2755 Tanner Ln · Baton Rouge, LA 70807

$88,000

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 86 Days on market

Built 1984 1,306 sqft lot $92/sqft · 45% above area Est $62k · 41% over

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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 +26.7/30.0
• DSCR +9.1/10.0
• 1% rule +6.9/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Affordable, updated, and move-in ready--this 2 bedroom, 2 bathroom home in Baton Rouge is a rare find under $100K! Whether you're a first-time homebuyer or investor, this property offers incredible value in today's market. Step inside to a spacious living area, creating a comfortable and inviting space to relax or entertain. The home features no carpet throughout, making it both low-maintenance and ideal for modern living. The updated interior provides a clean, fresh feel from the moment you walk in. Both bedrooms are generously sized, offering plenty of space and flexibility, while each bathroom is well-appointed for convenience and functionality. Located in Baton Rouge with easy access to shopping, dining, and major roadways, this home combines affordability with location--an opportunity that doesn't come around often at this price point. Schedule your private showing today before it's gone!

Key facts

• No carpet
• Spacious living area
• Updated interior

Tags

• NO CARPET
• UPDATED INTERIOR
• SPACIOUS LIVING AREA
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $83k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 101 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• At $1,044/mo this rent would consume 46% of the median local household income ($28k/yr) (locally 1092% 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 (-0.9%/yr); year-one equity from $608 of loan paydown is wiped out by about $766 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 (-0.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 25y ago; this cycle's ask has dropped $7k (7%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.56%
• DSCR: 1.51
• GRM: 7.0

CMA / ARV

• ARV (median comp): $62,204
• List price: $88,000
• Delta: 41.47%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2831 Andover St	0.35mi	2/1.0	1,067 (+11%)	3mo	$34,999	$33	58
2834 Andover St	0.30mi	3/2.0 (+1)	1,000 (+4%)	20mo	$95,000	$95	57
1677 78th Ave	0.73mi	3/1.5 (+1)	969 (+1%)	4mo	$125,000	$129	54
2838 73rd Ave	0.57mi	3/2.0 (+1)	1,074 (+12%)	0mo	$139,000	$129	48
2858 75th Ave	0.47mi	3/1.0 (+1)	900 (-6%)	16mo	$28,200	$31	45
2799 72nd Ave	0.59mi	3/1.0 (+1)	900 (-6%)	10mo	$89,900	$100	45
2188 75th Ave	0.60mi	2/1.0	1,103 (+15%)	0mo	$28,900	$26	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.37×
• Total profit: $9,010
• Equity at exit: $21,787

10-year hold

• IRR: 14.2%
• Equity multiple: 2.42×
• Total profit: $35,028
• Equity at exit: $23,345

Cash invested: $24,640 (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 70807

• Home prices YoY: -1.1%
• Active inventory: 101
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,044 high
• Mortgage (P&I): −$461
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $237

Break-even live

Break-even rent $744

Max offer price $88,000

Occupancy floor 72%

Sensitivity live

Price	-10% $287	-5% $262	+0% $237	+5% $213	+10% $188
Rent	-10% $155	-5% $196	+0% $237	+5% $279	+10% $320
Rate	-1.0pp $282	-0.5pp $260	base $237	+0.5pp $215	+1.0pp $191

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2203 Fairchild St Baton Rouge, LA	2.0	1.0	800	$1,000	$1.25	44d	1	0.37mi
1555 Swan Ave Baton Rouge, LA	1.0	1.0	800	$900	$1.12	24d	1	0.80mi
2319 Elm Park Dr Baton Rouge, LA	2.0	1.0	800	$750	$0.94	44d	1	1.18mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	20d	1	1.23mi
4540 Crown Ave Unit 93 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	44d	1	1.23mi
4540 Crown Ave Unit 85 Baton Rouge, LA	2.0	1.0	700	$850	$1.21	44d	1	1.23mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	44d	1	1.23mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	1.23mi
947 Grebe St Unit 4 Baton Rouge, LA	2.0	1.0	650	$1,050	$1.62	20d	1	1.26mi

Listing history 36 events

1. 2026-06-18
   days on market $88,000 Active 86 DOM
2. 2026-06-17
   days on market $88,000 Active 85 DOM
3. 2026-06-16
   days on market $88,000 Active 84 DOM
4. 2026-06-15
   days on market $88,000 Active 83 DOM
5. 2026-06-14
   days on market $88,000 Active 81 DOM
6. 2026-06-10
   days on market $88,000 Active 78 DOM
7. 2026-06-09
   days on market $88,000 Active 77 DOM
8. 2026-06-08
   days on market $88,000 Active 76 DOM
9. 2026-06-07
   days on market $88,000 Active 75 DOM
10. 2026-06-05
    days on market $88,000 Active 72 DOM
11. 2026-06-03
    days on market $88,000 Active 71 DOM
12. 2026-06-02
    days on market $88,000 Active 70 DOM
13. 2026-06-01
    days on market $88,000 Active 69 DOM
14. 2026-05-31
    days on market $88,000 Active 68 DOM
15. 2026-05-31
    days on market $88,000 Active 67 DOM
16. 2026-05-05
    price $88,000 906-char remark

    Show marketing remark (940 chars)

    Affordable, updated, and move-in ready—this 2 bedroom, 2 bathroom home in Baton Rouge is a rare find under $100K! Whether you’re a first-time homebuyer or investor, this property offers incredible value in today’s market. Step inside to a spacious living area, creating a comfortable and inviting space to relax or entertain. The home features no carpet throughout, making it both low-maintenance and ideal for modern living. The updated interior provides a clean, fresh feel from the moment you walk in. Both bedrooms are generously sized, offering plenty of space and flexibility, while each bathroom is well-appointed for convenience and functionality. Located in Baton Rouge with easy access to shopping, dining, and major roadways, this home combines affordability with location—an opportunity that doesn’t come around often at this price point. Schedule your private showing today before it’s gone!

