TBD Brookstown Dr · Baton Rouge, LA 70805

$750,000

None bd · None ba · — sqft · MultiFamily · 40 Days on market

Poor condition ↓ 16% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Rare opportunity to acquire a multi-property investment portfolio featuring a mix of multifamily and commercial assets. Portfolio includes: 4171 W Brookstown (Parcel 399930) - 16 units (8 - 2BR/1BA, 8 - 1BR/1BA) Adjacent Vacant Lot (Parcel 399949) - 42 x 115 5659 Prescott Rd (Parcel 399973) - 8 units (4 - 2BR/2BA, 4 - 1BR/1BA) 5661 Prescott Rd (Parcel 399922) - 8 units (4 - 2BR/2BA, 4 - 1BR/1BA) 5725 Prescott Rd (Parcel 463175) - commercial building (~2,000 sq ft) Adjacent Commercial Lot (Parcel 463167) - 50 x 190, zoned commercial All properties must be sold together. Properties require full renovations and present a strong value-add rental investment opportunity with significant upside potential. All units provide ample parking space. There is also a washeteria . Buildings are currently boarded, and seller will be responsible for unboarding--serious buyers only. Seller is motivated but will not consider low or unrealistic offers. Interior access will be granted after an accepted offer, contingent upon inspection, along with submission of proof of funds or a bank pre-approval letter for a construction/renovation loan. Measurements are not warranted by owner or realtor.

Key facts

• 32 parking spots
• Listed 40 days

Property features AI

Exterior

• Parking: 32 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family (apartment complex, 5+ units)
• Construction: Brick construction; Other foundation

Interior

• Kitchen: Electric cooktop
• Heating & cooling: No heating; No cooling
• Interior features: Electric cooktop

What this means for you Summary

Snapshot

• This is a multifamily listed at $750k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $5k ($61k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $750k).
• Recommended offer: $728k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $12,967/mo this rent would consume 613% 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 $5k of loan paydown is wiped out by about $22k 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 $210k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $138k (16%) 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 $727,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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: 1.73% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.92%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $152,243
• List price: $750,000
• Delta: 392.63%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4271 W Brookstown Dr	0.09mi	—/—	5,176	11mo	$325,000	$63	74
6164-6166 Cyrus Ave	0.37mi	—/—	1,594	10mo	$125,000	$78	62
3256/3258 Blackwell Dr	0.66mi	—/—	1,642	16mo	$124,000	$76	44

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: 19.8%
• Equity multiple: 1.78×
• Total profit: $162,990
• Equity at exit: $111,827

10-year hold

• IRR: 26.0%
• Equity multiple: 2.96×
• Total profit: $410,913
• Equity at exit: $64,846

Cash invested: $210,000 (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: 70.6×

Monthly cashflow live

• Estimated rent: $12,967 high
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$938 /mo · $11,250/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,723
• Net cashflow: $5,061

Break-even live

Break-even rent $6,561

Max offer price $750,000

Occupancy floor 56%

16-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	2	1	$7,088
▸ 8× units	1	1	$5,880
Total (16 units)			$12,967

