5823 Fairfields Ave · Baton Rouge, LA 70806

$19,900

2 bd · 1.0 ba · 948 sqft · SingleFamily · 107 Days on market

Built 1950 6,359 sqft lot $21/sqft · 64% below area ↓ 53% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint 2 BR/1BA cottage close to mid city. Nice size rear yard. Off street parking. Cozy kitchen offers plenty of natural light. Small breakfast area opens to living room. Both bedroom are nice size. With a little work could make nice rental property. Convenient location, close to downtown, schools shopping and Florida Blvd. Does not require flood insurance!

Key facts

• Off street parking
• Rear yard
• Convenient location

Tags

• REAR YARD
• OFF STREET PARKING
• KITCHEN OFFERS NATURAL LIGHT
• BREAKFAST AREA
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $20k).
• Recommended offer: $18k (9.0% below list) — sets the bar for market timing.
• Cap rate 44.0% 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 rising (+3.4%/yr); 238 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $138 of loan paydown is wiped out by about $597 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 + 3.4% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $18,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.95% ✓
• Cap rate: 44.00%
• Cash-on-cash: 134.68%
• DSCR: 6.99
• GRM: 1.7

CMA / ARV

• ARV (median comp): $55,469
• List price: $19,900
• Delta: -64.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5131 Fairfields Ave	0.39mi	2/1.0	900 (-5%)	2mo	$44,000	$49	72
5617 Fairfields Ave	0.10mi	3/1.0 (+1)	880 (-7%)	8mo	$49,900	$57	71
5249 Madison Ave	0.30mi	2/1.0	951 (+0%)	20mo	$95,000	$100	68
6372 Nellie Ave	0.50mi	3/1.5 (+1)	1,000 (+6%)	6mo	$30,000	$30	55
5511 Fairfield Ave	0.17mi	2/1.0	815 (-14%)	23mo	$950	$1	50
5080 Jackson St	0.42mi	2/1.0	823 (-13%)	14mo	$49,900	$61	47
2975 Blackwell Dr	0.61mi	2/1.0	900 (-5%)	20mo	$95,000	$106	46
4924 Ritterman Ave	0.73mi	2/1.0	966 (+2%)	20mo	$95,000	$98	46
4852 Adams Ave	0.60mi	2/1.0	1,034 (+9%)	16mo	$39,000	$38	44
4952 Ritterman Ave	0.71mi	3/1.0 (+1)	987 (+4%)	22mo	$130,000	$132	36
2775 Elgin St	0.59mi	3/1.5 (+1)	1,025 (+8%)	23mo	$115,000	$112	32
926 Woodvine Dr	0.70mi	3/2.0 (+1)	1,087 (+15%)	20mo	$167,995	$155	17

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.65×
• Total profit: $37,048
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 16.32×
• Total profit: $85,379
• Equity at exit: $1,721

Cash invested: $5,572 (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 70806

• Rents YoY: 3.4%
• Active inventory: 238
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $985 high
• Mortgage (P&I): −$104
• Tax from tax record: −$40 /mo · $485/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $625

Break-even live

Break-even rent $194

Max offer price $19,900

Occupancy floor 32%

Sensitivity live

Price	-10% $637	-5% $631	+0% $625	+5% $620	+10% $614
Rent	-10% $548	-5% $586	+0% $625	+5% $664	+10% $703
Rate	-1.0pp $635	-0.5pp $630	base $625	+0.5pp $620	+1.0pp $615

