13420 Marsala Ct · Baton Rouge, LA 70817

$315,000

5 bd · 3.0 ba · 2,016 sqft · SingleFamily · 14 Days on market

Built 2023 Good condition 8,276 sqft lot Garage $156/sqft · 32% below area Est $466k · 32% under · waterfront $62/mo HOA · 2% of rent ↓ 10% 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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +3.0/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

***Seller to pay $5000 toward buyer's closing cost, fence or other upgrades to property.*** This better-than-new, one-story 2023 lakefront home offers modern design, thoughtful upgrades, and an ideal cul-de-sac location. This spacious 5-bedroom, 3-bath home features a highly desirable one-story, triple-split floor plan, providing privacy and flexibility for families, guests, or home office needs. The open-concept living area seamlessly connects the living room, dining space, and kitchen--perfect for entertaining and everyday living. The kitchen is well appointed with stainless steel appliances, granite countertops, a large island, ample cabinetry, and a spacious pantry. Vinyl plank flooring runs throughout the main living areas, while carpeted bedrooms add warmth and comfort. The primary suite offers tranquil lake views and a spa-style bathroom with double vanities, a large soaking tub, separate shower, and a walk-in closet with built-in shelving. Four additional bedrooms--each with walk-in closets--share two additional full bathrooms. Relax on the covered back patio with ceiling fan overlooking the lake. Additional highlights include custom blinds throughout, gutters, landscaped front yard with stone and paver accents, a doorbell camera, and a two-car garage.

Key facts

• Cul-de-sac location
• Granite countertops
• Lakefront home

Tags

• LAKEFRONT HOME
• CUL-DE-SAC LOCATION
• TRIPLE-SPLIT FLOOR PLAN
• OPEN-CONCEPT LIVING AREA
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-468 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (15.6% below list).
• Recommended offer: $232k (26.3% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 4.1% 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: Cedarcrest-Southmoor Elementary School (math 16% / reading 25%, grade F, #439 of 646 statewide, top 68%, 735 students, 72% FRL); Southeast Middle School (math 7% / reading 18%, grade F, #191 of 218 statewide, top 88%, 994 students, 77% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Market conditions: Rents rising (+2.0%/yr); 451 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 31% of the median local income ($103k/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 $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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 3y 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.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,239 (26.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.84% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 9.9

CMA / ARV

• ARV (median comp): $466,108
• List price: $315,000
• Delta: -32.42%
• 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
13661 Willamette Way	0.32mi	4/4.0 (-1)	2,079 (+3%)	0mo	$265,000	$127	70
13414 Marsala Ct	0.02mi	4/2.0 (-1)	1,819 (-10%)	7mo	$325,000	$179	68
12563 Stutgart Ave	0.65mi	4/2.5 (-1)	1,984 (-2%)	1mo	$280,000	$141	60
13830 Malbec Ave	0.50mi	4/3.0 (-1)	2,159 (+7%)	3mo	$395,000	$183	58
13818 Malbec Ave	0.48mi	4/2.0 (-1)	1,887 (-6%)	3mo	$302,000	$160	55
12522 Stutgart Ave	0.72mi	4/2.0 (-1)	2,014 (-0%)	3mo	$315,000	$156	55
4529 Mendocino Way	0.61mi	4/2.0 (-1)	2,084 (+3%)	5mo	$324,000	$155	52
13919 Keever Ave	0.51mi	4/2.0 (-1)	1,867 (-7%)	3mo	$304,900	$163	52
3352 Millbrook Dr	0.38mi	4/2.0 (-1)	1,811 (-10%)	6mo	$325,000	$179	51
13930 Keever Ave	0.53mi	4/3.0 (-1)	2,159 (+7%)	9mo	$345,000	$160	51
13937 Keever Ave	0.54mi	4/2.0 (-1)	1,870 (-7%)	11mo	$339,000	$181	44
12526 Beldart Ct	0.74mi	4/2.0 (-1)	2,304 (+14%)	3mo	$299,900	$130	30

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 · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -28.5%
• Equity multiple: 0.06×
• Total profit: $-83,118
• Equity at exit: $46,968

10-year hold

• IRR: -32.4%
• Equity multiple: -0.36×
• Total profit: $-119,790
• Equity at exit: $27,235

Cash invested: $88,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 11 under contract
• Months of supply: 4.6 mo (22%/mo absorbed)
• Median asking: $347,450 ($167/sqft)
• Median days on market: 42 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: +38.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70817

• Rents YoY: 2.0%
• Active inventory: 451
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,657 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$296 /mo · $3,553/yr
• Insurance: −$131
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$62
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-468

