6372 Osborne Ave · Baton Rouge, LA 70805

$61,900

2 bd · 1.0 ba · 611 sqft · SingleFamily · 290 Days on market

Built 1948 3,920 sqft lot $101/sqft · 12% below area Est $70k · 12% under

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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 +12.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Perfect investment property, PLEASE DO NOT DISTURB TENANTS

Key facts

• 3,920 sq ft lot
• Parking
• Built 1948

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($856 rent vs $62k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 40% of the median local income ($25k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $428 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $54,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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 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: 1.38% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.73%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (median comp): $70,043
• List price: $61,900
• Delta: -11.63%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.9%
• Equity multiple: 1.38×
• Total profit: $6,514
• Equity at exit: $9,229

10-year hold

• IRR: 16.5%
• Equity multiple: 2.18×
• Total profit: $20,459
• Equity at exit: $5,352

Cash invested: $17,332 (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: 6.0×

Monthly cashflow live

• Estimated rent: $856 high
• Mortgage (P&I): −$325
• Tax from tax record: −$27 /mo · $318/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $299

Break-even live

Break-even rent $477

Max offer price $61,900

Occupancy floor 60%

Sensitivity live

Price	-10% $334	-5% $317	+0% $299	+5% $282	+10% $264
Rent	-10% $232	-5% $266	+0% $299	+5% $333	+10% $367
Rate	-1.0pp $331	-0.5pp $315	base $299	+0.5pp $283	+1.0pp $267

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: $15,475
• Closing costs: $1,857
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2136 Lobdell Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	860	$1,066	$1.24	15d	24	0.57mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,019	$0.96	15d	18	0.60mi
3258 Blackwell Dr Baton Rouge, LA	1.0	1.0	562	$750	$1.33	24d	1	0.65mi
2022 Lobdell Blvd Baton Rouge, LA	1.0	1.0	700	$880	$1.26	44d	1	0.70mi
7250 Exchange Pl Unit 7250-5 Baton Rouge, LA	1.0	1.0	500	$700	$1.40	15d	1	0.92mi
1175 Monet Dr Unit 2025 2 Baton Rouge, LA	1.0	1.0	600	$850	$1.42	44d	1	0.97mi
1251 N Ardenwood Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	923	$899	$0.97	44d	1	0.97mi
3942 W Brookstown Dr Baton Rouge, LA	1.0	1.0	650	$675	$1.04	44d	3	0.99mi
6645 Harry Dr Baton Rouge, LA	2.0–4.0	1.0–2.0	1013	$955	$0.94	15d	14	1.11mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	15d	20	1.16mi
5515 Prescott Rd Baton Rouge, LA	1.0	1.0	457	$615	$1.35	44d	32	1.17mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	24d	26	1.19mi
844 Monet Dr Baton Rouge, LA	1.0	1.0	550	$800	$1.45	44d	14	1.19mi
6867 Titian Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	886	$825	$0.93	15d	3	1.19mi
650 N Ardenwood Dr Baton Rouge, LA	1.0–4.0	1.0–2.0	951	$1,025	$1.08	44d	1	1.22mi
770 Monet Dr Baton Rouge, LA	1.0	1.0	550	$800	$1.45	24d	11	1.24mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,240	$0.95	15d	31	1.27mi
4358 N Foster Dr Apt B Baton Rouge, LA	2.0	1.0	434	$595	$1.37	24d	1	1.45mi
4358 N Foster Dr Apt B Baton Rouge, LA	2.0	1.0	434	$595	$1.37	44d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $61,900 Active 290 DOM
2. 2026-06-17
   days on market $61,900 Active 289 DOM
3. 2026-06-16
   days on market $61,900 Active 288 DOM
4. 2026-06-15
   days on market $61,900 Active 287 DOM
5. 2026-06-14
   days on market $61,900 Active 285 DOM
6. 2026-06-10
   days on market $61,900 Active 282 DOM
7. 2026-06-09
   days on market $61,900 Active 281 DOM
8. 2026-06-08
   days on market $61,900 Active 280 DOM
9. 2026-06-07
   days on market $61,900 Active 279 DOM
10. 2026-06-05
    days on market $61,900 Active 276 DOM
11. 2026-06-03
    days on market $61,900 Active 275 DOM
12. 2026-06-02
    days on market $61,900 Active 274 DOM
13. 2026-06-01
    days on market $61,900 Active 273 DOM
14. 2026-05-31
    days on market $61,900 Active 272 DOM
15. 2026-05-31
    days on market $61,900 Active 271 DOM
16. 2026-02-20
    price $61,900 58-char remark

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    Perfect investment property, PLEASE DO NOT DISTURB TENANTS

17. 2026-02-20
    price $61,900 58-char remark

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    Perfect investment property, PLEASE DO NOT DISTURB TENANTS

18. 2025-12-01
    price $62,900 58-char remark

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    Perfect investment property, PLEASE DO NOT DISTURB TENANTS

19. 2025-12-01
    price $62,900 58-char remark

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    Perfect investment property, PLEASE DO NOT DISTURB TENANTS

20. 2025-10-11
    price $63,900 58-char remark

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21. 2025-10-11
    price $63,900 58-char remark

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22. 2025-09-01
    listed $65,900 Active 58-char remark

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    Perfect investment property, PLEASE DO NOT DISTURB TENANTS

23. 2025-08-31
    listed $65,900 Active 58-char remark

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24. 2025-08-31
    listed $65,900 Active

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25. 2003-02-07
    soldstatus
26. 2002-11-16
    listed $21,382
27. 2002-11-16
    listed $21,382

ⓘ 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: $318 · $27/mo
• Projected year-2 tax: $340 · $28/mo
• Expected delta: +$22/yr (+$2/mo · 6.9%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,274
• − Mortgage interest: −$3,467
• − Property taxes: −$318
• − Insurance: −$310
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$1,801
• Taxable income: $2,734
• Est. tax owed @ 24.0%: −$656
• After-tax cash flow: $2,937/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

+189.5% since first listed

12 events — show timeline

• 2026-02-20 Price Changed $61,900 AcadianaMLS
• 2026-02-20 Price Changed $61,900 GBRMLS
• 2025-12-01 Price Changed $62,900 AcadianaMLS
• 2025-12-01 Price Changed $62,900 GBRMLS
• 2025-10-11 Price Changed $63,900 AcadianaMLS
• 2025-10-11 Price Changed $63,900 GBRMLS
• 2025-09-01 Listed $65,900 GBRMLS
• 2025-08-31 Listed $65,900 AcadianaMLS
• 2025-08-31 Listed $65,900 AcadianaMLS
• 2003-02-07 Sold (MLS) — GBRMLS
• 2002-11-16 Listed $21,382 GBRMLS
• 2002-11-16 Listed $21,382 AcadianaMLS

Property tax history

+2.4%/yr

Latest (2025): $318 · +4.7% YoY. Source: county tax records.