1831 Denver Dr · Village St. George, LA 70810

$199,000

3 bd · 2.0 ba · 1,360 sqft · SingleFamily public records · 24 Days on market

Built 1985 10,018 sqft lot Est $211k · 6% under

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Why this score? — see what drove the D 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 +16.0/30.0
• ARV discount +10.0/15.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• 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

Welcome home! Seller is offering $8,000 in closing assistance, and this home is located in Flood Zone X -- no flood insurance required. Step inside this charming brick home and you'll immediately notice the spacious living room with the kitchen overlooking both the living and dining areas, creating an open and inviting layout perfect for entertaining. This 3-bedroom, 2-bathroom home features no carpet throughout, giving it a clean and updated feel. The primary bedroom includes a stand-up shower, and the home also offers insulated windows throughout with a transferable lifetime warranty. Outside, you'll find a great backyard with a covered patio along with a shed/workshop that could easily be used as a workshop, storage space, or even converted into a man cave. This home has never flooded, and the existing alarm system with customer security is transferable. Security cameras will remain with the property as well. Come put your personal touches on this home and make it yours today!

Key facts

• Stand-up shower
• Shed workshop
• No carpet

Tags

• SPACIOUS LIVING ROOM
• NO CARPET
• STAND-UP SHOWER
• INSULATED WINDOWS
• COVERED PATIO
• SHED WORKSHOP

Property features AI

Exterior

• Parking: Driveway; 4 parking spaces
• Utilities: Public water service; Public sewer service
• Home design: Detached single-family residence; Single-story (entry level not specified)
• Construction: Brick construction; Slab foundation; Built in 2026 (year listed)
• Exterior features: Public water; Public sewer; Lot in Village St George neighborhood

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $177k (11.1% below list).
• Recommended offer: $177k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.8% 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 D — 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.
• Zoned schools: Wildwood Elementary School (math 23% / reading 34%, grade F, #350 of 646 statewide, top 55%, 533 students, 59% 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 flat; 629 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).

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 24 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (5%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,869 (11.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $210,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1895 Potwin Dr	0.09mi	4/2.0 (+1)	1,431 (+5%)	2mo	$239,000	$167	81
13304 Briargrove Ave	0.34mi	3/2.0	1,290 (-5%)	2mo	$238,000	$184	74
13618 Chalmette Ave	0.42mi	3/2.0	1,428 (+5%)	1mo	$120,000	$84	71
1124 Woodhue Dr	0.51mi	3/2.0	1,397 (+3%)	2mo	$165,000	$118	70
13344 Natchez Ct	0.24mi	3/2.0	1,521 (+12%)	3mo	$250,000	$164	67
13745 Broad Ct	0.54mi	4/2.0 (+1)	1,435 (+6%)	1mo	$175,000	$122	59
1541 Quail Hollow Dr	0.37mi	4/2.0 (+1)	1,500 (+10%)	2mo	$250,000	$167	59
13105 Briargrove Ave	0.36mi	4/2.0 (+1)	1,537 (+13%)	1mo	$244,000	$159	56
13776 Broad Ct	0.54mi	3/2.0	1,222 (-10%)	3mo	$188,500	$154	55
13771 Basin Ct	0.64mi	3/2.0	1,479 (+9%)	2mo	$189,000	$128	54
14105 Rampart Ct	0.75mi	3/2.0	1,218 (-10%)	0mo	$188,500	$155	47
12116 Mirkwood Ave	0.74mi	2/2.0 (-1)	1,249 (-8%)	2mo	$180,000	$144	45

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 · 0.68% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-30,089
• Equity at exit: $29,672

10-year hold

• IRR: -11.3%
• Equity multiple: 0.39×
• Total profit: $-34,087
• Equity at exit: $17,206

Cash invested: $55,720 (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: 629
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$173 /mo · $2,079/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $98

Break-even live

Break-even rent $1,645

Max offer price $199,000

Occupancy floor 89%

Sensitivity live

Price	-10% $210	-5% $154	+0% $98	+5% $41	+10% $-15
Rent	-10% $-42	-5% $28	+0% $98	+5% $167	+10% $237
Rate	-1.0pp $198	-0.5pp $148	base $98	+0.5pp $46	+1.0pp $-6

