1428 Texas Ave Unit A &B · Baker, LA 70714

$109,500

None bd · None ba · 1,371 sqft · Condo · 119 Days on market

Good condition ↓ 15% since listing

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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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1428 Texas Ave in Baker Louisiana. This property offers a functional layout, solid structure, and real potential for appreciation. Whether you are: * An investor seeking rental cash flow * A Home buyer wanting equity growth via House Hacking * A buy-and-hold landlord * Or a buyer looking to personalize and increase value The possibilities are endless!!! *Located within minutes of the Baton Rouge Zoo and the interstate. This is an affordable pathway to ownership in a market where prices continue trending upward.

Key facts

• Functional layout
• Solid structure
• 6,969 sq ft lot

Tags

• FUNCTIONAL LAYOUT
• SOLID STRUCTURE
• MINUTES OF THE BATON ROUGE ZOO
• MINUTES OF THE INTERSTATE

Property features AI

Exterior

• Parking: 4 parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Residential income property; Duplex
• Construction: Wood siding/frame construction
• Exterior features: Lot dimensions approximately 40 x 150; Lot area approximately 0.16 acres

Interior

• Kitchen: Electric cooktop
• Flooring: Tile flooring; Ceramic tile flooring; Other flooring
• Heating & cooling: Window unit cooling; Has heating (type: Other)
• Interior features: Electric cooktop; Tile and ceramic tile flooring; Other flooring types

What this means for you Summary

Snapshot

• This is a condo listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.5% in Baker — 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 66/100 on livability (#131 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• City Of Baker School District (suburban): math 5% / reading 15% proficiency, ranked #89 of 98 in LA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Baker Middle School (math 2% / reading 8%, grade F, #216 of 218 statewide, top 100%, 176 students, 57% FRL); Baker High School (math 2% / reading 12%, grade F, #251 of 265 statewide, top 97%, 408 students, 65% FRL) — zoned schools average 61% FRL vs 82% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 141 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $757 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 119 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,645 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. 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?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
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: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-3,435
• Equity at exit: $16,327

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $15,485
• Equity at exit: $9,468

Cash invested: $30,660 (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 70714

• Home prices YoY: -33.7%
• Active inventory: 141
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$574
• Tax est. 1.5%: −$137 /mo · $1,642/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $224

Break-even live

Break-even rent $958

Max offer price $109,500

Occupancy floor 77%

Sensitivity live

Price	-10% $300	-5% $262	+0% $224	+5% $187	+10% $149
Rent	-10% $126	-5% $175	+0% $224	+5% $273	+10% $322
Rate	-1.0pp $280	-0.5pp $252	base $224	+0.5pp $196	+1.0pp $167

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4304 Harding St Baker, LA	3.0	2.0	1600	$1,300	$0.81	25d	1	1.01mi
1641 Groom Rd Baker, LA	3.0	2.0	1250	$1,650	$1.32	15d	1	1.03mi
1013 Seville Unit B Baker, LA	3.0	2.0	1008	$1,150	$1.14	15d	1	1.22mi
1011 Seville Ave Clinton, LA	3.0	2.0	1008	$1,150	$1.14	15d	1	1.22mi
5071 Baker Blvd Unit A Baker, LA	3.0	1.0	900	$950	$1.06	45d	1	1.33mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $109,500 Active 119 DOM
2. 2026-06-18
   days on market $109,500 Active 116 DOM
3. 2026-06-17
   days on market $109,500 Active 115 DOM
4. 2026-06-16
   days on market $109,500 Active 114 DOM
5. 2026-06-15
   days on market $109,500 Active 113 DOM
6. 2026-06-14
   days on market $109,500 Active 111 DOM
7. 2026-06-13
   days on market $109,500 Active 110 DOM
8. 2026-06-10
   days on market $109,500 Active 108 DOM
9. 2026-06-09
   days on market $109,500 Active 107 DOM
10. 2026-06-09
    price $109,500 Active 106 DOM
11. 2026-06-08
    days on market $110,000 Active 106 DOM
12. 2026-06-07
    days on market $110,000 Active 105 DOM
13. 2026-06-03
    days on market $110,000 Active 101 DOM
14. 2026-06-02
    days on market $110,000 Active 100 DOM
15. 2026-06-01
    days on market $110,000 Active 99 DOM
16. 2026-05-31
    days on market $110,000 Active 98 DOM
17. 2026-05-31
    days on market $110,000 Active 97 DOM
18. 2026-04-14
    price $110,000 527-char remark

