10030 Brownway Ln · Old Jefferson, LA 70817

$204,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 67 Days on market

Built 1993 5,662 sqft lot $157/sqft · 21% below area Est $273k · 25% 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to comfort and convenience in the heart of Baton Rouge! This charming 3-bedroom, 2-bath home is perfectly situated near a variety of shopping, dining, and everyday essentials, making it an ideal choice for easy living. Step inside to find a functional layout designed for both relaxation and entertaining. Recent updates include a brand-new roof, offering peace of mind for years to come. Outside, enjoy a fully fenced backyard—perfect for pets, gatherings, or simply unwinding in your own private space. An exterior storage building provides extra room for tools, hobbies, or seasonal items. Tucked away on a quiet dead-end street, this home offers minimal traffic and added privacy while still being close to everything Baton Rouge has to offer. Don’t miss your opportunity to own a well-located home with great features at an exceptional value!

Key facts

• 5,662 sq ft lot
• 2 parking spots
• Built 1993

Tags

• FULLY FENCED BACKYARD
• EXTERIOR STORAGE BUILDING
• QUIET DEAD-END STREET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $204k).
• Recommended offer: $192k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.4% in Old Jefferson — 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 73/100 on livability (#36 in LA) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living A; Watch: amenities F, commute F.
• 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.
• Zoned schools: Woodlawn Elementary (math 37% / reading 56%, grade D-, #159 of 646 statewide, top 25%, 718 students, 65% FRL); Woodlawn Middle School (math 20% / reading 39%, grade F, #116 of 218 statewide, top 53%, 887 students, 69% FRL); Woodlawn High School (math 25% / reading 30%, grade F, #133 of 265 statewide, top 51%, 1,527 students, 62% FRL).
• Market conditions: Rents rising (+2.0%/yr); 361 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 67 days — a 6% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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: 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 $191,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.00% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (median comp): $272,635
• List price: $204,000
• Delta: -25.17%
• 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
17828 Barrett Ln	0.19mi	3/2.0	1,271 (-2%)	0mo	$219,900	$173	87
17755 Barrett Ln	0.15mi	3/2.0	1,303 (+0%)	8mo	$215,000	$165	86
17726 Barrett Ln	0.14mi	3/2.0	1,283 (-1%)	12mo	$209,000	$163	81
18406 Jefferson Hwy	0.46mi	3/2.0	1,290 (-1%)	5mo	$197,500	$153	73
17525 Breman Dr	0.61mi	3/2.0	1,330 (+2%)	0mo	$265,000	$199	67
17346 Lake Wisteria Ave	0.42mi	3/2.0	1,383 (+6%)	13mo	$250,000	$181	59
10921 Grace Ln	0.70mi	3/2.0	1,351 (+4%)	7mo	$260,000	$192	55
17725 Nine Oaks Ave	0.53mi	3/2.0	1,450 (+12%)	6mo	$235,000	$162	51
18660 Cherry Oak Dr	0.64mi	3/2.0	1,418 (+9%)	10mo	$240,000	$169	47
17531 Brookfield Ave	0.72mi	4/2.0 (+1)	1,356 (+4%)	11mo	$228,000	$168	45
17558 Diversion Dr	0.66mi	3/2.0	1,439 (+11%)	10mo	$225,000	$156	43
17553 Sugar Mill Ave	0.66mi	3/2.0	1,440 (+11%)	11mo	$250,000	$174	42

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-16,767
• Equity at exit: $30,417

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,020
• Equity at exit: $17,638

Cash invested: $57,120 (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 70817

• Rents YoY: 2.0%
• Active inventory: 361
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$1,070
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $286

Break-even live

Break-even rent $1,684

Max offer price $204,000

Occupancy floor 81%

Sensitivity live

Price	-10% $402	-5% $344	+0% $286	+5% $229	+10% $171
Rent	-10% $125	-5% $206	+0% $286	+5% $367	+10% $448
Rate	-1.0pp $389	-0.5pp $338	base $286	+0.5pp $234	+1.0pp $180

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18585 Lakefield Ave Baton Rouge, LA	3.0	2.0	1616	$2,100	$1.30	20d	1	0.50mi
18482 Lake Iris Ave Baton Rouge, LA	3.0	2.0	1580	$2,895	$1.83	20d	1	0.59mi
18614 Jefferson Hwy Baton Rouge, LA	2.0	1.5	1000	$925	$0.93	16d	1	0.59mi
9113 Alder Dr Baton Rouge, LA	3.0	2.0	1327	$1,700	$1.28	25d	1	1.19mi
17950 Airline Hwy Prairieville, LA	1.0–3.0	1.0–2.0	964	$1,850	$1.92	16d	15	1.28mi
17653 Carlisle Ave Baton Rouge, LA	4.0	2.0	1601	$2,125	$1.33	16d	1	1.29mi
16333 Columns Way Baton Rouge, LA	1.0–3.0	1.0–2.0	1036	$2,050	$1.98	16d	41	1.33mi
8049 S Hendrick Dr Baton Rouge, LA	4.0	2.0	1601	$2,095	$1.31	45d	1	1.34mi
8040 S Hendrick Dr Baton Rouge, LA	3.0	2.0	1618	$2,025	$1.25	45d	1	1.36mi

