13764 Kenner Ave Unit A · Village St. George, LA 70810

$105,000

2 bd · 2.5 ba · 1,193 sqft · Condo public records · 158 Days on market

Built 1984 $88/sqft · 16% below area Est $122k · 14% under $150/mo HOA · 13% of rent

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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 +19.3/30.0
• ARV discount +13.7/15.0
• 1% rule +6.3/10.0
• DSCR +6.1/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This condominium is conveniently located off of Perkins Road near Siegen Lane. The floor plan allows you to relax by the fireplace, take a break in the courtyard and choose how you want to enjoy breakfast either by the breakfast bar or at the formal dining table. It DID NOT flood in 2016 or 2021. The property is in flood zone X so flood insurance is not required.

Key facts

• Formal dining table
• Courtyard
• Breakfast bar

Tags

• FIREPLACE
• COURTYARD
• BREAKFAST BAR
• FORMAL DINING TABLE

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $105k.

Deal economics

• At list price, monthly cash flow is $115 ($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: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.9% in Village St. George — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 flat; 625 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent is only 16% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 158 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.
• Current owner paid $50k; list at $105k implies a 110% 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 7.3

CMA / ARV

• ARV (median comp): $121,723
• List price: $105,000
• Delta: -13.74%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.68% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.58×
• Total profit: $-12,339
• Equity at exit: $15,656

10-year hold

• IRR: -7.0%
• Equity multiple: 0.60×
• Total profit: $-11,650
• 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 70810

• Rents YoY: 0.7%
• Active inventory: 625
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$551
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$44
• HOA: −$150
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $115

Break-even live

Break-even rent $1,046

Max offer price $105,000

Occupancy floor 85%

Sensitivity live

Price	-10% $174	-5% $145	+0% $115	+5% $85	+10% $55
Rent	-10% $21	-5% $68	+0% $115	+5% $162	+10% $209
Rate	-1.0pp $168	-0.5pp $142	base $115	+0.5pp $88	+1.0pp $60

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13650 Kenner Ave Unit 13650A Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	44d	1	0.08mi
13621 Kenner Ave Unit 13621D Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	24d	1	0.12mi
13610 Kenner Ave Unit 13610D Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	44d	1	0.12mi
8933 Baronne Dr Baton Rouge, LA	3.0	2.0	1386	$1,450	$1.05	44d	1	0.43mi
7317 Meadow Park Ave Baton Rouge, LA	3.0	2.0	1251	$1,600	$1.28	44d	1	0.47mi
7047 Meadow Park Avennue Baton Rouge, LA	3.0	2.0	1100	$1,150	$1.05	44d	1	0.52mi
8363 Siegen Ln Baton Rouge, LA	1.0–3.0	1.0–1.5	741	$1,056	$1.43	14d	4	0.62mi
1345 Bullrush Dr Baton Rouge, LA	3.0	2.0	1294	$1,800	$1.39	14d	1	0.70mi
9645 Siegen Ln Baton Rouge, LA	2.0	2.0	1100	$1,350	$1.23	44d	1	0.83mi
9849 Siegen Ln Baton Rouge, LA	2.0	2.5	1260	$1,575	$1.25	14d	1	0.94mi
9843 Siegen Ln Baton Rouge, LA	2.0	2.5	1225	$1,500	$1.22	44d	1	0.95mi
1741 Twisted Oak Ln Baton Rouge, LA	3.0	2.0	1368	$1,825	$1.33	44d	1	1.18mi
11580 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	1000	$1,392	$1.39	14d	11	1.30mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $105,000 Active 158 DOM
2. 2026-06-17
   days on market $105,000 Active 157 DOM
3. 2026-06-16
   days on market $105,000 Active 156 DOM
4. 2026-06-15
   days on market $105,000 Active 155 DOM
5. 2026-06-14
   days on market $105,000 Active 153 DOM
6. 2026-06-10
   days on market $105,000 Active 150 DOM
7. 2026-06-09
   days on market $105,000 Active 149 DOM
8. 2026-06-08
   days on market $105,000 Active 148 DOM
9. 2026-06-07
   days on market $105,000 Active 147 DOM
10. 2026-06-05
    days on market $105,000 Active 144 DOM
11. 2026-06-03
    days on market $105,000 Active 143 DOM
12. 2026-06-02
    days on market $105,000 Active 142 DOM
13. 2026-06-01
    days on market $105,000 Active 141 DOM
14. 2026-05-31
    days on market $105,000 Active 140 DOM
15. 2026-05-31
    days on market $105,000 Active 139 DOM
16. 2026-02-26
    price $105,000 365-char remark

