3938 Alliquippa · Baton Rouge, LA 70805

$12,000

2 bd · 1.0 ba · 721 sqft · SingleFamily · 3 Days on market

Built 1973 3,998 sqft lot $17/sqft · 70% below area ↓ 31% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

"DON'T ENTER THE HOME. FLOORING COULD GIVE WAY. EXCESSIVE DEFERRED MAINTENANCE AND ABUSE. MUCH REPAIR NEEDED. MAJOR RECONSTRUCTION NEEDED. THE HOME IS BOARDED UP AND CANNOT BE BE ACCESSED. FIXER UPPER OR TEAR DOWN. " GREAT PROPERTY FOR INVESTOR OR SAVVY HANDYMAN. NO REPAIRS TO BE DONE TO THE PROPERTY BY THE SELLER. HOME IS BEING SOLD "AS IS" "WHERE IS" Photos are edited by a professional photo editor for marketing purposes. Some photos may have Ai Generated Furniture in the homes for visualization purposes.

Key facts

• 3,998 sq ft lot
• Built 1973
• Listed 3 days

Property features AI

Exterior

• Parking: Open parking; Driveway with gravel surface
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property; Single-story (entry level not specified); Facing direction not specified
• Construction: Wood siding/frame construction; Metal roof; Pillar/post/pier foundation; Built area approximately 894 (unit not shown)
• Exterior features: Level lot; Porch; 40 x 100 lot dimensions

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($754 rent vs $12k).
• Cap rate 57.9% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 36% of the median local income ($25k/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 $83 of loan paydown is wiped out by about $360 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 + 0.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $12,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.28% ✓
• Cap rate: 57.92%
• Cash-on-cash: 184.40%
• DSCR: 9.20
• GRM: 1.3

CMA / ARV

• ARV (median comp): $39,888
• List price: $12,000
• Delta: -69.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3236 Alliquippa St	0.51mi	2/1.0	759 (+5%)	17mo	$70,000	$92	53
2848 Sycamore St	0.64mi	2/1.0	734 (+2%)	18mo	$39,998	$54	52
4035 Lynn St	0.52mi	3/1.0 (+1)	795 (+10%)	8mo	$80,000	$101	47

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: —
• Equity multiple: 9.55×
• Total profit: $28,739
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 18.52×
• Total profit: $58,868
• Equity at exit: $1,038

Cash invested: $3,360 (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: 1.3×

Monthly cashflow live

• Estimated rent: $754 high
• Mortgage (P&I): −$63
• Tax from tax record: −$11 /mo · $136/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $516

Break-even live

Break-even rent $100

Max offer price $12,000

Occupancy floor 27%

Sensitivity live

Price	-10% $523	-5% $520	+0% $516	+5% $513	+10% $510
Rent	-10% $457	-5% $487	+0% $516	+5% $546	+10% $576
Rate	-1.0pp $522	-0.5pp $519	base $516	+0.5pp $513	+1.0pp $510

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3153 Pampas St Unit 1 Baton Rouge, LA	1.0	1.0	500	$550	$1.10	44d	1	0.33mi
3131 Dayton St Unit B Baton Rouge, LA	1.0	1.0	500	$725	$1.45	24d	1	0.39mi
4809 Longfellow Dr Baton Rouge, LA	1.0	1.0	432	$1,000	$2.31	44d	1	0.64mi
4358 N Foster Dr Apt B Baton Rouge, LA	2.0	1.0	434	$595	$1.37	44d	1	1.39mi
4358 N Foster Dr Apt B Baton Rouge, LA	2.0	1.0	434	$595	$1.37	24d	1	1.39mi

Listing history 29 events

1. 2026-06-18
   days on market $12,000 Active 3 DOM
2. 2026-06-17
   days on market $12,000 Active 2 DOM
3. 2026-06-15
   days on marketlisting id $12,000 Active 1 DOM
4. 2026-06-10
   days on market $12,000 Active 334 DOM
5. 2026-06-09
   days on market $12,000 Active 333 DOM
6. 2026-06-08
   days on market $12,000 Active 332 DOM
7. 2026-06-07
   days on market $12,000 Active 331 DOM
8. 2026-06-05
   days on market $12,000 Active 328 DOM
9. 2026-06-03
   days on market $12,000 Active 327 DOM
10. 2026-06-02
    days on market $12,000 Active 326 DOM
11. 2026-06-01
    days on market $12,000 Active 325 DOM
12. 2026-05-31
    days on market $12,000 Active 324 DOM
13. 2026-05-31
    days on market $12,000 Active 323 DOM
14. 2026-03-11
    price $12,000 541-char remark
15. 2026-03-11
    price $12,000 544-char remark
16. 2025-07-11
    listed $20,000 Active 541-char remark
17. 2025-07-11
    listed $20,000 Active 544-char remark
18. 2025-05-08
    soldstatus Closed
19. 2025-04-25
    status Pending
20. 2025-02-26
    status Active
21. 2025-02-22
    status Pending
22. 2025-02-13
    status Active
23. 2025-01-29
    status Pending
24. 2024-12-12
    status Active
25. 2024-12-11
    status Pending
26. 2024-12-11
    historical
27. 2024-12-06
    status Pending
28. 2024-12-03
    listed $17,500 Active
29. 2024-12-03
    listed $17,500 Active

ⓘ 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: $136 · $11/mo
• Projected year-2 tax: $136 · $11/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $9,047
• − Mortgage interest: −$672
• − Property taxes: −$136
• − Insurance: −$60
• − Repairs & maintenance: −$724
• − Management: −$724
• − Depreciation: −$349
• Taxable income: $6,382
• Est. tax owed @ 24.0%: −$1,532
• After-tax cash flow: $4,664/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

-31.4% since first listed

20 events — show timeline

• 2026-06-09 Listed $12,000 AcadianaMLS
• 2026-06-09 Listed $12,000 AcadianaMLS
• 2026-06-09 Listed $12,000 GBRMLS
• 2026-06-09 Listed $12,000 GBRMLS
• 2026-03-11 Price Changed $12,000 AcadianaMLS
• 2026-03-11 Price Changed $12,000 GBRMLS
• 2025-07-11 Listed $20,000 AcadianaMLS
• 2025-07-11 Listed $20,000 GBRMLS
• 2025-05-08 Sold (MLS) — GBRMLS
• 2025-04-25 Pending — GBRMLS
• 2025-02-26 Relisted — GBRMLS
• 2025-02-22 Pending — GBRMLS
• 2025-02-13 Relisted — GBRMLS
• 2025-01-29 Pending — GBRMLS
• 2024-12-12 Relisted — GBRMLS
• 2024-12-11 Pending — GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-12-06 Pending — GBRMLS
• 2024-12-03 Listed $17,500 GBRMLS
• 2024-12-03 Listed $17,500 AcadianaMLS

Property tax history

+2.2%/yr

Latest (2025): $136 · +4.9% YoY. Source: county tax records.