Listing history 33 events

1. 2026-06-22
   days on market $204,000 Active 67 DOM
2. 2026-06-18
   days on market $204,000 Active 64 DOM
3. 2026-06-17
   days on market $204,000 Active 63 DOM
4. 2026-06-16
   days on market $204,000 Active 62 DOM
5. 2026-06-15
   days on market $204,000 Active 61 DOM
6. 2026-06-14
   days on market $204,000 Active 59 DOM
7. 2026-06-10
   days on market $204,000 Active 56 DOM
8. 2026-06-09
   days on market $204,000 Active 55 DOM
9. 2026-06-08
   days on market $204,000 Active 54 DOM
10. 2026-06-07
    days on market $204,000 Active 53 DOM
11. 2026-06-05
    days on market $204,000 Active 50 DOM
12. 2026-06-03
    days on market $204,000 Active 49 DOM
13. 2026-06-02
    days on market $204,000 Active 48 DOM
14. 2026-06-01
    days on market $204,000 Active 47 DOM
15. 2026-05-31
    days on market $204,000 Active 46 DOM
16. 2026-05-31
    days on market $204,000 Active 45 DOM
17. 2026-04-16
    listed $204,000 Active 872-char remark

    Show marketing remark (872 chars)

    Welcome home to comfort and convenience in the heart of Baton Rouge! This charming 3-bedroom, 2-bath home is perfectly situated near a variety of shopping, dining, and everyday essentials, making it an ideal choice for easy living. Step inside to find a functional layout designed for both relaxation and entertaining. Recent updates include a brand-new roof, offering peace of mind for years to come. Outside, enjoy a fully fenced backyard—perfect for pets, gatherings, or simply unwinding in your own private space. An exterior storage building provides extra room for tools, hobbies, or seasonal items. Tucked away on a quiet dead-end street, this home offers minimal traffic and added privacy while still being close to everything Baton Rouge has to offer. Don’t miss your opportunity to own a well-located home with great features at an exceptional value!

18. 2026-04-15
    listed $204,000 Active 861-char remark

    Show marketing remark (861 chars)

    Welcome home to comfort and convenience in the heart of Baton Rouge! This charming 3-bedroom, 2-bath home is perfectly situated near a variety of shopping, dining, and everyday essentials, making it an ideal choice for easy living. Step inside to find a functional layout designed for both relaxation and entertaining. Recent updates include a brand-new roof, offering peace of mind for years to come. Outside, enjoy a fully fenced backyard--perfect for pets, gatherings, or simply unwinding in your own private space. An exterior storage building provides extra room for tools, hobbies, or seasonal items. Tucked away on a quiet dead-end street, this home offers minimal traffic and added privacy while still being close to everything Baton Rouge has to offer. Don't miss your opportunity to own a well-located home with great features at an exceptional value!

19. 2021-02-23
    soldstatus $185,000
20. 2021-02-19
    soldstatus Sold
21. 2020-12-07
    status Pending
22. 2020-12-03
    listed $185,000 Active
23. 2020-12-03
    listed $185,000
24. 2020-11-30
    historical
25. 2020-11-10
    status Pending
26. 2020-11-09
    listed $185,000 Active
27. 2020-11-09
    listed $185,000
28. 2017-10-27
    soldstatus $170,000
29. 2017-10-26
    soldstatus Sold
30. 2017-09-25
    status Pending
31. 2017-09-22
    listed $170,000 Active
32. 2017-09-22
    listed $170,000
33. 2005-08-02
    soldstatus $125,000

ⓘ 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: $2,108 · $176/mo
• Projected year-2 tax: $2,108 · $176/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,561
• − Mortgage interest: −$11,427
• − Property taxes: −$2,108
• − Insurance: −$1,020
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$5,935
• Taxable income: $142
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $3,404/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 — Old Jefferson

• Score: 73/100
• State rank: #36
• US rank: #5501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Jefferson, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 33,482
• Household income: $102,639
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 755.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 21% Two or more races 9% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 91% English-only · Spanish 3% Arabic 1% Vietnamese 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: ▼ -149.27%
• Current HPI: 170.6826
• Rent YoY: ▲ 2.05%
• 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

+63.2% since first listed

17 events — show timeline

• 2026-04-16 Listed $204,000 GBRMLS
• 2026-04-15 Listed $204,000 AcadianaMLS
• 2021-02-23 Sold (Public Records) $185,000 Public Records
• 2021-02-19 Sold (MLS) — GBRMLS
• 2020-12-07 Pending — GBRMLS
• 2020-12-03 Listed $185,000 AcadianaMLS
• 2020-12-03 Listed $185,000 GBRMLS
• 2020-11-30 Delisted — GBRMLS
• 2020-11-10 Pending — GBRMLS
• 2020-11-09 Listed $185,000 AcadianaMLS
• 2020-11-09 Listed $185,000 GBRMLS
• 2017-10-27 Sold (Public Records) $170,000 Public Records
• 2017-10-26 Sold (MLS) — GBRMLS
• 2017-09-25 Pending — GBRMLS
• 2017-09-22 Listed $170,000 GBRMLS
• 2017-09-22 Listed $170,000 AcadianaMLS
• 2005-08-02 Sold (Public Records) $125,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $2,108 · -0.5% YoY. Source: county tax records.