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13344 Natchez Ct Baton Rouge, LA	3.0	2.0	1521	$2,500	$1.64	25d	1	0.22mi
13431 Briargrove Ave Baton Rouge, LA	4.0	2.0	1551	$1,900	$1.23	25d	1	0.31mi
9645 Siegen Ln Baton Rouge, LA	2.0	2.0	1100	$1,350	$1.23	45d	1	0.37mi
13610 Kenner Ave Unit 13610D Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	45d	1	0.40mi
7317 Meadow Park Ave Baton Rouge, LA	3.0	2.0	1251	$1,600	$1.28	45d	1	0.42mi
13621 Kenner Ave Unit 13621D Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	25d	1	0.43mi
13650 Kenner Ave Unit 13650A Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	45d	1	0.44mi
1345 Bullrush Dr Baton Rouge, LA	3.0	2.0	1294	$1,800	$1.39	16d	1	0.49mi
9849 Siegen Ln Baton Rouge, LA	2.0	2.5	1260	$1,575	$1.25	16d	1	0.50mi
9843 Siegen Ln Baton Rouge, LA	2.0	2.5	1225	$1,500	$1.22	45d	1	0.50mi
7047 Meadow Park Avennue Baton Rouge, LA	3.0	2.0	1100	$1,150	$1.05	45d	1	0.56mi
8363 Siegen Ln Baton Rouge, LA	1.0–3.0	1.0–1.5	741	$1,111	$1.50	16d	4	0.58mi
1741 Twisted Oak Ln Baton Rouge, LA	3.0	2.0	1508	$1,825	$1.21	25d	1	0.74mi
1741 Twisted Oak Ln Baton Rouge, LA	3.0	2.0	1368	$1,825	$1.33	45d	1	0.74mi
9219 Baronne Dr Baton Rouge, LA	4.0	2.0	1602	$2,100	$1.31	16d	1	0.80mi
14145 Gravier Ave Baton Rouge, LA	4.0	2.0	1442	$2,200	$1.53	25d	1	0.87mi
11580 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	1000	$1,392	$1.39	16d	11	0.88mi
8933 Baronne Dr Baton Rouge, LA	3.0	2.0	1386	$1,450	$1.05	45d	1	0.90mi
11432 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,400	$1.92	45d	1	1.15mi
11430 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,400	$1.92	45d	1	1.15mi
14449 Royal Villa Dr Baton Rouge, LA	4.0	2.0	1800	$3,000	$1.67	45d	1	1.17mi
10440 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,600	$2.03	23d	1	1.18mi
9955 Buttercup Dr Baton Rouge, LA	3.0	2.0	1570	$1,950	$1.24	45d	1	1.21mi
10734 Erin Vale Ave Baton Rouge, LA	3.0	2.0	1614	$2,000	$1.24	46d	1	1.34mi

Listing history 20 events

1. 2026-06-22
   days on market $199,000 Active 24 DOM
2. 2026-06-18
   price $199,000 Active 21 DOM
3. 2026-06-18
   days on market $210,000 Active 21 DOM
4. 2026-06-17
   days on market $210,000 Active 20 DOM
5. 2026-06-16
   days on market $210,000 Active 19 DOM
6. 2026-06-15
   days on market $210,000 Active 18 DOM
7. 2026-06-14
   days on market $210,000 Active 16 DOM
8. 2026-06-10
   days on market $210,000 Active 13 DOM
9. 2026-06-09
   days on market $210,000 Active 12 DOM
10. 2026-06-08
    days on market $210,000 Active 11 DOM
11. 2026-06-07
    days on market $210,000 Active 10 DOM
12. 2026-06-05
    days on market $210,000 Active 7 DOM
13. 2026-06-03
    days on market $210,000 Active 6 DOM
14. 2026-06-02
    days on market $210,000 Active 5 DOM
15. 2026-06-01
    days on market $210,000 Active 4 DOM
16. 2026-05-31
    days on market $210,000 Active 3 DOM
17. 2026-05-31
    days on market $210,000 Active 2 DOM
18. 2026-05-28
    listed $210,000 Active

    Show marketing remark (994 chars)

    Welcome home! Seller is offering $8,000 in closing assistance, and this home is located in Flood Zone X -- no flood insurance required. Step inside this charming brick home and you'll immediately notice the spacious living room with the kitchen overlooking both the living and dining areas, creating an open and inviting layout perfect for entertaining. This 3-bedroom, 2-bathroom home features no carpet throughout, giving it a clean and updated feel. The primary bedroom includes a stand-up shower, and the home also offers insulated windows throughout with a transferable lifetime warranty. Outside, you'll find a great backyard with a covered patio along with a shed/workshop that could easily be used as a workshop, storage space, or even converted into a man cave. This home has never flooded, and the existing alarm system with customer security is transferable. Security cameras will remain with the property as well. Come put your personal touches on this home and make it yours today!

19. 2026-05-28
    listed $210,000 Active 994-char remark

    Show marketing remark (994 chars)

    Welcome home! Seller is offering $8,000 in closing assistance, and this home is located in Flood Zone X -- no flood insurance required. Step inside this charming brick home and you'll immediately notice the spacious living room with the kitchen overlooking both the living and dining areas, creating an open and inviting layout perfect for entertaining. This 3-bedroom, 2-bathroom home features no carpet throughout, giving it a clean and updated feel. The primary bedroom includes a stand-up shower, and the home also offers insulated windows throughout with a transferable lifetime warranty. Outside, you'll find a great backyard with a covered patio along with a shed/workshop that could easily be used as a workshop, storage space, or even converted into a man cave. This home has never flooded, and the existing alarm system with customer security is transferable. Security cameras will remain with the property as well. Come put your personal touches on this home and make it yours today!

20. 1993-11-29
    soldstatus

ⓘ 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: $2,079 · $173/mo
• Projected year-2 tax: $2,079 · $173/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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,224
• − Mortgage interest: −$11,147
• − Property taxes: −$2,079
• − Insurance: −$995
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$5,789
• Taxable loss: −$2,181
• Est. tax savings @ 24.0%: +$524
• After-tax cash flow: $1,694/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

+0.0% since first listed

3 events — show timeline

• 2026-05-28 Listed $210,000 AcadianaMLS
• 2026-05-28 Listed $210,000 GBRMLS
• 1993-11-29 Sold (Public Records) — Public Records

Property tax history

+17.4%/yr

Latest (2025): $2,079 · -0.5% YoY. Source: county tax records.