4161 Mohican Prescot Xover · Baton Rouge, LA 70805

$299,000

None bd · None ba · 9,160 sqft · MultiFamily · 46 Days on market

Poor condition 0.67 ac lot $33/sqft · 11% below area Est $337k · 11% under ↓ 11% 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
• ARV discount +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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: 14 units. estimate disagrees with records

Listing remarks MLS

Investment opportunity! 14-unit multifamily property for sale at Mohican Prescott Crossover. Property needs renovations and offers excellent value-add potential. Unit mix includes 2 three-bedroom, 2-bath units, 8 two-bedroom, 2-bath units, and 4 one-bedroom, 1-bath units. Great opportunity for investors looking to renovate, stabilize, and maximize income potential. 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

• 0.67 acre lot
• 28 parking spots
• Listed 46 days

Property features AI

Exterior

• Parking: 28 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family (apartment complex, 5+ units)
• Construction: Brick construction; Built on slab foundation
• Exterior features: Lot within Fairacre Farms subdivision; 0.67-acre lot

Interior

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

What this means for you Summary

Snapshot

• This is a 2×3bd/2ba + 8×2bd/2ba + 4×1bd/1ba units multifamily listed at $299k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $6k ($70k/yr) — positive. Per door: $418/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.5% 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.
• Zoned schools: Winbourne Elementary School (math 12% / reading 12%, grade F, #568 of 646 statewide, top 89%, 293 students, 93% FRL); Capitol Middle School (math 4% / reading 10%, grade F, #212 of 218 statewide, top 97%, 580 students, 87% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 80% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 155 active listings in the ZIP; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $10,571/mo this rent would consume 499% 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 $2k of loan paydown is wiped out by about $9k 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 $84k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $37k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 3.54% ✓
• Cap rate: 31.52%
• Cash-on-cash: 90.08%
• DSCR: 5.01
• GRM: 2.4

CMA / ARV

• ARV (median comp): $337,102
• List price: $299,000
• Delta: -11.30%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 80.8%
• Equity multiple: 4.51×
• Total profit: $294,105
• Equity at exit: $44,582

10-year hold

• IRR: 83.4%
• Equity multiple: 8.39×
• Total profit: $618,534
• Equity at exit: $25,852

Cash invested: $83,720 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 29.1×

Monthly cashflow live

• Estimated rent: $10,571 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,220
• Net cashflow: $5,858

Break-even live

Break-even rent $3,156

Max offer price $299,000

Occupancy floor 40%

Sensitivity live

Price	-10% $6,065	-5% $5,962	+0% $5,858	+5% $5,755	+10% $5,652
Rent	-10% $5,023	-5% $5,441	+0% $5,858	+5% $6,276	+10% $6,693
Rate	-1.0pp $6,009	-0.5pp $5,934	base $5,858	+0.5pp $5,781	+1.0pp $5,702

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$1,714
▸ 8× units	2	2	$6,056
▸ 4× units	1	1	$2,800
Total (14 units)			$10,571

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $299,000 Active 46 DOM
2. 2026-06-18
   days on market $299,000 Active 43 DOM
3. 2026-06-17
   days on market $299,000 Active 42 DOM
4. 2026-06-16
   days on market $299,000 Active 41 DOM
5. 2026-06-15
   days on market $299,000 Active 40 DOM
6. 2026-06-14
   days on market $299,000 Active 38 DOM
7. 2026-06-10
   days on market $299,000 Active 35 DOM
8. 2026-06-09
   days on market $299,000 Active 34 DOM
9. 2026-06-08
   days on market $299,000 Active 33 DOM
10. 2026-06-07
    days on market $299,000 Active 32 DOM
11. 2026-06-05
    days on market $299,000 Active 29 DOM
12. 2026-06-03
    days on market $299,000 Active 28 DOM
13. 2026-06-02
    days on market $299,000 Active 27 DOM
14. 2026-06-01
    days on market $299,000 Active 26 DOM
15. 2026-05-31
    days on market $299,000 Active 25 DOM
16. 2026-05-31
    days on market $299,000 Active 24 DOM
17. 2026-05-06
    listed $336,000 Active 784-char remark

    Show marketing remark (779 chars)

    Investment opportunity! 14-unit multifamily property for sale at Mohican Prescott Crossover. Property needs renovations and offers excellent value-add potential. Unit mix includes 2 three-bedroom, 2-bath units, 8 two-bedroom, 2-bath units, and 4 one-bedroom, 1-bath units. Great opportunity for investors looking to renovate, stabilize, and maximize income potential. 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

