984 W Mckinley St · Baton Rouge, LA 70802

$105,000

3 bd · 2.0 ba · 975 sqft · SingleFamily public records · 58 Days on market

Built 1991 0.90 ac lot $108/sqft · 9% above area Est $104k · at est.

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.2/15.0
• 1% rule +5.7/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this Great investment property or 1st time home buyer. No Carpet, concrete flooring in bedrooms. All appliances remain in kitchen. Inside laundry. Property located a few blocks away from LSU; great location. Seller to make no repairs!

Key facts

• Great location
• Concrete flooring
• Inside laundry

Tags

• CONCRETE FLOORING
• INSIDE LAUNDRY
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 rising fast (+6.6%/yr); 188 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 39% of the median local income ($34k/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 $726 of loan paydown is wiped out by about $3k 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 58 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 26y 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

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.07% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $104,347
• List price: $105,000
• Delta: 0.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
994 W Mc Kinley St	0.01mi	3/2.0	1,072 (+10%)	9mo	$101,000	$94	75
839 W Mckinley St	0.15mi	2/1.0 (-1)	888 (-9%)	2mo	$118,000	$133	68
432 W Grant St	0.43mi	3/1.0	941 (-4%)	4mo	$78,000	$83	67
1376 W Chimes St	0.38mi	3/2.0	975 (0%)	22mo	$112,500	$115	63
985 W Grant St	0.07mi	3/1.0	912 (-6%)	22mo	$59,000	$65	63
1242 Aster St	0.29mi	3/2.0	1,066 (+9%)	11mo	$107,500	$101	62
864 Iris St	0.23mi	2/1.0 (-1)	864 (-11%)	2mo	$105,000	$122	60
569 E Buchanan St	0.73mi	3/2.0	1,074 (+10%)	17mo	$45,000	$42	35
314 Alice St	0.72mi	3/2.0	1,120 (+15%)	17mo	$129,000	$115	28

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.77×
• Total profit: $-6,635
• Equity at exit: $15,656

10-year hold

• IRR: 8.0%
• Equity multiple: 1.71×
• Total profit: $20,891
• Equity at exit: $9,078

Cash invested: $29,400 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,122 high
• Mortgage (P&I): −$551
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$44
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $96

Break-even live

Break-even rent $1,000

Max offer price $105,000

Occupancy floor 86%

Sensitivity live

Price	-10% $156	-5% $126	+0% $96	+5% $66	+10% $37
Rent	-10% $8	-5% $52	+0% $96	+5% $140	+10% $185
Rate	-1.0pp $149	-0.5pp $123	base $96	+0.5pp $69	+1.0pp $41

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1130 Aster St Baton Rouge, LA	2.0	1.0	652	$695	$1.07	44d	1	0.27mi
1136 Aster St Baton Rouge, LA	2.0	1.0	700	$695	$0.99	44d	1	0.27mi
1212 Aster St Unit 1136 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	24d	1	0.28mi
1212 Aster St Unit 1132 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	44d	1	0.28mi
3003 River Rd Baton Rouge, LA	1.0–2.0	1.0	670	$1,099	$1.64	15d	18	0.38mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	44d	1	0.50mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	24d	1	0.50mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	15d	1	0.66mi
279 Chatsworth St Baton Rouge, LA	2.0	2.0	840	$1,250	$1.49	44d	1	0.66mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,696	$2.11	15d	28	0.70mi
3005 Highland Rd Unit 5A Baton Rouge, LA	2.0	1.0	810	$850	$1.05	44d	1	0.74mi
3101 Highland Rd Baton Rouge, LA	2.0	1.0	955	$1,038	$1.09	15d	2	0.77mi
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	44d	1	0.98mi
417 E State St Baton Rouge, LA	3.0	1.0–2.0	849	$1,350	$1.59	15d	26	0.98mi
1538 Fig St Baton Rouge, LA	3.0	1.0	1100	$1,100	$1.00	24d	1	1.18mi
648 Penalver St Unit 2 Baton Rouge, LA	2.0	1.0	1000	$1,200	$1.20	15d	1	1.26mi
636 Napoleon St Baton Rouge, LA	2.0	1.0	1065	$1,650	$1.55	15d	1	1.30mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	24d	1	1.37mi
1702 Terrace Ave Baton Rouge, LA	4.0	2.0	1117	$1,400	$1.25	24d	1	1.37mi

