3440 Hollywood St · Baton Rouge, LA 70805

$45,000

3 bd · 2.0 ba · 1,046 sqft · SingleFamily · 32 Days on market

Built 1971 6,534 sqft lot Est $78k · 43% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Home is currently tenant-occupied; please do not disturb tenants. Property is in need of repairs and is being sold as part of a 12-home investment portfolio. Seller has limited knowledge of the property.

Key facts

• 6,534 sq ft lot
• 2 parking spots
• Built 1971

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Single story
• Construction: Frame construction with cement siding
• Exterior features: Lot in Hollywood subdivision; Lot dimensions approximately 40 x 131

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; Window unit cooling
• Interior features: Window cooling units

🏷️ Possibly a rental listed for sale. The $45,000 price doesn't fit this home's estimated sale value (~$78,450) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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.
• Zoned schools: Winbourne Elementary School (math 12% / reading 12%, grade F, #568 of 646 statewide, top 89%, 293 students, 93% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 155 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $1,049/mo this rent would consume 50% of the median local household income ($25k/yr) (locally 1980% 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 (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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

• It's been on market 32 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 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

• 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.33% ✓
• Cap rate: 20.45%
• Cash-on-cash: 50.55%
• DSCR: 3.25
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $78,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3310 Greenwell St	0.17mi	3/1.0	1,027 (-2%)	9mo	$25,000	$24	77
3467 Hollywood St	0.05mi	3/1.5	1,150 (+10%)	8mo	$49,900	$43	73
5772 Alexander Ave	0.45mi	3/2.0	1,170 (+12%)	7mo	$95,000	$81	54
2674 Iberia St	0.58mi	2/1.0 (-1)	1,100 (+5%)	6mo	$20,000	$18	50
4361 Evangeline St	0.70mi	2/1.0 (-1)	1,002 (-4%)	3mo	$75,000	$75	49
4721 Hollywood St	0.72mi	3/1.0	1,138 (+9%)	2mo	$129,900	$114	46
3169 Sherwood St	0.69mi	3/1.0	1,196 (+14%)	1mo	$89,500	$75	40
4249 Cannon St	0.62mi	2/2.0 (-1)	1,200 (+15%)	9mo	$116,000	$97	34
3640 Sherwood St	0.68mi	2/1.0 (-1)	954 (-9%)	13mo	$77,000	$81	34
5712 Beechwood Dr	0.70mi	3/1.0	1,200 (+15%)	8mo	$90,000	$75	33
4524 Sycamore St	0.72mi	4/1.5 (+1)	1,200 (+15%)	3mo	$105,000	$88	32
4163 Clayton Dr	0.71mi	2/1.5 (-1)	897 (-14%)	10mo	$46,000	$51	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.73×
• Total profit: $-3,456
• Equity at exit: $6,710

10-year hold

• IRR: -9.5%
• Equity multiple: 0.58×
• Total profit: $-5,241
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,049 high
• Mortgage (P&I): −$236
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $104

Break-even live

Break-even rent $917

Max offer price $45,000

Occupancy floor 85%

Sensitivity live

Price	-10% $130	-5% $117	+0% $104	+5% $92	+10% $79
Rent	-10% $21	-5% $63	+0% $104	+5% $146	+10% $187
Rate	-1.0pp $127	-0.5pp $116	base $104	+0.5pp $93	+1.0pp $81

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	45d	1	0.71mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	25d	1	0.83mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	25d	1	0.84mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	45d	1	1.03mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	25d	1	1.06mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	45d	1	1.06mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	25d	1	1.14mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	25d	1	1.14mi
4540 Crown Ave Unit 93 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	45d	1	1.14mi
4540 Crown Ave Unit 85 Baton Rouge, LA	2.0	1.0	700	$850	$1.21	45d	1	1.14mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	20d	1	1.14mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	25d	1	1.14mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	45d	1	1.14mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	45d	1	1.16mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	45d	1	1.16mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	45d	1	1.16mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	15d	1	1.16mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	25d	1	1.17mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	45d	1	1.18mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	45d	1	1.19mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	45d	1	1.22mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	25d	1	1.29mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	20d	1	1.33mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	20d	1	1.36mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	25d	26	1.43mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	15d	20	1.47mi

Listing history 24 events

1. 2026-06-22
   days on market $45,000 Active 32 DOM
2. 2026-06-18
   days on market $45,000 Active 29 DOM
3. 2026-06-17
   days on market $45,000 Active 28 DOM
4. 2026-06-16
   days on market $45,000 Active 27 DOM
5. 2026-06-15
   days on market $45,000 Active 26 DOM
6. 2026-06-14
   days on market $45,000 Active 24 DOM
7. 2026-06-10
   days on market $45,000 Active 21 DOM
8. 2026-06-09
   days on market $45,000 Active 20 DOM
9. 2026-06-08
   days on market $45,000 Active 19 DOM
10. 2026-06-07
    days on market $45,000 Active 18 DOM
11. 2026-06-05
    days on market $45,000 Active 15 DOM
12. 2026-06-03
    days on market $45,000 Active 14 DOM
13. 2026-06-02
    days on market $45,000 Active 13 DOM
14. 2026-06-01
    days on market $45,000 Active 12 DOM
15. 2026-05-31
    days on market $45,000 Active 11 DOM
16. 2026-05-31
    days on market $45,000 Active 10 DOM
17. 2026-05-20
    listed $45,000 Active

    Show marketing remark (203 chars)

    Home is currently tenant-occupied; please do not disturb tenants. Property is in need of repairs and is being sold as part of a 12-home investment portfolio. Seller has limited knowledge of the property.

18. 2026-05-20
    listed $45,000 Active 203-char remark

    Show marketing remark (203 chars)

    Home is currently tenant-occupied; please do not disturb tenants. Property is in need of repairs and is being sold as part of a 12-home investment portfolio. Seller has limited knowledge of the property.

19. 2026-04-05
    historical $950
20. 2026-03-06
    listed $950
21. 2026-01-31
    historical $900
22. 2025-12-10
    listed $900
23. 2019-01-30
    soldstatus $165,000
24. 1991-04-15
    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: $515 · $43/mo
• Projected year-2 tax: $515 · $43/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 AE · 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: $12,584
• − Mortgage interest: −$2,521
• − Property taxes: −$515
• − Insurance: −$5,344
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$1,309
• Taxable income: $882
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $1,039/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

-72.7% since first listed

8 events — show timeline

• 2026-05-20 Listed $45,000 AcadianaMLS
• 2026-05-20 Listed $45,000 GBRMLS
• 2026-04-05 Rental Removed $950 BUILDIUM
• 2026-03-06 Listed for Rent $950 BUILDIUM
• 2026-01-31 Rental Removed $900 BUILDIUM
• 2025-12-10 Listed for Rent $900 BUILDIUM
• 2019-01-30 Sold (Public Records) $165,000 Public Records
• 1991-04-15 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $515 · +4.7% YoY. Source: county tax records.