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5515 Prescott Rd Baton Rouge, LA	1.0	1.0	457	$615	$1.35	44d	32	0.02mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	23d	26	0.06mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	14d	20	0.10mi
3942 W Brookstown Dr Baton Rouge, LA	1.0	1.0	650	$675	$1.04	44d	3	0.20mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	44d	1	0.24mi
4592 Victoria Dr Baton Rouge, LA	3.0	1.0	—	$1,200	—	23d	1	0.33mi
4358 N Foster Dr Apt B Baton Rouge, LA	2.0	1.0	434	$595	$1.37	23d	1	0.35mi
4358 N Foster Dr Apt B Baton Rouge, LA	2.0	1.0	434	$595	$1.37	44d	1	0.35mi
3782 Eleanor Dr Baton Rouge, LA	2.0	1.0	—	$800	—	14d	1	0.36mi
4882 Mohican St Baton Rouge, LA	3.0	1.0	—	$850	—	23d	1	0.49mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	23d	1	0.58mi
6454 Airline Hwy Unit 104 Baton Rouge, LA	3.0	2.0	—	$1,259	—	44d	1	0.61mi
6454 Airline Hwy Unit 102 Baton Rouge, LA	2.0	2.0	—	$896	—	44d	1	0.61mi
6454 Airline Hwy Unit 103 Baton Rouge, LA	3.0	2.0	—	$1,029	—	44d	1	0.61mi
3258 Blackwell Dr Baton Rouge, LA	1.0	1.0	562	$750	$1.33	23d	1	0.63mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	0.65mi
6454 Airline Hwy Baton Rouge, LA	2.0	2.0	—	$846	—	23d	1	0.66mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	0.69mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	23d	1	0.74mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	19d	1	0.77mi
4115 Mohican Prescot Crossover Baton Rouge, LA	1.0	1.0	—	$756	—	44d	1	0.81mi
4115 Mohican-Prescott Crossover Unit 103 Baton Rouge, LA	2.0	1.0	—	$865	—	44d	1	0.86mi
4115 Mohican-Prescott Crossover Unit 104 Baton Rouge, LA	3.0	2.0	—	$1,050	—	44d	1	0.86mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	23d	1	0.91mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	44d	1	0.91mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	14d	1	0.91mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	44d	1	0.91mi
5665 McClelland Dr Unit 116 Baton Rouge, LA	1.0	1.0	545	$750	$1.38	44d	1	0.91mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	44d	1	0.91mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	23d	1	0.91mi
5665 McClelland Dr Baton Rouge, LA	1.0	1.0	545	$800	$1.47	14d	1	0.91mi
3810 Sherwood St Baton Rouge, LA	2.0	1.0	—	$1,100	—	44d	1	0.97mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	19d	1	1.05mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	23d	1	1.05mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	1.06mi
4049 N 38th St Baton Rouge, LA	3.0	2.0	—	$1,050	—	23d	1	1.09mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,019	$0.96	14d	18	1.15mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	44d	1	1.22mi
2654 Sheldon Dr Baton Rouge, LA	3.0	1.0	1400	$1,200	$0.86	23d	1	1.22mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	44d	1	1.26mi

Listing history 17 events

1. 2026-06-18
   days on market $750,000 Active 40 DOM
2. 2026-06-17
   days on market $750,000 Active 39 DOM
3. 2026-06-16
   days on market $750,000 Active 38 DOM
4. 2026-06-15
   days on market $750,000 Active 37 DOM
5. 2026-06-14
   days on market $750,000 Active 35 DOM
6. 2026-06-10
   days on market $750,000 Active 32 DOM
7. 2026-06-09
   days on market $750,000 Active 31 DOM
8. 2026-06-08
   days on market $750,000 Active 30 DOM
9. 2026-06-07
   days on market $750,000 Active 29 DOM
10. 2026-06-05
    days on market $750,000 Active 26 DOM
11. 2026-06-03
    days on market $750,000 Active 25 DOM
12. 2026-06-02
    days on market $750,000 Active 24 DOM
13. 2026-06-01
    days on market $750,000 Active 23 DOM
14. 2026-05-31
    days on market $750,000 Active 22 DOM
15. 2026-05-31
    days on market $750,000 Active 21 DOM
16. 2026-05-08
    listed $888,000 Active 1267-char remark

    Show marketing remark (1188 chars)

    Rare opportunity to acquire a multi-property investment portfolio featuring a mix of multifamily and commercial assets. Portfolio includes: 4171 W Brookstown (Parcel 399930) - 16 units (8 - 2BR/1BA, 8 - 1BR/1BA) Adjacent Vacant Lot (Parcel 399949) - 42 x 115 5659 Prescott Rd (Parcel 399973) - 8 units (4 - 2BR/2BA, 4 - 1BR/1BA) 5661 Prescott Rd (Parcel 399922) - 8 units (4 - 2BR/2BA, 4 - 1BR/1BA) 5725 Prescott Rd (Parcel 463175) - commercial building (~2,000 sq ft) Adjacent Commercial Lot (Parcel 463167) - 50 x 190, zoned commercial All properties must be sold together. Properties require full renovations and present a strong value-add rental investment opportunity with significant upside potential. All units provide ample parking space. There is also a washeteria . Buildings are currently boarded, and seller will be responsible for unboarding--serious buyers only. Seller is motivated but will not consider low or unrealistic offers. Interior access will be granted after an accepted offer, contingent upon inspection, along with submission of proof of funds or a bank pre-approval letter for a construction/renovation loan. Measurements are not warranted by owner or realtor.

