1571 Lila St · Gardere, LA 70820

$170,000

3 bd · 2.0 ba · 1,222 sqft · SingleFamily public records · 18 Days on market

Built 1989 2,265 sqft lot Est $253k · 33% under

---

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 +13.5/30.0
• DSCR +4.1/10.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint home conveniently located just minutes from LSU and a short drive to the Mall of Louisiana. This well maintained property features wood flooring, neutral paint colors, a split floor plan, and a slightly open-concept layout that offers both functionality and comfort. Modern touches throughout add to the home's appeal. The larger front yard provides great curb appeal, while the smaller backyard allows for easy maintenance. Ideal for a variety of buyers seeking a convenient location and low maintenance living.

Key facts

• 2,265 sq ft lot
• Garage
• Built 1989

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-419 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (43.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (16.0% below list).
• Recommended offer: $96k (43.6% below list) — sets the bar for cash-flow.
• Cap rate 6.3% vs local median 4.1% in Gardere — 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 64/100 on livability (#167 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A; Watch: crime D, employment D, amenities F.
• 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 rising (+2.8%/yr); 315 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 36% of the median local income ($47k/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 $1k of loan paydown is wiped out by about $5k 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 18 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y 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 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,923 (43.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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. 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?
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: 0.84% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $252,954
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1571 Lila St	0.00mi	3/2.0	1,278 (+5%)	0mo	$170,000	$133	92
1440 Lila Ave	0.14mi	3/2.0	1,124 (-8%)	8mo	$175,000	$156	73
1243 Drago Dr	0.73mi	3/2.0	1,380 (+13%)	1mo	$303,900	$220	44
1111 Renova Dr	0.70mi	3/2.0	1,380 (+13%)	9mo	$287,685	$208	38
1135 Renova Dr	0.67mi	3/2.0	1,380 (+13%)	12mo	$281,250	$204	38
1123 Renova Dr	0.68mi	3/2.0	1,380 (+13%)	12mo	$282,900	$205	37
1134 Renova Dr	0.67mi	3/2.0	1,380 (+13%)	12mo	$291,685	$211	37
1117 Renova Dr	0.69mi	3/2.0	1,380 (+13%)	12mo	$287,685	$208	36
1128 Renova Dr	0.68mi	3/2.0	1,380 (+13%)	13mo	$289,685	$210	36
1003 Renova Dr	0.75mi	3/2.0	1,380 (+13%)	9mo	$284,900	$206	36
1044 Renova Dr	0.73mi	3/2.0	1,380 (+13%)	13mo	$286,320	$207	34
1038 Renova Dr	0.74mi	3/2.0	1,380 (+13%)	13mo	$284,685	$206	33

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 · 2.79% rent growth · sell at horizon

5-year hold

• IRR: -35.5%
• Equity multiple: -0.14×
• Total profit: $-54,306
• Equity at exit: $25,348

10-year hold

• IRR: -48.1%
• Equity multiple: -0.72×
• Total profit: $-81,892
• Equity at exit: $14,698

Cash invested: $47,600 (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 70820

• Home prices YoY: -29.9%
• Rents YoY: 2.8%
• Active inventory: 315
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$891
• Tax from tax record: −$158 /mo · $1,897/yr
• Insurance: −$71
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-419

Break-even live

Break-even rent $1,958

Max offer price $95,923

Occupancy floor —

Sensitivity live

Price	-10% $-323	-5% $-371	+0% $-419	+5% $-467	+10% $-516
Rent	-10% $-532	-5% $-476	+0% $-419	+5% $-363	+10% $-307
Rate	-1.0pp $-334	-0.5pp $-376	base $-419	+0.5pp $-463	+1.0pp $-508

