1905 Pocahontas St · Baton Rouge, LA 70805

$107,000

3 bd · 2.0 ba · 1,048 sqft · SingleFamily · 10 Days on market

Built 1955 4,791 sqft lot

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL Calling all investors and flippers -- the hard part is already DONE! This 3 bedroom, 2 full bath property is just a few finishing touches away from being market-ready. With less than $5,000 worth of work remaining and an estimated ARV of $135,000, this is the perfect opportunity to step in and cash out quickly. Features Include: Vinyl flooring throughout Spacious kitchen with island Tray ceilings in the living room Modern layout with strong resale potential *? ?Only a few days of work left to complete Whether you're looking for your next flip or a buy-and-hold investment, this one has the numbers and the potential. Opportunities like this don't stay on the market long -- schedule your showing before it's gone! ????

Key facts

• Vinyl flooring
• Spacious kitchen
• Modern layout

Tags

• VINYL FLOORING
• SPACIOUS KITCHEN
• TRAY CEILINGS
• MODERN LAYOUT

Property features AI

Finance

• Other: Located in the Istrouma subdivision; Directions: Exit 2A for Scenic Hwy, merge onto Scenic Hwy, right on Seminole St, left onto Pocahontas St; house on right

Exterior

• Parking: Driveway; 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Vinyl siding; Other foundation
• Exterior features: Lot dimensions approximately 40 x 120; Lot area about 0.11 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present; No cooling
• Interior features: Has heating; Heating type: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Cap rate 9.3% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,148/mo this rent would consume 54% 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 $740 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 4y 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.
• Current owner paid $78k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $107,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.90%
• DSCR: 1.49
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $57,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1906 Mulberry St	0.20mi	3/1.0	1,000 (-5%)	10mo	$65,000	$65	71
1902 Hemlock St	0.21mi	2/1.0 (-1)	945 (-10%)	5mo	$6,900	$7	61
2526 Adams Ave	0.32mi	3/1.0	1,124 (+7%)	13mo	$130,000	$116	58
2645 Jefferson Ave	0.31mi	2/1.0 (-1)	1,123 (+7%)	8mo	$9,750	$9	58
2711 Jackson Ave	0.34mi	3/2.0	1,200 (+14%)	7mo	$79,000	$66	54
2733 Jackson Ave	0.36mi	3/1.0	1,151 (+10%)	13mo	$63,829	$55	52
2334 Cherry St	0.25mi	2/1.0 (-1)	902 (-14%)	9mo	$30,000	$33	48
1152 N 32nd St	0.75mi	2/1.0 (-1)	1,000 (-5%)	2mo	$12,500	$13	47
1615 N 18th St	0.30mi	2/1.0 (-1)	900 (-14%)	8mo	$49,900	$55	47
3032 Seneca St	0.69mi	2/1.0 (-1)	1,000 (-5%)	8mo	$10,000	$10	44
3120 Bond St	0.66mi	2/1.0 (-1)	890 (-15%)	1mo	$78,000	$88	34
3135 Monroe Ave	0.68mi	2/1.0 (-1)	1,205 (+15%)	13mo	$70,000	$58	23

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-3,414
• Equity at exit: $15,954

10-year hold

• IRR: 3.2%
• Equity multiple: 1.21×
• Total profit: $6,158
• Equity at exit: $9,251

Cash invested: $29,960 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,148 high
• Mortgage (P&I): −$561
• Tax from tax record: −$29 /mo · $347/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $272

Break-even live

Break-even rent $803

Max offer price $107,000

Occupancy floor 71%

Sensitivity live

Price	-10% $333	-5% $302	+0% $272	+5% $242	+10% $212
Rent	-10% $182	-5% $227	+0% $272	+5% $318	+10% $363
Rate	-1.0pp $326	-0.5pp $299	base $272	+0.5pp $244	+1.0pp $216