    Show marketing remark (365 chars)

    This condominium is conveniently located off of Perkins Road near Siegen Lane. The floor plan allows you to relax by the fireplace, take a break in the courtyard and choose how you want to enjoy breakfast either by the breakfast bar or at the formal dining table. It DID NOT flood in 2016 or 2021. The property is in flood zone X so flood insurance is not required.

17. 2026-02-26
    price $105,000 365-char remark

    Show marketing remark (365 chars)

    This condominium is conveniently located off of Perkins Road near Siegen Lane. The floor plan allows you to relax by the fireplace, take a break in the courtyard and choose how you want to enjoy breakfast either by the breakfast bar or at the formal dining table. It DID NOT flood in 2016 or 2021. The property is in flood zone X so flood insurance is not required.

18. 2026-01-12
    listed $110,000 Active 365-char remark

    Show marketing remark (365 chars)

    This condominium is conveniently located off of Perkins Road near Siegen Lane. The floor plan allows you to relax by the fireplace, take a break in the courtyard and choose how you want to enjoy breakfast either by the breakfast bar or at the formal dining table. It DID NOT flood in 2016 or 2021. The property is in flood zone X so flood insurance is not required.

19. 2026-01-11
    listed $110,000 Active 365-char remark

    Show marketing remark (365 chars)

    This condominium is conveniently located off of Perkins Road near Siegen Lane. The floor plan allows you to relax by the fireplace, take a break in the courtyard and choose how you want to enjoy breakfast either by the breakfast bar or at the formal dining table. It DID NOT flood in 2016 or 2021. The property is in flood zone X so flood insurance is not required.

20. 2021-10-11
    soldstatus $50,000
21. 2021-09-01
    historical
22. 2021-08-24
    status Pending
23. 2021-08-19
    status Active
24. 2021-08-11
    historical
25. 2021-07-26
    price $69,900
26. 2021-06-23
    listed $74,900 Active
27. 2021-06-23
    listed $69,900
28. 2018-08-30
    soldstatus $73,000
29. 2016-04-18
    soldstatus $73,000

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $984 · $82/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 · 22 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,298
• − Mortgage interest: −$5,882
• − Property taxes: −$984
• − Insurance: −$525
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − HOA: −$1,800
• − Depreciation: −$3,055
• Taxable loss: −$236
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $1,435/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 — Village St. George

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Village St. George, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 42,659
• Household income: $92,098
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1106.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 55% Black 29% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Slovak 2% Scottish 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -117.55%
• Current HPI: 172.7593
• Rent YoY: ▲ 0.68%
• 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

+43.8% since first listed

14 events — show timeline

• 2026-02-26 Price Changed $105,000 AcadianaMLS
• 2026-02-26 Price Changed $105,000 GBRMLS
• 2026-01-12 Listed $110,000 GBRMLS
• 2026-01-11 Listed $110,000 AcadianaMLS
• 2021-10-11 Sold (Public Records) $50,000 Public Records
• 2021-09-01 Delisted — GBRMLS
• 2021-08-24 Pending — GBRMLS
• 2021-08-19 Relisted — GBRMLS
• 2021-08-11 Delisted — GBRMLS
• 2021-07-26 Price Changed $69,900 GBRMLS
• 2021-06-23 Listed $69,900 AcadianaMLS
• 2021-06-23 Listed $74,900 GBRMLS
• 2018-08-30 Sold (Public Records) $73,000 Public Records
• 2016-04-18 Sold (Public Records) $73,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $984 · -0.5% YoY. Source: county tax records.