15212 Crystal Dr · Central, LA 70770

$150,000

3 bd · 2.0 ba · 1,521 sqft · SingleFamily · 53 Days on market

Built 1993 0.94 ac lot $99/sqft · 42% below area Est $259k · 42% under

---

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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +6.3/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't let the label fool you...this one lives large. Set well back from the road on a sprawling, tree-lined lot, this 3-bedroom, 2-bath home offers the kind of space, privacy, and character that's genuinely hard to find at any price point. Gleaming hardwood floors run through the oversized living room, and the kitchen is a standout, full U-shaped layout, abundant solid oak cabinetry, built-in appliances, and more counter space than most site-built homes twice the price. Both bathrooms have been updated with personality to spare -- one features a double-vanity with granite-like countertop and walk-in shower, while the other showcases a stunning clawfoot soaking tub with hardwood floors and vaulted ceiling. Outside, a large covered porch with ceiling fan gives you a shaded spot to relax, and the hot tub stays with the property. Three additional outbuildings, including a spacious metal workshop, provide serious storage and workspace. The backyard is a private retreat framed by mature pines and hardwoods with room to roam. Whether you're looking for an affordable primary residence with real charm or a solid rental investment that tenants will love, this property delivers on both counts. The Community and Schools are highly desired! And...it's priced to move! Sold As Is

Key facts

• Double vanity
• Built in appliances
• Solid oak cabinetry

Tags

• OVERSIZED LIVING ROOM
• U SHAPED KITCHEN
• SOLID OAK CABINETRY
• BUILT IN APPLIANCES
• DOUBLE VANITY
• WALK IN SHOWER

Property features AI

Exterior

• Parking: 10 total parking spaces; Carport (10 spaces); Covered and detached parking; Driveway; RV access/parking; Other parking options
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property; Single-level entry
• Construction: Vinyl siding and frame construction; Composition roof; Slab foundation; Built in 2026
• Exterior features: Patio and covered porch (enclosed); Shed(s)

Interior

• Kitchen: Gas cooktop; Range; Oven; Dishwasher; Microwave
• Flooring: Wood; Laminate; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Wall units; Ceiling fans
• Interior features: Built-in features; Window treatments; Lighting
• Laundry & utility: Laundry room with inside washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.3% in Central — 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 (#25 in LA, #4,761 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, commute F.
• Central Community School District (suburban): math 50% / reading 54% proficiency, ranked #9 of 98 in LA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.13% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (median comp): $259,045
• List price: $150,000
• Delta: -42.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14224 Haverhill Ave	0.58mi	3/2.0	1,530 (+1%)	10mo	$170,000	$111	64
14707 Hampshire Dr	0.58mi	3/2.0	1,636 (+8%)	7mo	$227,000	$139	54
14334 Crystal Dr	0.68mi	3/2.0	1,626 (+7%)	10mo	$209,900	$129	48
14932 Ashville Ave	0.54mi	3/2.0	1,415 (-7%)	21mo	$245,000	$173	46
14233 Haverhill Ave	0.55mi	3/2.0	1,660 (+9%)	17mo	$279,500	$168	45
15129 Russett Dr	0.46mi	3/2.0	1,670 (+10%)	21mo	$262,000	$157	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,437
• Equity at exit: $22,365

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $38,566
• Equity at exit: $12,969

Cash invested: $42,000 (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 70770

• Home prices YoY: -30.8%
• Active inventory: 38
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $436

Break-even live

Break-even rent $1,148

Max offer price $150,000

Occupancy floor 69%

Sensitivity live

Price	-10% $521	-5% $479	+0% $436	+5% $394	+10% $352
Rent	-10% $302	-5% $369	+0% $436	+5% $504	+10% $571
Rate	-1.0pp $512	-0.5pp $475	base $436	+0.5pp $398	+1.0pp $358