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7300 Burbank Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1380	$3,000	$2.17	44d	3	0.83mi
7300 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1427	$2,475	$1.73	24d	1	0.83mi
910 Drago Dr Baton Rouge, LA	3.0	2.0	1380	$2,700	$1.96	24d	1	0.88mi
1707 Port Dr Unit D Baton Rouge, LA	2.0	2.0	875	$950	$1.09	44d	1	0.99mi
8225 Ned Ave Unit 8225-C Baton Rouge, LA	2.0	2.0	970	$950	$0.98	45d	1	1.02mi
8215 Skysail Ave Baton Rouge, LA	2.0	2.0	1000	$750	$0.75	24d	1	1.03mi
1711 Mast Dr Unit 1711-4 Baton Rouge, LA	3.0	2.5	1185	$1,100	$0.93	45d	1	1.07mi
8246 Ned Ave Apt C Baton Rouge, LA	2.0	2.0	990	$750	$0.76	24d	1	1.08mi
777 Hadley Dr Baton Rouge, LA	3.0	2.0	1405	$1,900	$1.35	21d	1	1.09mi
8234 Keel Ave Baton Rouge, LA	3.0	2.0	1000	$1,000	$1.00	44d	1	1.09mi
1648 Starboard Dr Apt C Baton Rouge, LA	2.0	1.0	980	$850	$0.87	44d	1	1.09mi
1658 Starboard Dr Unit 1658-C Baton Rouge, LA	2.0	1.5	1100	$850	$0.77	14d	1	1.10mi
1773 Starboard Dr Unit 1773-1 Baton Rouge, LA	2.0	1.5	1100	$995	$0.90	19d	1	1.15mi
2059 Mariner Dr Unit 2059-20 Baton Rouge, LA	2.0	2.0	950	$925	$0.97	24d	1	1.22mi
7324 Menlo Dr Unit 20 Baton Rouge, LA	2.0	2.0	956	$1,225	$1.28	14d	1	1.22mi
7324 Menlo Dr Unit 16 Baton Rouge, LA	2.0	2.0	956	$1,125	$1.18	44d	1	1.23mi
7324 Menlo Dr Unit 22 Baton Rouge, LA	2.0	2.0	956	$1,375	$1.44	44d	1	1.23mi
8091 Bayou Fountain Ave Baton Rouge, LA	2.0	2.5	1100	$1,195	$1.09	44d	1	1.25mi
2266 Anne Marie Dr Unit C Baton Rouge, LA	2.0	2.0	1000	$750	$0.75	44d	1	1.26mi
2266 Anne Marie Dr Unit C Baton Rouge, LA	2.0	2.0	1000	$850	$0.85	14d	1	1.26mi
2266 Anne Marie Dr Unit B Baton Rouge, LA	2.0	2.0	1000	$900	$0.90	44d	1	1.26mi
2265 Anne Marie Dr Unit D Baton Rouge, LA	2.0	2.0	972	$800	$0.82	44d	1	1.29mi
8425 Ned Ave Unit D Baton Rouge, LA	2.0	2.0	970	$875	$0.90	44d	1	1.31mi
8150 Bayou Fountain Ave Unit 8150-C Baton Rouge, LA	2.0	1.5	992	$1,050	$1.06	14d	1	1.32mi
2182 Gardere Ln Unit B Baton Rouge, LA	2.0	2.0	1000	$800	$0.80	24d	1	1.33mi
8185 Bayou Fountain Ave Unit 8185-2 Baton Rouge, LA	2.0	1.5	1200	$1,045	$0.87	24d	1	1.34mi
8526 Leake Ave Unit 8526-D Baton Rouge, LA	2.0	2.0	974	$900	$0.92	44d	1	1.37mi
8231 Bayou Fountain Ave Unit 8231-1 Baton Rouge, LA	2.0	2.0	1250	$1,200	$0.96	14d	1	1.38mi
8336 Bayou Fountain Ave Unit 8336-D Baton Rouge, LA	2.0	1.5	1110	$1,045	$0.94	14d	1	1.40mi
8216 Governor Dr Baton Rouge, LA	3.0	2.0	1212	$1,350	$1.11	24d	1	1.44mi
8220 Governor Dr Baton Rouge, LA	3.0	2.0	1350	$1,350	$1.00	19d	1	1.45mi
8262 Governor Dr Unit 8262-A Baton Rouge, LA	3.0	3.0	1400	$1,400	$1.00	14d	1	1.45mi
2705 Amanda Dr Unit A Baton Rouge, LA	2.0	2.0	972	$800	$0.82	14d	1	1.47mi
8445 Governor Dr Unit 8445-D Baton Rouge, LA	2.0	2.0	974	$945	$0.97	44d	1	1.50mi

