2382 Ory Dr · Brusly, LA 70719

$240,000

3 bd · 2.0 ba · 1,546 sqft · SingleFamily · 212 Days on market

Built 1994 0.31 ac lot $155/sqft · 16% below area Est $286k · 16% under

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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 +17.4/30.0
• ARV discount +14.7/15.0
• DSCR +5.4/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Price Improvement" Check out this listing in the heart of Brusly! This beautifully maintained 3BR/2BA could be yours. This home offers the perfect balance of tranquility and convenience. Freshly painted and move in ready. Seller will contribute towards closing cost. Schedule your showing today!! **NO FLOOD INSURANCE REQUIRED**

Key facts

• 0.31 acre lot
• Built 1994
• Listed 212 days

Tags

• NO FLOOD INSURANCE REQUIRED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (11.0% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#115 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• West Baton Rouge Parish (suburban): math 27% / reading 40% proficiency, ranked #35 of 98 in LA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 32 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 144 units permitted in West Baton Rouge Parish in 2024 (0 in 5+ unit buildings).

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.
• West Baton Rouge County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $240k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.89% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.19%
• DSCR: 1.14
• GRM: 9.4

CMA / ARV

• ARV (median comp): $285,657
• List price: $240,000
• Delta: -15.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2209 Live Oak Dr	0.08mi	3/2.0	1,681 (+9%)	4mo	$269,900	$161	78
2434 Orleans Quarters Dr	0.34mi	3/2.0	1,689 (+9%)	3mo	$280,000	$166	67
2250 Allene St	0.26mi	3/2.0	1,683 (+9%)	11mo	$220,000	$131	64
2037 Live Oak Dr	0.17mi	3/2.5	1,745 (+13%)	9mo	$233,000	$134	61
3250 Orleans Quarters Dr	0.62mi	3/2.0	1,689 (+9%)	0mo	$284,900	$169	55
1671 Allene St	0.44mi	3/2.0	1,394 (-10%)	18mo	$259,500	$186	48
1643 Orleans Quarters Dr	0.46mi	3/2.0	1,754 (+14%)	16mo	$310,000	$177	43
3230 Orleans Quarters Dr	0.60mi	3/2.0	1,732 (+12%)	22mo	$285,000	$165	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.3%
• Equity multiple: 0.59×
• Total profit: $-27,580
• Equity at exit: $35,785

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-9,620
• Equity at exit: $20,751

Cash invested: $67,200 (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 70719

• Home prices YoY: -31.6%
• Active inventory: 32
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$149 /mo · $1,794/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $179

Break-even live

Break-even rent $1,909

Max offer price $240,000

Occupancy floor 87%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 River Mill Dr Brusly, LA	3.0	2.0	1393	$2,150	$1.54	14d	1	1.10mi
4414 Olivia Dr Addis, LA	3.0	2.0	1642	$2,300	$1.40	23d	1	1.44mi
3476 Sweetwater Blvd Addis, LA	1.0–3.0	1.0–2.0	1095	$1,886	$1.72	14d	31	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $240,000 Active 212 DOM
2. 2026-06-17
   days on market $240,000 Active 211 DOM
3. 2026-06-16
   days on market $240,000 Active 210 DOM
4. 2026-06-15
   days on market $240,000 Active 209 DOM
5. 2026-06-14
   days on market $240,000 Active 207 DOM
6. 2026-06-13
   days on market $240,000 Active 206 DOM
7. 2026-06-10
   days on market $240,000 Active 204 DOM
8. 2026-06-09
   days on market $240,000 Active 203 DOM
9. 2026-06-08
   days on market $240,000 Active 202 DOM
10. 2026-06-07
    days on market $240,000 Active 201 DOM
11. 2026-06-03
    days on market $240,000 Active 197 DOM
12. 2026-06-02
    days on market $240,000 Active 196 DOM
13. 2026-06-01
    days on market $240,000 Active 195 DOM
14. 2026-05-31
    days on market $240,000 Active 194 DOM
15. 2026-05-31
    days on market $240,000 Active 193 DOM
16. 2026-04-01
    price $240,000 339-char remark

    Show marketing remark (346 chars)

    "Price Improvement" Check out this listing in the heart of Brusly! This beautifully maintained 3BR/2BA could be yours. This home offers the perfect balance of tranquility and convenience. Freshly painted and move in ready. Seller will contribute towards closing cost. Schedule your showing today!! * * NO FLOOD INSURANCE REQUIRED * *

17. 2026-04-01
    price $240,000 346-char remark

    Show marketing remark (346 chars)

    "Price Improvement" Check out this listing in the heart of Brusly! This beautifully maintained 3BR/2BA could be yours. This home offers the perfect balance of tranquility and convenience. Freshly painted and move in ready. Seller will contribute towards closing cost. Schedule your showing today!! * * NO FLOOD INSURANCE REQUIRED * *