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12985 Slope Oak Ave Baton Rouge, LA	3.0	2.0	1334	$1,700	$1.27	45d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 53 DOM
2. 2026-06-17
   days on market $150,000 Active 52 DOM
3. 2026-06-16
   days on market $150,000 Active 51 DOM
4. 2026-06-15
   days on market $150,000 Active 50 DOM
5. 2026-06-14
   days on market $150,000 Active 48 DOM
6. 2026-06-10
   days on market $150,000 Active 45 DOM
7. 2026-06-09
   days on market $150,000 Active 44 DOM
8. 2026-06-08
   days on market $150,000 Active 43 DOM
9. 2026-06-07
   days on market $150,000 Active 42 DOM
10. 2026-06-05
    days on market $150,000 Active 39 DOM
11. 2026-06-03
    days on market $150,000 Active 38 DOM
12. 2026-06-02
    days on market $150,000 Active 37 DOM
13. 2026-06-01
    days on market $150,000 Active 36 DOM
14. 2026-05-31
    days on market $150,000 Active 35 DOM
15. 2026-05-31
    days on market $150,000 Active 34 DOM
16. 2026-04-26
    listed $150,000 Active 1294-char remark

    Show marketing remark (1285 chars)

    Don't let the label fool you...this one lives large. Set well back from the road on a sprawling, tree-lined lot, this 3-bedroom, 2-bath home offers the kind of space, privacy, and character that's genuinely hard to find at any price point. Gleaming hardwood floors run through the oversized living room, and the kitchen is a standout, full U-shaped layout, abundant solid oak cabinetry, built-in appliances, and more counter space than most site-built homes twice the price. Both bathrooms have been updated with personality to spare -- one features a double-vanity with granite-like countertop and walk-in shower, while the other showcases a stunning clawfoot soaking tub with hardwood floors and vaulted ceiling. Outside, a large covered porch with ceiling fan gives you a shaded spot to relax, and the hot tub stays with the property. Three additional outbuildings, including a spacious metal workshop, provide serious storage and workspace. The backyard is a private retreat framed by mature pines and hardwoods with room to roam. Whether you're looking for an affordable primary residence with real charm or a solid rental investment that tenants will love, this property delivers on both counts. The Community and Schools are highly desired! And...it's priced to move! Sold As Is

17. 2026-04-26
    listed $150,000 Active 1285-char remark

    Show marketing remark (1285 chars)

    Don't let the label fool you...this one lives large. Set well back from the road on a sprawling, tree-lined lot, this 3-bedroom, 2-bath home offers the kind of space, privacy, and character that's genuinely hard to find at any price point. Gleaming hardwood floors run through the oversized living room, and the kitchen is a standout, full U-shaped layout, abundant solid oak cabinetry, built-in appliances, and more counter space than most site-built homes twice the price. Both bathrooms have been updated with personality to spare -- one features a double-vanity with granite-like countertop and walk-in shower, while the other showcases a stunning clawfoot soaking tub with hardwood floors and vaulted ceiling. Outside, a large covered porch with ceiling fan gives you a shaded spot to relax, and the hot tub stays with the property. Three additional outbuildings, including a spacious metal workshop, provide serious storage and workspace. The backyard is a private retreat framed by mature pines and hardwoods with room to roam. Whether you're looking for an affordable primary residence with real charm or a solid rental investment that tenants will love, this property delivers on both counts. The Community and Schools are highly desired! And...it's priced to move! Sold As Is

18. 1996-05-14
    soldstatus

ⓘ 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: $689 · $57/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$136/yr (+$11/mo · 19.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $20,400
• − Mortgage interest: −$8,402
• − Property taxes: −$689
• − Insurance: −$750
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,364
• Taxable income: $2,931
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $4,534/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: Central Community School District
• NCES district ID: 2200125
• Math proficiency: 50% ▼ -32.00%
• Reading proficiency: 54% ▼ -31.00%
• Median HH income: $66,584
• Composite: 46.02/100
• National rank: #2528
• State rank: #9 of 98 in LA

Livability — Central

• Score: 74/100
• State rank: #25
• US rank: #4761

Category grades

Amenities F Commute F Cost of living B Crime B Employment A+ Housing A+ Health & safety C+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central, LA
• City population: 10,403
• Population (ZIP): 3,279

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 White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 13% Iranian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -83.70%
• Current HPI: 187.8011
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-26 Listed $150,000 GBRMLS
• 2026-04-26 Listed $150,000 AcadianaMLS
• 1996-05-14 Sold (Public Records) — Public Records

Property tax history

+29.2%/yr

Latest (2025): $689 · -0.4% YoY. Source: county tax records.