Listing history 40 events

1. 2026-06-18
   days on market $105,000 Active 58 DOM
2. 2026-06-17
   days on market $105,000 Active 57 DOM
3. 2026-06-16
   days on market $105,000 Active 56 DOM
4. 2026-06-15
   days on market $105,000 Active 55 DOM
5. 2026-06-14
   days on market $105,000 Active 53 DOM
6. 2026-06-10
   days on market $105,000 Active 50 DOM
7. 2026-06-09
   days on market $105,000 Active 49 DOM
8. 2026-06-08
   days on market $105,000 Active 48 DOM
9. 2026-06-07
   days on market $105,000 Active 47 DOM
10. 2026-06-05
    days on market $105,000 Active 44 DOM
11. 2026-06-03
    days on market $105,000 Active 43 DOM
12. 2026-06-02
    days on market $105,000 Active 42 DOM
13. 2026-06-01
    days on market $105,000 Active 41 DOM
14. 2026-05-31
    days on market $105,000 Active 40 DOM
15. 2026-05-31
    days on market $105,000 Active 39 DOM
16. 2026-04-21
    listed $105,000 Active 244-char remark

    Show marketing remark (247 chars)

    Check out this Great investment property or 1st time home buyer. No Carpet, concrete flooring in bedrooms. All appliances remain in kitchen. Inside laundry. Property located a few blocks away from LSU; great location. Seller to make no repairs!

17. 2026-04-21
    listed $105,000 Active 247-char remark

    Show marketing remark (247 chars)

    Check out this Great investment property or 1st time home buyer. No Carpet, concrete flooring in bedrooms. All appliances remain in kitchen. Inside laundry. Property located a few blocks away from LSU; great location. Seller to make no repairs!

18. 2025-06-03
    price $110,000
19. 2025-06-03
    price $110,000
20. 2025-04-30
    listed $119,000 Active
21. 2025-04-30
    listed $119,000 Active
22. 2023-03-23
    historical
23. 2023-03-03
    status Pending
24. 2022-09-19
    listed $100,000 Active
25. 2022-09-19
    listed $100,000
26. 2020-08-05
    soldstatus
27. 2020-07-12
    listed $1,000
28. 2018-06-04
    soldstatus
29. 2018-03-26
    listed $1,000
30. 2017-05-24
    historical
31. 2017-02-15
    listed $110,000 Active
32. 2017-02-15
    listed $110,000
33. 2013-12-05
    soldstatus
34. 2013-08-13
    listed $36,000
35. 2013-08-13
    listed $36,000
36. 2000-07-19
    soldstatus
37. 2000-07-18
    soldstatus
38. 2000-05-26
    listed $50,000
39. 2000-05-26
    listed $50,000
40. 2000-02-03
    listed $50,000

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $848 · $71/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 4/10 Moderate FEMA zone A · 20% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,464
• − Mortgage interest: −$5,882
• − Property taxes: −$848
• − Insurance: −$2,027
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$3,055
• Taxable loss: −$501
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $1,274/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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 1% Other Indo-European 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

+110.0% since first listed

25 events — show timeline

• 2026-04-21 Listed $105,000 GBRMLS
• 2026-04-21 Listed $105,000 AcadianaMLS
• 2025-06-03 Price Changed $110,000 AcadianaMLS
• 2025-06-03 Price Changed $110,000 GBRMLS
• 2025-04-30 Listed $119,000 GBRMLS
• 2025-04-30 Listed $119,000 AcadianaMLS
• 2023-03-23 Delisted — GBRMLS
• 2023-03-03 Pending — GBRMLS
• 2022-09-19 Listed $100,000 AcadianaMLS
• 2022-09-19 Listed $100,000 GBRMLS
• 2020-08-05 Sold (MLS) — GBRMLS
• 2020-07-12 Listed $1,000 GBRMLS
• 2018-06-04 Sold (MLS) — GBRMLS
• 2018-03-26 Listed $1,000 GBRMLS
• 2017-05-24 Delisted — GBRMLS
• 2017-02-15 Listed $110,000 GBRMLS
• 2017-02-15 Listed $110,000 AcadianaMLS
• 2013-12-05 Sold (MLS) — GBRMLS
• 2013-08-13 Listed $36,000 GBRMLS
• 2013-08-13 Listed $36,000 AcadianaMLS
• 2000-07-19 Sold (Public Records) — Public Records
• 2000-07-18 Sold (MLS) — GBRMLS
• 2000-05-26 Listed $50,000 GBRMLS
• 2000-05-26 Listed $50,000 AcadianaMLS
• 2000-02-03 Listed $50,000 AcadianaMLS

Property tax history

+2.7%/yr

Latest (2025): $848 · +4.5% YoY. Source: county tax records.