Listing history 24 events

1. 2026-04-17
   status Pending 519-char remark

   Show marketing remark (519 chars)

   Quaint home conveniently located just minutes from LSU and a short drive to the Mall of Louisiana. This well maintained property features wood flooring, neutral paint colors, a split floor plan, and a slightly open-concept layout that offers both functionality and comfort. Modern touches throughout add to the home's appeal. The larger front yard provides great curb appeal, while the smaller backyard allows for easy maintenance. Ideal for a variety of buyers seeking a convenient location and low maintenance living.

2. 2026-04-17
   status Pending

   Show marketing remark (519 chars)

   Quaint home conveniently located just minutes from LSU and a short drive to the Mall of Louisiana. This well maintained property features wood flooring, neutral paint colors, a split floor plan, and a slightly open-concept layout that offers both functionality and comfort. Modern touches throughout add to the home's appeal. The larger front yard provides great curb appeal, while the smaller backyard allows for easy maintenance. Ideal for a variety of buyers seeking a convenient location and low maintenance living.

3. 2026-03-30
   listed $170,000 Active

   Show marketing remark (519 chars)

   Quaint home conveniently located just minutes from LSU and a short drive to the Mall of Louisiana. This well maintained property features wood flooring, neutral paint colors, a split floor plan, and a slightly open-concept layout that offers both functionality and comfort. Modern touches throughout add to the home's appeal. The larger front yard provides great curb appeal, while the smaller backyard allows for easy maintenance. Ideal for a variety of buyers seeking a convenient location and low maintenance living.

4. 2026-03-30
   listed $170,000 Active 519-char remark

   Show marketing remark (519 chars)

   Quaint home conveniently located just minutes from LSU and a short drive to the Mall of Louisiana. This well maintained property features wood flooring, neutral paint colors, a split floor plan, and a slightly open-concept layout that offers both functionality and comfort. Modern touches throughout add to the home's appeal. The larger front yard provides great curb appeal, while the smaller backyard allows for easy maintenance. Ideal for a variety of buyers seeking a convenient location and low maintenance living.

5. 2022-06-30
   soldstatus $158,000
6. 2022-06-29
   soldstatus Sold 461-char remark

   Show marketing remark (461 chars)

   Great Location. Great Price. Just minutes from the LSU campus, Hospitals, Medical Offices, Mall of Louisiana, and restaurants. This 3 bedroom, 2 full bath home is a great starter home or a great investment for a rental property. Brand new AC. No carpet. Wood fenced backyard, rear carport with garage door, storage shed, covered patio and situated on a corner lot. Home is vacant for immediate availability. Make an appointment now for your own private showing.

7. 2022-05-28
   status Pending 461-char remark

   Show marketing remark (461 chars)

   Great Location. Great Price. Just minutes from the LSU campus, Hospitals, Medical Offices, Mall of Louisiana, and restaurants. This 3 bedroom, 2 full bath home is a great starter home or a great investment for a rental property. Brand new AC. No carpet. Wood fenced backyard, rear carport with garage door, storage shed, covered patio and situated on a corner lot. Home is vacant for immediate availability. Make an appointment now for your own private showing.