17. 2026-05-08
    listed $888,000 Active 1188-char remark

    Show marketing remark (1188 chars)

    Rare opportunity to acquire a multi-property investment portfolio featuring a mix of multifamily and commercial assets. Portfolio includes: 4171 W Brookstown (Parcel 399930) - 16 units (8 - 2BR/1BA, 8 - 1BR/1BA) Adjacent Vacant Lot (Parcel 399949) - 42 x 115 5659 Prescott Rd (Parcel 399973) - 8 units (4 - 2BR/2BA, 4 - 1BR/1BA) 5661 Prescott Rd (Parcel 399922) - 8 units (4 - 2BR/2BA, 4 - 1BR/1BA) 5725 Prescott Rd (Parcel 463175) - commercial building (~2,000 sq ft) Adjacent Commercial Lot (Parcel 463167) - 50 x 190, zoned commercial All properties must be sold together. Properties require full renovations and present a strong value-add rental investment opportunity with significant upside potential. All units provide ample parking space. There is also a washeteria . Buildings are currently boarded, and seller will be responsible for unboarding--serious buyers only. Seller is motivated but will not consider low or unrealistic offers. Interior access will be granted after an accepted offer, contingent upon inspection, along with submission of proof of funds or a bank pre-approval letter for a construction/renovation loan. Measurements are not warranted by owner or realtor.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $155,604
• − Mortgage interest: −$42,012
• − Property taxes: −$11,250
• − Insurance: −$3,750
• − Repairs & maintenance: −$12,448
• − Management: −$12,448
• − Depreciation: −$21,818
• Taxable income: $51,878
• Est. tax owed @ 24.0%: −$12,451
• After-tax cash flow: $48,280/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.

Condition & rehab AI · 14 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs, including roof, exterior walls, flooring, interior walls, and HVAC systems. Landscaping and fencing improvements can also increase rental value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major exterior walls — The exterior walls are in poor condition, with visible damage and peeling paint.
• Major flooring — The flooring appears to be in poor condition, with visible damage and potential structural issues.
• Major interior walls — The interior walls appear to be in poor condition, with visible damage and peeling paint.
• Major HVAC and mechanical systems — The HVAC and mechanical systems appear to be in poor condition, with visible damage and potential issues.

Value-add opportunities

• Resale renovate roof and exterior walls — Renovating the roof and exterior walls will improve the home's appearance and increase its resale value.
• Resale repair flooring and interior walls — Repairing the flooring and interior walls will improve the home's appearance and increase its resale value.
• Resale replace HVAC and mechanical systems — Replacing the HVAC and mechanical systems will improve the home's comfort and energy efficiency, increasing its resale value.
• Rental landscape and fence — Landscape and fence the property to improve curb appeal and attract tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible damage and potential leaks.	Major	$15,000–50,000
exterior walls · The exterior walls are in poor condition, with visible damage and peeling paint.	Major	$15,000–50,000
flooring · The flooring appears to be in poor condition, with visible damage and potential structural issues.	Major	$15,000–50,000
interior walls · The interior walls appear to be in poor condition, with visible damage and peeling paint.	Major	$15,000–50,000
HVAC and mechanical systems · The HVAC and mechanical systems appear to be in poor condition, with visible damage and potential issues.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale renovate roof and exterior walls — Renovating the roof and exterior walls will improve the home's appearance and increase its resale value. ↑
• Resale repair flooring and interior walls — Repairing the flooring and interior walls will improve the home's appearance and increase its resale value. ↑
• Resale replace HVAC and mechanical systems — Replacing the HVAC and mechanical systems will improve the home's comfort and energy efficiency, increasing its resale value. ↑
• Rental landscape and fence — Landscape and fence the property to improve curb appeal and attract tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-15.5% since first listed

4 events — show timeline

• 2026-05-28 Price Changed $750,000 AcadianaMLS
• 2026-05-28 Price Changed $750,000 GBRMLS
• 2026-05-08 Listed $888,000 GBRMLS
• 2026-05-08 Listed $888,000 AcadianaMLS