Break-even live

Break-even rent $3,250

Max offer price $232,239

Occupancy floor —

Sensitivity live

Price	-10% $-290	-5% $-379	+0% $-468	+5% $-558	+10% $-647
Rent	-10% $-678	-5% $-573	+0% $-468	+5% $-364	+10% $-259
Rate	-1.0pp $-310	-0.5pp $-388	base $-468	+0.5pp $-550	+1.0pp $-633

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: $78,750
• Closing costs: $9,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13343 Bellacosa Ave Baton Rouge, LA	5.0	3.0	2016	$2,695	$1.34	16d	1	0.11mi
13312 Bellacosa Ave Baton Rouge, LA	5.0	3.0	2016	$2,395	$1.19	93d	1	0.16mi
4644 Grenache Dr Baton Rouge, LA	4.0	3.0	2159	$2,250	$1.04	72d	1	0.23mi
3736 Sessions Dr Baton Rouge, LA	4.0	3.0	2822	$3,200	$1.13	72d	1	0.25mi
4719 Mendocino Way Baton Rouge, LA	4.0	2.0	1704	$2,200	$1.29	63d	1	0.61mi
2208 Sprucewood Dr Baton Rouge, LA	4.0	2.0	1872	$2,100	$1.12	72d	1	1.19mi
12119 Mallory Ave Baton Rouge, LA	4.0	2.5	2345	$2,300	$0.98	63d	1	1.32mi

Property features AI

Finance

• Other: Community features include playground and sidewalksLocated in the Bellacosa subdivision
• Financial info: No investment/multifamily financial details provided
• HOA & community: Homeowners associationAnnual HOA fee of $745 (approximately $62.08/month)Community poolAssociation maintenance

Exterior

• Parking: 2 parking spacesGarage with garage door opener
• Security: Security systemSmoke detectors
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceDetachedResidential property
• Construction: Vinyl siding, frame, and brick constructionShingle roofSlab foundationBuilt by D.R. Horton, Inc. - Gulf CoastModel: Lacombe
• Exterior features: LightingRain guttersCovered patio/porchLakefront waterfront

Interior

• Kitchen: RangeOvenDishwasherDisposalMicrowaveRefrigeratorStainless steel appliances
• Bedrooms: No specific bedroom details provided
• Flooring: TileVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Breakfast barHigh ceilingsSee remarksWindow screens
• Laundry & utility: Washer hookup insideElectric dryer hookupGas water heater

Listing history 43 events

1. 2026-08-08
   days on market $315,000 Active 14 DOM
2. 2026-08-07
   days on market $315,000 Active 13 DOM
3. 2026-08-06
   days on market $315,000 Active 12 DOM
4. 2026-08-05
   days on market $315,000 Active 11 DOM
5. 2026-08-04
   days on market $315,000 Active 10 DOM
6. 2026-08-03
   days on market $315,000 Active 9 DOM
7. 2026-07-31
   days on market $315,000 Active 6 DOM
8. 2026-07-30
   days on market $315,000 Active 4 DOM
9. 2026-07-27
   days on marketlisting id $315,000 Active 2 DOM
10. 2026-06-30
    days on market $315,000 Active 180 DOM
11. 2026-06-29
    days on market $315,000 Active 179 DOM
12. 2026-06-28
    days on market $315,000 Active 178 DOM
13. 2026-06-28
    days on market $315,000 Active 177 DOM
14. 2026-06-27
    days on market $315,000 Active 176 DOM
15. 2026-06-25
    days on market $315,000 Active 174 DOM
16. 2026-06-23
    days on market $315,000 Active 172 DOM
17. 2026-06-22
    days on market $315,000 Active 171 DOM
18. 2026-06-18
    days on market $315,000 Active 168 DOM
19. 2026-06-17
    days on market $315,000 Active 167 DOM
20. 2026-06-16
    days on market $315,000 Active 166 DOM
21. 2026-06-15
    days on market $315,000 Active 165 DOM
22. 2026-06-14
    days on market $315,000 Active 163 DOM
23. 2026-06-10
    days on market $315,000 Active 160 DOM
24. 2026-06-09
    days on market $315,000 Active 159 DOM
25. 2026-06-08
    days on market $315,000 Active 158 DOM
26. 2026-06-07
    days on market $315,000 Active 157 DOM
27. 2026-06-05
    days on market $315,000 Active 154 DOM
28. 2026-06-03
    days on market $315,000 Active 153 DOM
29. 2026-06-02
    days on market $315,000 Active 152 DOM
30. 2026-06-01
    pricedays on market $315,000 Active 151 DOM
31. 2026-05-31
    days on market $325,000 Active 150 DOM
32. 2026-05-31
    pricedays on market $325,000 Active 149 DOM
33. 2026-03-28
    price $320,000 1336-char remark
34. 2026-03-28
    price $320,000 1356-char remark
35. 2026-03-13
    price $339,000 1336-char remark
36. 2026-03-13
    price $339,000 1356-char remark
37. 2026-01-02
    listed $345,000 Active 1336-char remark
38. 2026-01-02
    listed $345,000 Active 1356-char remark
39. 2025-12-23
    historical $345,000 1356-char remark
40. 2024-03-18
    soldstatus Sold
41. 2024-02-07
    status Pending
42. 2023-10-16
    listed $348,450 Active
43. 2023-10-16
    listed $348,450