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	14d	1	0.39mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	0.51mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	14d	1	0.52mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	0.55mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$1,250	$1.64	44d	1	0.75mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	24d	1	0.78mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	0.90mi
1346 Main St Unit A Baton Rouge, LA	3.0	2.0	1200	$1,600	$1.33	44d	1	1.05mi
999 N 9th St Unit 311 Baton Rouge, LA	2.0	1.0	840	$1,040	$1.24	21d	1	1.08mi
999 N 9th St Apt 127 Baton Rouge, LA	2.0	1.0	840	$1,050	$1.25	14d	1	1.08mi
999 N 9th St Apt 219 Baton Rouge, LA	3.0	2.0	1050	$1,185	$1.13	14d	1	1.08mi
999 N 9th St Unit 419 Baton Rouge, LA	3.0	2.0	1050	$1,170	$1.11	24d	1	1.08mi
999 N 9th St Apt 319 Baton Rouge, LA	3.0	2.0	1050	$1,085	$1.03	44d	1	1.08mi
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	21d	1	1.14mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	19d	1	1.15mi
759 Spanish Town Rd Baton Rouge, LA	2.0	1.0	1176	$1,650	$1.40	44d	1	1.15mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	19d	1	1.16mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	44d	1	1.16mi
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	24d	1	1.18mi
636 N 39th St Apt 2 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	14d	1	1.22mi
1925 N 3rd St Baton Rouge, LA	1.0–2.0	1.0–2.0	777	$1,410	$1.81	14d	7	1.28mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	44d	1	1.29mi
850 N 5th St Unit 208 Baton Rouge, LA	2.0	1.0	1000	$1,225	$1.23	14d	1	1.30mi
2045 N 3rd St #305 Baton Rouge, LA	2.0	2.0	1290	$1,575	$1.22	21d	1	1.31mi
2045 N 3rd St #308 Baton Rouge, LA	2.0	2.0	1290	$1,395	$1.08	44d	1	1.31mi
2045 N 3rd St #301 Baton Rouge, LA	2.0	2.0	1259	$1,295	$1.03	24d	1	1.31mi
2045 N 3rd St #221 Baton Rouge, LA	2.0	2.0	1400	$1,495	$1.07	21d	1	1.31mi
2045 N 3rd St Baton Rouge, LA	1.0–2.0	1.0–2.0	1025	$1,575	$1.54	14d	6	1.31mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	44d	1	1.33mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	24d	1	1.33mi
505 University Walk Unit 5 Baton Rouge, LA	2.0	1.0	800	$1,400	$1.75	24d	1	1.34mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	24d	1	1.36mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	44d	1	1.39mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	44d	1	1.42mi

Listing history 8 events

1. 2026-06-18
   days on market $107,000 Active 10 DOM
2. 2026-06-17
   days on market $107,000 Active 9 DOM
3. 2026-06-16
   days on market $107,000 Active 8 DOM
4. 2026-06-15
   days on market $107,000 Active 7 DOM
5. 2026-06-14
   days on market $107,000 Active 5 DOM
6. 2026-06-10
   days on market $107,000 Active 2 DOM
7. 2026-06-09
   remarks 676-char remark
8. 2026-06-09
   listed $107,000 Active 1 DOM

ⓘ 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: $347 · $29/mo
• Projected year-2 tax: $588 · $49/mo
• Expected delta: +$242/yr (+$20/mo · 69.6%)

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

Taxation est. · year 1

• Rental income: $13,774
• − Mortgage interest: −$5,994
• − Property taxes: −$347
• − Insurance: −$535
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$3,113
• Taxable income: $1,582
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,887/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 — 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

+37.2% since first listed

20 events — show timeline

• 2026-06-08 Listed $107,000 GBRMLS
• 2026-06-08 Listed $107,000 AcadianaMLS
• 2025-06-30 Sold (MLS) — GBRMLS
• 2025-06-06 Pending — GBRMLS
• 2025-05-23 Listed $30,000 GBRMLS
• 2025-05-23 Listed $30,000 AcadianaMLS
• 2025-04-01 Listed $40,000 GBRMLS
• 2025-04-01 Listed $40,000 AcadianaMLS
• 2024-12-11 Listed $55,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-08-20 Listed $55,000 GBRMLS
• 2024-08-20 Listed $55,000 AcadianaMLS
• 2024-08-18 Delisted — GBRMLS
• 2024-08-09 Listed $55,000 AcadianaMLS
• 2024-08-09 Listed $55,000 GBRMLS
• 2022-09-06 Sold (MLS) — GBRMLS
• 2022-08-29 Pending — GBRMLS
• 2022-08-28 Listed $30,000 AcadianaMLS
• 2022-08-28 Listed $30,000 GBRMLS
• 2013-01-14 Sold (Public Records) $78,000 Public Records

Property tax history

-7.9%/yr

Latest (2025): $347 · +4.7% YoY. Source: county tax records.