8. 2022-05-20
   listed $149,900 Active 461-char remark

   Show marketing remark (461 chars)

   Great Location. Great Price. Just minutes from the LSU campus, Hospitals, Medical Offices, Mall of Louisiana, and restaurants. This 3 bedroom, 2 full bath home is a great starter home or a great investment for a rental property. Brand new AC. No carpet. Wood fenced backyard, rear carport with garage door, storage shed, covered patio and situated on a corner lot. Home is vacant for immediate availability. Make an appointment now for your own private showing.

9. 2022-05-20
   listed $149,900

   Show marketing remark (461 chars)

   Great Location. Great Price. Just minutes from the LSU campus, Hospitals, Medical Offices, Mall of Louisiana, and restaurants. This 3 bedroom, 2 full bath home is a great starter home or a great investment for a rental property. Brand new AC. No carpet. Wood fenced backyard, rear carport with garage door, storage shed, covered patio and situated on a corner lot. Home is vacant for immediate availability. Make an appointment now for your own private showing.

10. 2017-12-13
    soldstatus $124,000
11. 2017-12-12
    soldstatus Sold
12. 2017-10-22
    status Pending
13. 2017-09-25
    listed $134,500 Active
14. 2017-09-25
    listed $134,500
15. 2013-10-01
    soldstatus $120,000
16. 2013-09-30
    soldstatus
17. 2013-06-17
    listed $124,500
18. 2013-06-17
    listed $124,500
19. 2010-08-18
    soldstatus $121,900
20. 2010-05-27
    listed $128,900
21. 2003-04-03
    soldstatus
22. 2003-01-29
    listed $79,900
23. 2003-01-29
    listed $79,900
24. 2000-06-30
    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: $1,897 · $158/mo
• Projected year-2 tax: $1,897 · $158/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 4/10 Moderate FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 18 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,128
• − Mortgage interest: −$9,523
• − Property taxes: −$1,897
• − Insurance: −$5,968
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$4,945
• Taxable loss: −$7,946
• Est. tax savings @ 24.0%: +$1,907
• After-tax cash flow: $-3,125/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 — Gardere

• Score: 64/100
• State rank: #167
• US rank: #14008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardere, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 23,377
• Household income: $47,429
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 1879.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Black 21% Hispanic / Latino 13% Asian 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 2% Scotch-Irish 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Chinese 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: ▼ -56.10%
• Current HPI: 131.5382
• Rent YoY: ▲ 2.79%
• 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

+112.8% since first listed

24 events — show timeline

• 2026-04-17 Pending — AcadianaMLS
• 2026-04-17 Pending — GBRMLS
• 2026-03-30 Listed $170,000 GBRMLS
• 2026-03-30 Listed $170,000 AcadianaMLS
• 2022-06-30 Sold (Public Records) $158,000 Public Records
• 2022-06-29 Sold (MLS) — GBRMLS
• 2022-05-28 Pending — GBRMLS
• 2022-05-20 Listed $149,900 AcadianaMLS
• 2022-05-20 Listed $149,900 GBRMLS
• 2017-12-13 Sold (Public Records) $124,000 Public Records
• 2017-12-12 Sold (MLS) — GBRMLS
• 2017-10-22 Pending — GBRMLS
• 2017-09-25 Listed $134,500 GBRMLS
• 2017-09-25 Listed $134,500 AcadianaMLS
• 2013-10-01 Sold (Public Records) $120,000 Public Records
• 2013-09-30 Sold (MLS) — GBRMLS
• 2013-06-17 Listed $124,500 GBRMLS
• 2013-06-17 Listed $124,500 AcadianaMLS
• 2010-08-18 Sold (Public Records) $121,900 Public Records
• 2010-05-27 Listed $128,900 AcadianaMLS
• 2003-04-03 Sold (MLS) — GBRMLS
• 2003-01-29 Listed $79,900 GBRMLS
• 2003-01-29 Listed $79,900 AcadianaMLS
• 2000-06-30 Sold (Public Records) — Public Records

Property tax history

+11.7%/yr

Latest (2025): $1,897 · -0.4% YoY. Source: county tax records.