ⓘ 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: $3,553 · $296/mo
• Projected year-2 tax: $3,553 · $296/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 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,887
• − Mortgage interest: −$17,645
• − Property taxes: −$3,553
• − Insurance: −$6,694
• − Repairs & maintenance: −$2,551
• − Management: −$2,551
• − HOA: −$744
• − Depreciation: −$9,164
• Taxable loss: −$11,013
• Est. tax savings @ 24.0%: +$2,643
• After-tax cash flow: $-2,979/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $10,080–$30,240 screening

This move-in ready home offers a modern design and is in good condition, with minor cosmetic updates needed to enhance curb appeal and value.

Value-add opportunities

• Resale Paint exterior shutters — Enhances curb appeal ↑
• Both Add landscaping — Improves curb appeal and adds value ↑
• Both Install smart home devices — Enhances convenience and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 8/100

Zoned Schools

High Tara High School F LA #248/265 Nat'l #16,644/17,239

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

B Composite livability gradescore 74/100

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

• County: East Baton Rouge Parish · 464,810 people
• City population: 351,868
• Metro: Baton Rouge, LA
• Population (ZIP): 33,482
• Household income: $102,639
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 19% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 21% Two or more races 9% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 91% English-only · Spanish 3% Arabic 1% Vietnamese 1%

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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: ▼ -149.27%
• Current HPI: 170.6826
• Rent YoY: ▲ 2.05%
• Metro: Baton Rouge, LA
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Other: Community features include playground and sidewalksLocated in the Bellacosa subdivision
• Financial info: No investment/multifamily financial details provided
• HOA & community: Homeowners associationAnnual HOA fee of $745 (approximately $62.08/month)Community poolAssociation maintenance

Exterior

• Parking: 2 parking spacesGarage with garage door opener
• Security: Security systemSmoke detectors
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceDetachedResidential property
• Construction: Vinyl siding, frame, and brick constructionShingle roofSlab foundationBuilt by D.R. Horton, Inc. - Gulf CoastModel: Lacombe
• Exterior features: LightingRain guttersCovered patio/porchLakefront waterfront

Interior

• Kitchen: RangeOvenDishwasherDisposalMicrowaveRefrigeratorStainless steel appliances
• Bedrooms: No specific bedroom details provided
• Flooring: TileVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Breakfast barHigh ceilingsSee remarksWindow screens
• Laundry & utility: Washer hookup insideElectric dryer hookupGas water heater

Price history

-9.6% since first listed

19 events — show timeline

• 2026-07-25 Listed $315,000 GBRMLS
• 2026-07-25 Listed $315,000 AcadianaMLS
• 2026-06-30 Relisted — AcadianaMLS
• 2026-06-30 Relisted — GBRMLS
• 2026-06-01 Price Changed $315,000 AcadianaMLS
• 2026-06-01 Price Changed $315,000 GBRMLS
• 2026-05-29 Price Changed $325,000 AcadianaMLS
• 2026-05-29 Price Changed $325,000 GBRMLS
• 2026-03-28 Price Changed $320,000 AcadianaMLS
• 2026-03-28 Price Changed $320,000 GBRMLS
• 2026-03-13 Price Changed $339,000 AcadianaMLS
• 2026-03-13 Price Changed $339,000 GBRMLS
• 2026-01-02 Listed $345,000 AcadianaMLS
• 2026-01-02 Listed $345,000 GBRMLS
• 2025-12-23 Coming Soon — GBRMLS
• 2024-03-18 Sold (MLS) — GBRMLS
• 2024-02-07 Pending — GBRMLS
• 2023-10-16 Listed $348,450 AcadianaMLS
• 2023-10-16 Listed $348,450 GBRMLS

Property tax history

+143.3%/yr

Latest (2025): $3,553 · -0.5% YoY. Source: county tax records.