17. 2026-05-05
    price $88,000 940-char remark

    Show marketing remark (940 chars)

    Affordable, updated, and move-in ready—this 2 bedroom, 2 bathroom home in Baton Rouge is a rare find under $100K! Whether you’re a first-time homebuyer or investor, this property offers incredible value in today’s market. Step inside to a spacious living area, creating a comfortable and inviting space to relax or entertain. The home features no carpet throughout, making it both low-maintenance and ideal for modern living. The updated interior provides a clean, fresh feel from the moment you walk in. Both bedrooms are generously sized, offering plenty of space and flexibility, while each bathroom is well-appointed for convenience and functionality. Located in Baton Rouge with easy access to shopping, dining, and major roadways, this home combines affordability with location—an opportunity that doesn’t come around often at this price point. Schedule your private showing today before it’s gone!

18. 2026-03-24
    listed $95,000 Active 940-char remark

    Show marketing remark (906 chars)

    Affordable, updated, and move-in ready--this 2 bedroom, 2 bathroom home in Baton Rouge is a rare find under $100K! Whether you're a first-time homebuyer or investor, this property offers incredible value in today's market. Step inside to a spacious living area, creating a comfortable and inviting space to relax or entertain. The home features no carpet throughout, making it both low-maintenance and ideal for modern living. The updated interior provides a clean, fresh feel from the moment you walk in. Both bedrooms are generously sized, offering plenty of space and flexibility, while each bathroom is well-appointed for convenience and functionality. Located in Baton Rouge with easy access to shopping, dining, and major roadways, this home combines affordability with location--an opportunity that doesn't come around often at this price point. Schedule your private showing today before it's gone!

19. 2026-03-24
    listed $95,000 Active 906-char remark

    Show marketing remark (906 chars)

    Affordable, updated, and move-in ready--this 2 bedroom, 2 bathroom home in Baton Rouge is a rare find under $100K! Whether you're a first-time homebuyer or investor, this property offers incredible value in today's market. Step inside to a spacious living area, creating a comfortable and inviting space to relax or entertain. The home features no carpet throughout, making it both low-maintenance and ideal for modern living. The updated interior provides a clean, fresh feel from the moment you walk in. Both bedrooms are generously sized, offering plenty of space and flexibility, while each bathroom is well-appointed for convenience and functionality. Located in Baton Rouge with easy access to shopping, dining, and major roadways, this home combines affordability with location--an opportunity that doesn't come around often at this price point. Schedule your private showing today before it's gone!

20. 2024-06-28
    soldstatus Sold
21. 2024-06-28
    soldstatus $78,000
22. 2024-05-28
    historical
23. 2024-03-21
    status Active
24. 2024-02-29
    historical
25. 2024-02-07
    price $85,000
26. 2023-12-12
    status Active
27. 2023-12-08
    historical
28. 2023-12-06
    listed $95,000 Active
29. 2023-12-06
    listed $85,000
30. 2009-05-08
    soldstatus $70,000
31. 2008-11-07
    soldstatus $8,000
32. 2006-04-28
    listed $40,000
33. 2006-04-28
    listed $40,000
34. 2002-10-18
    listed $7,500
35. 2001-02-13
    listed $9,500
36. 2001-02-13
    listed $9,500

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/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 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: $12,531
• − Mortgage interest: −$4,929
• − Property taxes: −$1,072
• − Insurance: −$440
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,560
• Taxable income: $1,524
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,483/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): 15,300
• Household income: $27,534
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1092.0

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 (91%)
• Race & ethnicity: Black 91% Two or more races 6% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▼ -0.87%
• Current HPI: 78.3629
• 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

+826.3% since first listed

21 events — show timeline

• 2026-05-05 Price Changed $88,000 AcadianaMLS
• 2026-05-05 Price Changed $88,000 GBRMLS
• 2026-03-24 Listed $95,000 GBRMLS
• 2026-03-24 Listed $95,000 AcadianaMLS
• 2024-06-28 Sold (Public Records) $78,000 Public Records
• 2024-06-28 Sold (MLS) — GBRMLS
• 2024-05-28 Delisted — GBRMLS
• 2024-03-21 Relisted — GBRMLS
• 2024-02-29 Delisted — GBRMLS
• 2024-02-07 Price Changed $85,000 GBRMLS
• 2023-12-12 Relisted — GBRMLS
• 2023-12-08 Delisted — GBRMLS
• 2023-12-06 Listed $85,000 AcadianaMLS
• 2023-12-06 Listed $95,000 GBRMLS
• 2009-05-08 Sold (Public Records) $70,000 Public Records
• 2008-11-07 Sold (Public Records) $8,000 Public Records
• 2006-04-28 Listed $40,000 AcadianaMLS
• 2006-04-28 Listed $40,000 GBRMLS
• 2002-10-18 Listed $7,500 AcadianaMLS
• 2001-02-13 Listed $9,500 AcadianaMLS
• 2001-02-13 Listed $9,500 GBRMLS

Property tax history

+2.7%/yr

Latest (2025): $1,072 · +4.7% YoY. Source: county tax records.