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 Lobdell Blvd Unit H54 Baton Rouge, LA	3.0	2.0	950	$1,194	$1.26	14d	1	0.48mi
1251 N Ardenwood Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	923	$899	$0.97	44d	1	0.59mi
2136 Lobdell Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	860	$1,066	$1.24	14d	24	0.77mi
3258 Blackwell Dr Baton Rouge, LA	1.0	1.0	562	$750	$1.33	24d	1	0.77mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,240	$0.95	14d	31	0.81mi
2022 Lobdell Blvd Baton Rouge, LA	1.0	1.0	700	$880	$1.26	44d	1	0.83mi
6645 Harry Dr Baton Rouge, LA	2.0–4.0	1.0–2.0	1013	$955	$0.94	14d	14	0.90mi
650 N Ardenwood Dr Baton Rouge, LA	1.0–4.0	1.0–2.0	951	$1,025	$1.08	44d	1	0.93mi
1175 Monet Dr Unit 2025 2 Baton Rouge, LA	1.0	1.0	600	$850	$1.42	44d	1	0.93mi
6773 Titian Ave Unit 10 Baton Rouge, LA	2.0	1.0	900	$800	$0.89	44d	1	0.99mi
6773 Titian Ave Unit 6 Baton Rouge, LA	2.0	1.0	1000	$700	$0.70	14d	1	0.99mi
6773 Titian Ave Unit 3 Baton Rouge, LA	2.0	1.0	900	$850	$0.94	44d	1	0.99mi
6867 Titian Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	886	$825	$0.93	14d	3	1.01mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	24d	1	1.04mi
1701 Lobdell Blvd Baton Rouge, LA	1.0	1.0	900	$950	$1.06	24d	1	1.05mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,019	$0.96	14d	18	1.05mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	24d	1	1.07mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	24d	1	1.10mi
844 Monet Dr Baton Rouge, LA	1.0	1.0	550	$800	$1.45	44d	14	1.10mi
770 Monet Dr Baton Rouge, LA	1.0	1.0	550	$800	$1.45	24d	11	1.14mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	19d	1	1.24mi
3942 W Brookstown Dr Baton Rouge, LA	1.0	1.0	650	$675	$1.04	44d	3	1.26mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	19d	1	1.27mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	1.30mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	44d	1	1.31mi
4743 Florida Blvd Baton Rouge, LA	2.0	1.0	947	$789	$0.83	14d	3	1.32mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	1.38mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	14d	20	1.42mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	24d	26	1.44mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	24d	1	1.48mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	24d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   status $19,900 Pending 107 DOM
2. 2026-06-18
   days on market $19,900 Active 107 DOM
3. 2026-06-17
   days on market $19,900 Active 106 DOM
4. 2026-06-16
   days on market $19,900 Active 105 DOM
5. 2026-06-15
   days on market $19,900 Active 104 DOM
6. 2026-06-14
   days on market $19,900 Active 102 DOM
7. 2026-06-10
   days on market $19,900 Active 99 DOM
8. 2026-06-09
   days on market $19,900 Active 98 DOM
9. 2026-06-08
   days on market $19,900 Active 97 DOM
10. 2026-06-07
    days on market $19,900 Active 96 DOM
11. 2026-06-05
    days on market $19,900 Active 93 DOM
12. 2026-06-03
    days on market $19,900 Active 92 DOM
13. 2026-06-02
    days on market $19,900 Active 91 DOM
14. 2026-06-01
    days on market $19,900 Active 90 DOM
15. 2026-05-31
    days on market $19,900 Active 89 DOM
16. 2026-05-31
    days on market $19,900 Active 88 DOM
17. 2026-04-17
    price $24,900 360-char remark

    Show marketing remark (360 chars)

    Quaint 2 BR/1BA cottage close to mid city. Nice size rear yard. Off street parking. Cozy kitchen offers plenty of natural light. Small breakfast area opens to living room. Both bedroom are nice size. With a little work could make nice rental property. Convenient location, close to downtown, schools shopping and Florida Blvd. Does not require flood insurance!

18. 2026-04-17
    price $24,900 360-char remark

    Show marketing remark (360 chars)

    Quaint 2 BR/1BA cottage close to mid city. Nice size rear yard. Off street parking. Cozy kitchen offers plenty of natural light. Small breakfast area opens to living room. Both bedroom are nice size. With a little work could make nice rental property. Convenient location, close to downtown, schools shopping and Florida Blvd. Does not require flood insurance!

19. 2026-03-03
    listed $29,900 Active 360-char remark

    Show marketing remark (360 chars)

    Quaint 2 BR/1BA cottage close to mid city. Nice size rear yard. Off street parking. Cozy kitchen offers plenty of natural light. Small breakfast area opens to living room. Both bedroom are nice size. With a little work could make nice rental property. Convenient location, close to downtown, schools shopping and Florida Blvd. Does not require flood insurance!

20. 2026-03-03
    listed $29,900 Active 360-char remark

    Show marketing remark (360 chars)

    Quaint 2 BR/1BA cottage close to mid city. Nice size rear yard. Off street parking. Cozy kitchen offers plenty of natural light. Small breakfast area opens to living room. Both bedroom are nice size. With a little work could make nice rental property. Convenient location, close to downtown, schools shopping and Florida Blvd. Does not require flood insurance!

21. 2023-08-24
    historical
22. 2023-07-11
    price $49,000
23. 2023-07-05
    price $50,000
24. 2023-06-28
    listed $53,500 Active
25. 2023-06-28
    listed $49,000

ⓘ 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: $485 · $40/mo
• Projected year-2 tax: $485 · $40/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $11,824
• − Mortgage interest: −$1,115
• − Property taxes: −$485
• − Insurance: −$100
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$579
• Taxable income: $7,654
• Est. tax owed @ 24.0%: −$1,837
• After-tax cash flow: $5,667/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): 28,302
• Household income: $55,642
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 1968.0

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 9% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Chinese 1% French/Haitian/Cajun 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: ▼ -167.56%
• Current HPI: 185.0655
• Rent YoY: ▲ 3.42%
• 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

-53.5% since first listed

9 events — show timeline

• 2026-04-17 Price Changed $24,900 AcadianaMLS
• 2026-04-17 Price Changed $24,900 GBRMLS
• 2026-03-03 Listed $29,900 GBRMLS
• 2026-03-03 Listed $29,900 AcadianaMLS
• 2023-08-24 Delisted — GBRMLS
• 2023-07-11 Price Changed $49,000 GBRMLS
• 2023-07-05 Price Changed $50,000 GBRMLS
• 2023-06-28 Listed $49,000 AcadianaMLS
• 2023-06-28 Listed $53,500 GBRMLS

Property tax history

+2.7%/yr

Latest (2025): $485 · +4.7% YoY. Source: county tax records.