2922 Osceola St · Baton Rouge, LA 70805

$99,900

6 bd · 2.0 ba · 1,922 sqft · SingleFamily · 195 Days on market

4,791 sqft lot $52/sqft · 57% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great opportunity to buy this duplex that should generate good cash flow. One side is 3BR/1BA the other is 2BR/1BA Wood floors in bedrooms and living room. Sheet vinyl in bathroom. Covered rear porch. Conveniently location minutes to interstate, downtown and shopping. Ask about buying as a package with 3130 Hiawatha, 2934-2936 Osceola, 3920 Geronimo, 3925 Topeka and 3929 Topeka.

Key facts

• Wood floors
• Convenient location
• Covered rear porch

Tags

• WOOD FLOORS
• COVERED REAR PORCH
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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: Capitol Elementary School (math 22% / reading 22%, grade F, #415 of 646 statewide, top 67%, 300 students, 94% FRL); Capitol Middle School (math 4% / reading 10%, grade F, #212 of 218 statewide, top 97%, 580 students, 87% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 80% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 155 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,700/mo this rent would consume 80% 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 $691 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 22y 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.
• Current owner paid $13k; list at $100k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.70% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.61%
• DSCR: 2.41
• GRM: 4.9

CMA / ARV

• ARV (median comp): $230,896
• List price: $99,900
• Delta: -56.73%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 1.92×
• Total profit: $25,738
• Equity at exit: $14,895

10-year hold

• IRR: 29.3%
• Equity multiple: 3.27×
• Total profit: $63,486
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $737

Break-even live

Break-even rent $768

Max offer price $99,900

Occupancy floor 52%

Sensitivity live

Price	-10% $793	-5% $765	+0% $737	+5% $709	+10% $680
Rent	-10% $603	-5% $670	+0% $737	+5% $804	+10% $871
Rate	-1.0pp $787	-0.5pp $762	base $737	+0.5pp $711	+1.0pp $685

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3835 Sherwood St Baton Rouge, LA	5.0	2.0	1615	$1,850	$1.15	45d	1	1.35mi
3835 Sherwood St Baton Rouge, LA	5.0	2.0	1615	$1,850	$1.15	25d	1	1.35mi

Listing history 41 events

1. 2026-06-22
   days on market $99,900 Active 195 DOM
2. 2026-06-18
   days on market $99,900 Active 192 DOM
3. 2026-06-17
   days on market $99,900 Active 191 DOM
4. 2026-06-16
   days on market $99,900 Active 190 DOM
5. 2026-06-15
   days on market $99,900 Active 189 DOM
6. 2026-06-14
   days on market $99,900 Active 187 DOM
7. 2026-06-10
   days on market $99,900 Active 184 DOM
8. 2026-06-09
   days on market $99,900 Active 183 DOM
9. 2026-06-08
   days on market $99,900 Active 182 DOM
10. 2026-06-07
    days on market $99,900 Active 181 DOM
11. 2026-06-05
    days on market $99,900 Active 178 DOM
12. 2026-06-03
    days on market $99,900 Active 177 DOM
13. 2026-06-02
    days on market $99,900 Active 176 DOM
14. 2026-06-01
    days on market $99,900 Active 175 DOM
15. 2026-05-31
    days on market $99,900 Active 174 DOM
16. 2026-05-31
    days on market $99,900 Active 173 DOM
17. 2026-03-09
    price $99,900 381-char remark

    Show marketing remark (381 chars)

    Great opportunity to buy this duplex that should generate good cash flow. One side is 3BR/1BA the other is 2BR/1BA Wood floors in bedrooms and living room. Sheet vinyl in bathroom. Covered rear porch. Conveniently location minutes to interstate, downtown and shopping. Ask about buying as a package with 3130 Hiawatha, 2934-2936 Osceola, 3920 Geronimo, 3925 Topeka and 3929 Topeka.

18. 2026-03-09
    price $99,900 381-char remark

    Show marketing remark (381 chars)

    Great opportunity to buy this duplex that should generate good cash flow. One side is 3BR/1BA the other is 2BR/1BA Wood floors in bedrooms and living room. Sheet vinyl in bathroom. Covered rear porch. Conveniently location minutes to interstate, downtown and shopping. Ask about buying as a package with 3130 Hiawatha, 2934-2936 Osceola, 3920 Geronimo, 3925 Topeka and 3929 Topeka.