18. 2026-01-05
    price $255,000 339-char remark

    Show marketing remark (346 chars)

    "Price Improvement" Check out this listing in the heart of Brusly! This beautifully maintained 3BR/2BA could be yours. This home offers the perfect balance of tranquility and convenience. Freshly painted and move in ready. Seller will contribute towards closing cost. Schedule your showing today!! * * NO FLOOD INSURANCE REQUIRED * *

19. 2026-01-05
    price $255,000 346-char remark

    Show marketing remark (346 chars)

    "Price Improvement" Check out this listing in the heart of Brusly! This beautifully maintained 3BR/2BA could be yours. This home offers the perfect balance of tranquility and convenience. Freshly painted and move in ready. Seller will contribute towards closing cost. Schedule your showing today!! * * NO FLOOD INSURANCE REQUIRED * *

20. 2025-11-18
    price $265,000 346-char remark

    Show marketing remark (346 chars)

    "Price Improvement" Check out this listing in the heart of Brusly! This beautifully maintained 3BR/2BA could be yours. This home offers the perfect balance of tranquility and convenience. Freshly painted and move in ready. Seller will contribute towards closing cost. Schedule your showing today!! * * NO FLOOD INSURANCE REQUIRED * *

21. 2025-11-18
    listed $265,000 Active 339-char remark

    Show marketing remark (346 chars)

    "Price Improvement" Check out this listing in the heart of Brusly! This beautifully maintained 3BR/2BA could be yours. This home offers the perfect balance of tranquility and convenience. Freshly painted and move in ready. Seller will contribute towards closing cost. Schedule your showing today!! * * NO FLOOD INSURANCE REQUIRED * *

22. 2025-11-18
    listed $257,000 Active 346-char remark

    Show marketing remark (346 chars)

    "Price Improvement" Check out this listing in the heart of Brusly! This beautifully maintained 3BR/2BA could be yours. This home offers the perfect balance of tranquility and convenience. Freshly painted and move in ready. Seller will contribute towards closing cost. Schedule your showing today!! * * NO FLOOD INSURANCE REQUIRED * *

23. 2005-03-01
    soldstatus $99,646
24. 2005-02-25
    soldstatus
25. 2004-10-21
    listed $94,900
26. 2004-10-21
    listed $94,900

ⓘ 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: $1,794 · $149/mo
• Projected year-2 tax: $1,794 · $149/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,619
• − Mortgage interest: −$13,444
• − Property taxes: −$1,794
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$6,982
• Taxable loss: −$1,899
• Est. tax savings @ 24.0%: +$456
• After-tax cash flow: $2,598/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: West Baton Rouge Parish
• NCES district ID: 2201920
• Math proficiency: 27% ▼ -39.00%
• Reading proficiency: 40% ▼ -36.00%
• Median HH income: $52,141
• Composite: 29.26/100
• National rank: #6562
• State rank: #35 of 98 in LA

Livability — Brusly

• Score: 66/100
• State rank: #115
• US rank: #11213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brusly, LA
• Population (ZIP): 4,317

Population outlook (West Baton Rouge County) Hauer SSP2

• Today (2025): 28,932 people
• By 2030: 30,562 · +5.6%
• By 2040: 33,604 · +16.1%
• By 2050: 36,324 · +25.5%
• By 2075: 42,619 · +47.3%
• By 2100: 45,321 · +56.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Hispanic / Latino 12% Two or more races 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 10% Italian 1% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · West Baton Rouge

• 2024 margin: R (+11.7) · D 43.4% · R 55.1% · Other 1.4%
• 2008→2024 swing: +1.9pp toward D · 2008: -13.6pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+10.5 2016: R+12.2 2012: R+9.6 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.35%
• Current HPI: 167.6235
• Rent YoY: —
• Metro: —
• 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

+152.9% since first listed

11 events — show timeline

• 2026-04-01 Price Changed $240,000 AcadianaMLS
• 2026-04-01 Price Changed $240,000 GBRMLS
• 2026-01-05 Price Changed $255,000 AcadianaMLS
• 2026-01-05 Price Changed $255,000 GBRMLS
• 2025-11-18 Price Changed $265,000 GBRMLS
• 2025-11-18 Listed $257,000 GBRMLS
• 2025-11-18 Listed $265,000 AcadianaMLS
• 2005-03-01 Sold (Public Records) $99,646 Public Records
• 2005-02-25 Sold (MLS) — GBRMLS
• 2004-10-21 Listed $94,900 GBRMLS
• 2004-10-21 Listed $94,900 AcadianaMLS

Property tax history

+4.6%/yr

Latest (2025): $1,794 · +2.0% YoY. Source: county tax records.