 2026-05-31
    days on market $60,000 Active 74 DOM
16. 2026-05-07
    price $60,000 1035-char remark

    Show marketing remark (1054 chars)

    Opportunity Awaits with Value-Add Potential! This property offers strong potential for renovation and long-term value. Ready for the right buyer to bring their vision to life. Whether you’re an investor looking for your next project or a first-time homebuyer eager to create a space of your own, this home offers a great opportunity. The home features a spacious backyard, perfect for outdoor gatherings, gardening, or simply enjoying the extra room to spread out. Two generously sized storage sheds provide excellent space for tools, equipment, hobbies, or additional storage. With a little tender loving care, this property presents an excellent opportunity to increase value and could truly shine and become someone’s dream home. Its convenient location offers easy access to nearby shopping and everyday amenities, making daily errands simple and accessible. If you’ve been searching for a property with great potential and room to add value, this could be the one. Bring your ideas and transform this house into something special.

17. 2026-05-07
    price $60,000 1054-char remark

    Show marketing remark (1054 chars)

    Opportunity Awaits with Value-Add Potential! This property offers strong potential for renovation and long-term value. Ready for the right buyer to bring their vision to life. Whether you’re an investor looking for your next project or a first-time homebuyer eager to create a space of your own, this home offers a great opportunity. The home features a spacious backyard, perfect for outdoor gatherings, gardening, or simply enjoying the extra room to spread out. Two generously sized storage sheds provide excellent space for tools, equipment, hobbies, or additional storage. With a little tender loving care, this property presents an excellent opportunity to increase value and could truly shine and become someone’s dream home. Its convenient location offers easy access to nearby shopping and everyday amenities, making daily errands simple and accessible. If you’ve been searching for a property with great potential and room to add value, this could be the one. Bring your ideas and transform this house into something special.

18. 2026-03-17
    listed $65,000 Active 1054-char remark

    Show marketing remark (1035 chars)

    Opportunity Awaits with Value-Add Potential! This property offers strong potential for renovation and long-term value. Ready for the right buyer to bring their vision to life. Whether you're an investor looking for your next project or a first-time homebuyer eager to create a space of your own, this home offers a great opportunity. The home features a spacious backyard, perfect for outdoor gatherings, gardening, or simply enjoying the extra room to spread out. Two generously sized storage sheds provide excellent space for tools, equipment, hobbies, or additional storage. With a little tender loving care, this property presents an excellent opportunity to increase value and could truly shine and become someone's dream home. Its convenient location offers easy access to nearby shopping and everyday amenities, making daily errands simple and accessible. If you've been searching for a property with great potential and room to add value, this could be the one. Bring your ideas and transform this house into something special.

19. 2026-03-17
    listed $65,000 Active 1035-char remark

    Show marketing remark (1035 chars)

    Opportunity Awaits with Value-Add Potential! This property offers strong potential for renovation and long-term value. Ready for the right buyer to bring their vision to life. Whether you're an investor looking for your next project or a first-time homebuyer eager to create a space of your own, this home offers a great opportunity. The home features a spacious backyard, perfect for outdoor gatherings, gardening, or simply enjoying the extra room to spread out. Two generously sized storage sheds provide excellent space for tools, equipment, hobbies, or additional storage. With a little tender loving care, this property presents an excellent opportunity to increase value and could truly shine and become someone's dream home. Its convenient location offers easy access to nearby shopping and everyday amenities, making daily errands simple and accessible. If you've been searching for a property with great potential and room to add value, this could be the one. Bring your ideas and transform this house into something special.

20. 2007-10-03
    soldstatus $82,500

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $1,012 · $84/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 AE · 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,456
• − Mortgage interest: −$3,025
• − Property taxes: −$1,012
• − Insurance: −$5,388
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$1,571
• Taxable income: $1,987
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $1,935/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): 23,288
• Household income: $25,397
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 1980.0

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 (95%)
• Race & ethnicity: Black 95% Hispanic / Latino 2% White 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -110.79%
• Current HPI: 75.7121
• Rent YoY: ▼ -1.21%
• 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

-27.3% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $60,000 AcadianaMLS
• 2026-05-07 Price Changed $60,000 GBRMLS
• 2026-03-17 Listed $65,000 GBRMLS
• 2026-03-17 Listed $65,000 AcadianaMLS
• 2007-10-03 Sold (Public Records) $82,500 Public Records

Property tax history

+16.7%/yr

Latest (2025): $1,012 · +4.7% YoY. Source: county tax records.