4364 Gurney Ln · Baton Rouge, LA 70805

$78,000

2 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 344 Days on market

Built 1975 6,098 sqft lot $68/sqft · 26% below area Est $103k · 24% under ↓ 12% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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 MLS

This 2 bedroom, 2 bathroom home with a bonus room offers a fantastic opportunity for investors or first-time buyers alike! Conveniently located and competitively priced, this is the perfect chance to add value and build equity. Don't miss out on this great investment opportunity!

Key facts

• 6,098 sq ft lot
• Built 1975
• Listed 343 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• At $994/mo this rent would consume 47% 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 $539 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.34%
• DSCR: 1.77
• GRM: 6.5

CMA / ARV

• ARV (median comp): $103,192
• List price: $78,000
• Delta: -24.41%
• 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
4249 Cannon St	0.10mi	2/2.0	1,200 (+4%)	9mo	$116,000	$97	81
4313 Glen Oaks Dr	0.28mi	3/1.0 (+1)	1,127 (-2%)	11mo	$140,000	$124	66
4721 Hollywood St	0.57mi	3/1.0 (+1)	1,138 (-1%)	2mo	$129,900	$114	61
5712 Beechwood Dr	0.41mi	3/1.0 (+1)	1,200 (+4%)	8mo	$90,000	$75	59
4525 Oaklon Ave	0.35mi	3/2.0 (+1)	1,292 (+12%)	3mo	$204,400	$158	56
3467 Hollywood St	0.67mi	3/1.5 (+1)	1,150 (-0%)	8mo	$49,900	$43	55
6343 Beechwood Dr	0.16mi	3/1.0 (+1)	1,320 (+15%)	7mo	$50,000	$38	53
5617 Dutton Ave	0.45mi	2/1.0	1,049 (-9%)	16mo	$50,000	$48	47
5668 Winchester Ave	0.67mi	3/2.0 (+1)	1,230 (+7%)	11mo	$199,900	$163	44
4720 Hollywood St	0.61mi	3/2.0 (+1)	1,255 (+9%)	19mo	$191,528	$153	36
4740 Hollywood St	0.62mi	3/2.0 (+1)	1,255 (+9%)	20mo	$191,528	$153	35
3310 Greenwell St	0.68mi	3/1.0 (+1)	1,027 (-11%)	9mo	$25,000	$24	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: 5.5%
• Equity multiple: 1.21×
• Total profit: $4,518
• Equity at exit: $11,630

10-year hold

• IRR: 12.2%
• Equity multiple: 1.84×
• Total profit: $18,441
• Equity at exit: $6,744

Cash invested: $21,840 (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: 6.5×

Monthly cashflow live

• Estimated rent: $994 high
• Mortgage (P&I): −$409
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $316

Break-even live

Break-even rent $595

Max offer price $78,000

Occupancy floor 63%

Sensitivity live

Price	-10% $360	-5% $338	+0% $316	+5% $293	+10% $271
Rent	-10% $237	-5% $276	+0% $316	+5% $355	+10% $394
Rate	-1.0pp $355	-0.5pp $335	base $316	+0.5pp $295	+1.0pp $275

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.46mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	0.47mi
4540 Crown Ave Unit 93 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	44d	1	0.47mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	19d	1	0.47mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	44d	1	0.47mi
4540 Crown Ave Unit 85 Baton Rouge, LA	2.0	1.0	700	$850	$1.21	44d	1	0.47mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	24d	1	0.76mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	44d	1	0.78mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	15d	1	0.78mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	44d	1	0.78mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	44d	1	0.78mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	24d	1	0.93mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	15d	1	0.99mi
8210 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	765	$920	$1.20	15d	1	1.16mi
8280 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	745	$1,148	$1.54	15d	1	1.22mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	44d	1	1.25mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	1.43mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	24d	26	1.47mi

Listing history 8 events

1. 2025-11-24
   price $78,000 280-char remark

   Show marketing remark (286 chars)

   This 2 bedroom, 2 bathroom home with a bonus room offers a fantastic opportunity for investors or first-time buyers alike! Conveniently located and competitively priced, this is the perfect chance to add value and build equity. Don’t miss out on this great investment opportunity!

2. 2025-11-24
   price $78,000 286-char remark

   Show marketing remark (286 chars)

   This 2 bedroom, 2 bathroom home with a bonus room offers a fantastic opportunity for investors or first-time buyers alike! Conveniently located and competitively priced, this is the perfect chance to add value and build equity. Don’t miss out on this great investment opportunity!

3. 2025-10-09
   price $85,000 280-char remark

   Show marketing remark (286 chars)

   This 2 bedroom, 2 bathroom home with a bonus room offers a fantastic opportunity for investors or first-time buyers alike! Conveniently located and competitively priced, this is the perfect chance to add value and build equity. Don’t miss out on this great investment opportunity!

4. 2025-10-09
   price $85,000 286-char remark

   Show marketing remark (286 chars)

   This 2 bedroom, 2 bathroom home with a bonus room offers a fantastic opportunity for investors or first-time buyers alike! Conveniently located and competitively priced, this is the perfect chance to add value and build equity. Don’t miss out on this great investment opportunity!

5. 2025-07-18
   status Active 286-char remark

   Show marketing remark (286 chars)

   This 2 bedroom, 2 bathroom home with a bonus room offers a fantastic opportunity for investors or first-time buyers alike! Conveniently located and competitively priced, this is the perfect chance to add value and build equity. Don’t miss out on this great investment opportunity!

6. 2025-07-03
   status Pending 286-char remark

   Show marketing remark (286 chars)

   This 2 bedroom, 2 bathroom home with a bonus room offers a fantastic opportunity for investors or first-time buyers alike! Conveniently located and competitively priced, this is the perfect chance to add value and build equity. Don’t miss out on this great investment opportunity!

7. 2025-06-02
   listed $89,000 Active 286-char remark

   Show marketing remark (280 chars)

   This 2 bedroom, 2 bathroom home with a bonus room offers a fantastic opportunity for investors or first-time buyers alike! Conveniently located and competitively priced, this is the perfect chance to add value and build equity. Don't miss out on this great investment opportunity!

8. 2025-06-02
   listed $89,000 Active 280-char remark

   Show marketing remark (280 chars)

   This 2 bedroom, 2 bathroom home with a bonus room offers a fantastic opportunity for investors or first-time buyers alike! Conveniently located and competitively priced, this is the perfect chance to add value and build equity. Don't miss out on this great investment opportunity!

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $429 · $36/mo
• Expected delta: +$89/yr (+$7/mo · 26.0%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,931
• − Mortgage interest: −$4,369
• − Property taxes: −$340
• − Insurance: −$390
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$2,269
• Taxable income: $2,653
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,150/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

-12.4% since first listed

8 events — show timeline

• 2025-11-24 Price Changed $78,000 AcadianaMLS
• 2025-11-24 Price Changed $78,000 GBRMLS
• 2025-10-09 Price Changed $85,000 AcadianaMLS
• 2025-10-09 Price Changed $85,000 GBRMLS
• 2025-07-18 Relisted — GBRMLS
• 2025-07-03 Pending — GBRMLS
• 2025-06-02 Listed $89,000 GBRMLS
• 2025-06-02 Listed $89,000 AcadianaMLS

Property tax history

+2.4%/yr

Latest (2025): $340 · +4.7% YoY. Source: county tax records.