19. 2025-12-08
    listed $104,900 Active 381-char remark

    Show marketing remark (381 chars)

    Great opportunity to buy this duplex that should generate good cash flow. One side is 3BR/1BA the other is 2BR/1BA Wood floors in bedrooms and living room. Sheet vinyl in bathroom. Covered rear porch. Conveniently location minutes to interstate, downtown and shopping. Ask about buying as a package with 3130 Hiawatha, 2934-2936 Osceola, 3920 Geronimo, 3925 Topeka and 3929 Topeka.

20. 2025-12-08
    listed $104,900 Active 381-char remark

    Show marketing remark (381 chars)

    Great opportunity to buy this duplex that should generate good cash flow. One side is 3BR/1BA the other is 2BR/1BA Wood floors in bedrooms and living room. Sheet vinyl in bathroom. Covered rear porch. Conveniently location minutes to interstate, downtown and shopping. Ask about buying as a package with 3130 Hiawatha, 2934-2936 Osceola, 3920 Geronimo, 3925 Topeka and 3929 Topeka.

21. 2025-09-22
    soldstatus $13,320
22. 2025-05-20
    soldstatus $272,760
23. 2025-01-16
    status Pending
24. 2024-12-11
    listed $125,000 Active
25. 2024-12-11
    historical
26. 2024-10-31
    listed $125,000 Active
27. 2024-10-31
    listed $125,000 Active
28. 2022-12-05
    soldstatus $309,000
29. 2022-10-01
    historical
30. 2022-08-04
    price $70,000
31. 2022-08-03
    status Active
32. 2022-07-28
    status Pending
33. 2022-04-28
    status Active
34. 2022-03-19
    status Pending
35. 2022-03-09
    listed $100,000 Active
36. 2022-03-09
    listed $70,000
37. 2018-04-19
    soldstatus $475,000
38. 2011-01-31
    listed $67,200
39. 2011-01-31
    listed $67,200
40. 2004-06-21
    listed $50,400
41. 2004-06-21
    listed $50,400

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$59/yr (+$5/mo · 12.0%)

ⓘ 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 · 18 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: $20,405
• − Mortgage interest: −$5,596
• − Property taxes: −$490
• − Insurance: −$500
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$2,906
• Taxable income: $7,648
• Est. tax owed @ 24.0%: −$1,836
• After-tax cash flow: $7,008/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

+98.2% since first listed

25 events — show timeline

• 2026-03-09 Price Changed $99,900 AcadianaMLS
• 2026-03-09 Price Changed $99,900 GBRMLS
• 2025-12-08 Listed $104,900 GBRMLS
• 2025-12-08 Listed $104,900 AcadianaMLS
• 2025-09-22 Sold (Public Records) $13,320 Public Records
• 2025-05-20 Sold (Public Records) $272,760 Public Records
• 2025-01-16 Pending — GBRMLS
• 2024-12-11 Listed $125,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-10-31 Listed $125,000 GBRMLS
• 2024-10-31 Listed $125,000 AcadianaMLS
• 2022-12-05 Sold (Public Records) $309,000 Public Records
• 2022-10-01 Delisted — GBRMLS
• 2022-08-04 Price Changed $70,000 GBRMLS
• 2022-08-03 Relisted — GBRMLS
• 2022-07-28 Pending — GBRMLS
• 2022-04-28 Relisted — GBRMLS
• 2022-03-19 Pending — GBRMLS
• 2022-03-09 Listed $70,000 AcadianaMLS
• 2022-03-09 Listed $100,000 GBRMLS
• 2018-04-19 Sold (Public Records) $475,000 Public Records
• 2011-01-31 Listed $67,200 AcadianaMLS
• 2011-01-31 Listed $67,200 GBRMLS
• 2004-06-21 Listed $50,400 AcadianaMLS
• 2004-06-21 Listed $50,400 GBRMLS

Property tax history

+26.5%/yr

Latest (2025): $490 · +4.7% YoY. Source: county tax records.