    Show marketing remark (527 chars)

    Welcome to 1428 Texas Ave in Baker Louisiana. This property offers a functional layout, solid structure, and real potential for appreciation. Whether you are: * An investor seeking rental cash flow * A Home buyer wanting equity growth via House Hacking * A buy-and-hold landlord * Or a buyer looking to personalize and increase value The possibilities are endless!!! *Located within minutes of the Baton Rouge Zoo and the interstate. This is an affordable pathway to ownership in a market where prices continue trending upward.

19. 2026-04-14
    price $110,000

    Show marketing remark (527 chars)

    Welcome to 1428 Texas Ave in Baker Louisiana. This property offers a functional layout, solid structure, and real potential for appreciation. Whether you are: * An investor seeking rental cash flow * A Home buyer wanting equity growth via House Hacking * A buy-and-hold landlord * Or a buyer looking to personalize and increase value The possibilities are endless!!! *Located within minutes of the Baton Rouge Zoo and the interstate. This is an affordable pathway to ownership in a market where prices continue trending upward.

20. 2026-02-22
    listed $130,000 Active

    Show marketing remark (527 chars)

    Welcome to 1428 Texas Ave in Baker Louisiana. This property offers a functional layout, solid structure, and real potential for appreciation. Whether you are: * An investor seeking rental cash flow * A Home buyer wanting equity growth via House Hacking * A buy-and-hold landlord * Or a buyer looking to personalize and increase value The possibilities are endless!!! *Located within minutes of the Baton Rouge Zoo and the interstate. This is an affordable pathway to ownership in a market where prices continue trending upward.

21. 2026-02-22
    listed $130,000 Active 527-char remark

    Show marketing remark (527 chars)

    Welcome to 1428 Texas Ave in Baker Louisiana. This property offers a functional layout, solid structure, and real potential for appreciation. Whether you are: * An investor seeking rental cash flow * A Home buyer wanting equity growth via House Hacking * A buy-and-hold landlord * Or a buyer looking to personalize and increase value The possibilities are endless!!! *Located within minutes of the Baton Rouge Zoo and the interstate. This is an affordable pathway to ownership in a market where prices continue trending upward.

ⓘ 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 2/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,903
• − Mortgage interest: −$6,134
• − Property taxes: −$1,642
• − Insurance: −$548
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$3,185
• Taxable income: $1,009
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $2,450/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 · 9 photos

Good 80/100 Cosmetic rehab

This property is in good condition with a good layout and potential for appreciation. It is located within minutes of the Baton Rouge Zoo and the interstate, making it an affordable pathway to ownership in a market where prices are trending upward.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace windows — Improves energy efficiency and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace windows — Improves energy efficiency and value ↑

ⓘ 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: City Of Baker School District
• NCES district ID: 2200040
• Math proficiency: 5% ▼ -32.00%
• Reading proficiency: 15% ▼ -28.00%
• Median HH income: $41,765
• Composite: 8.8/100
• National rank: #9891
• State rank: #89 of 98 in LA

Livability — Baker

• Score: 66/100
• State rank: #131
• US rank: #12021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baker, LA
• County: East Baton Rouge Parish · 399,686 people
• City population: 17,433
• Metro: Baton Rouge, LA
• Population (ZIP): 17,433
• Household income: $57,608
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 417.0

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 (70%)
• Race & ethnicity: Black 70% White 25% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Arabic 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: ▼ -80.50%
• Current HPI: 158.1876
• Rent YoY: —
• 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

-15.4% since first listed

4 events — show timeline

• 2026-04-14 Price Changed $110,000 AcadianaMLS
• 2026-04-14 Price Changed $110,000 GBRMLS
• 2026-02-22 Listed $130,000 GBRMLS
• 2026-02-22 Listed $130,000 AcadianaMLS