18. 2026-05-06
    listed $336,000 Active 779-char remark

    Show marketing remark (779 chars)

    Investment opportunity! 14-unit multifamily property for sale at Mohican Prescott Crossover. Property needs renovations and offers excellent value-add potential. Unit mix includes 2 three-bedroom, 2-bath units, 8 two-bedroom, 2-bath units, and 4 one-bedroom, 1-bath units. Great opportunity for investors looking to renovate, stabilize, and maximize income potential. 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 6/10 Major FEMA zone AE · 74% 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: $126,852
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$6,614
• − Repairs & maintenance: −$10,148
• − Management: −$10,148
• − Depreciation: −$8,698
• Taxable income: $70,010
• Est. tax owed @ 24.0%: −$16,802
• After-tax cash flow: $53,496/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 · 6 photos

Poor 20/100 Extensive rehab

This 14-unit multifamily property requires extensive repairs and renovations to improve its condition and increase its resale or rental value.

Repairs flagged

• Major roof — The independent image shows visible damage and missing shingles.
• Major exterior walls — The independent image shows boarded-up windows and a general state of disrepair.
• Major flooring — The independent image shows a bare, uneven ground with no visible flooring.
• Major interior walls/paint — The independent image shows boarded-up windows and no visible interior walls or paint.
• Major HVAC/mechanicals — The independent image shows no visible HVAC or mechanical systems.
• Major landscaping — The independent image shows a bare, uneven ground with no visible landscaping or curb appeal.
• Major foundation/structure — The independent image shows no visible foundation or structure details.
• Major windows — The independent image shows boarded-up windows with no visible glass or frames.

Value-add opportunities

• Both Boarding removal and exterior repairs — Removing the boarding and repairing the exterior will improve the property's appearance and attract potential buyers or renters.
• Both Interior repairs and painting — Repairing and painting the interior will make the property more attractive and functional for potential buyers or renters.
• Both HVAC and mechanical upgrades — Upgrading the HVAC and mechanical systems will improve the property's comfort and energy efficiency, attracting more potential buyers or renters.
• Both Landscaping and curb appeal improvements — Improving the landscaping and curb appeal will make the property more attractive and increase its resale or rental value.
• Both Foundation and structural repairs — Repairing the foundation and structure will ensure the property's structural integrity and attract more potential buyers or renters.
• Both Windows and glass replacement — Replacing the boarded-up windows with functional windows will improve the property's appearance and functionality, attracting more potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent image shows visible damage and missing shingles.	Major	$15,000–50,000
exterior walls · The independent image shows boarded-up windows and a general state of disrepair.	Major	$15,000–50,000
flooring · The independent image shows a bare, uneven ground with no visible flooring.	Major	$15,000–50,000
interior walls/paint · The independent image shows boarded-up windows and no visible interior walls or paint.	Major	$15,000–50,000
HVAC/mechanicals · The independent image shows no visible HVAC or mechanical systems.	Major	$15,000–50,000
landscaping · The independent image shows a bare, uneven ground with no visible landscaping or curb appeal.	Major	$15,000–50,000
foundation/structure · The independent image shows no visible foundation or structure details.	Major	$15,000–50,000
windows · The independent image shows boarded-up windows with no visible glass or frames.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Boarding removal and exterior repairs — Removing the boarding and repairing the exterior will improve the property's appearance and attract potential buyers or renters. ↑
• Both Interior repairs and painting — Repairing and painting the interior will make the property more attractive and functional for potential buyers or renters. ↑
• Both HVAC and mechanical upgrades — Upgrading the HVAC and mechanical systems will improve the property's comfort and energy efficiency, attracting more potential buyers or renters. ↑
• Both Landscaping and curb appeal improvements — Improving the landscaping and curb appeal will make the property more attractive and increase its resale or rental value. ↑
• Both Foundation and structural repairs — Repairing the foundation and structure will ensure the property's structural integrity and attract more potential buyers or renters. ↑
• Both Windows and glass replacement — Replacing the boarded-up windows with functional windows will improve the property's appearance and functionality, attracting more potential buyers or renters. ↑

ⓘ 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

-11.0% since first listed

4 events — show timeline

• 2026-05-28 Price Changed $299,000 AcadianaMLS
• 2026-05-28 Price Changed $299,000 GBRMLS
• 2026-05-06 Listed $336,000 GBRMLS
• 2026-05-06 Listed $336,000 AcadianaMLS