6212 Stumberg Ln #202 · Baton Rouge, LA 70816

$129,000

2 bd · 2.5 ba · 1,132 sqft · Condo public records · 79 Days on market

Built 1984 $114/sqft · at area comps Est $146k · 12% under $390/mo HOA · 29% of rent

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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 +12.7/15.0
• Cash flow +7.3/30.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautifully located 2-bedroom, 2.5-bath condo right in the heart of the city. Featuring a charming kitchen complete with all appliances, a formal dining area, and abundant storage throughout, this home offers both comfort and functionality. The spacious living room boasts a cozy fireplace, plenty of natural light, and a versatile nook ideal for a home office or study space. Upstairs, you'll find two generously sized bedrooms, each with its own full bath, providing privacy and convenience. The property is currently tenant-occupied at $1,300 per month on a month-to-month lease, offering flexibility for investors or future owner-occupants alike.Residents enjoy access to community amenities including a clubhouse and swimming pool--perfect for relaxing during the summer months. Do not Disturb Tenant.

Key facts

• Versatile nook
• Charming kitchen
• Natural light

Tags

• CHARMING KITCHEN
• FORMAL DINING AREA
• ABUNDANT STORAGE
• COZY FIREPLACE
• NATURAL LIGHT
• VERSATILE NOOK

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (23.3% below list).
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $99k (23.3% below list) — sets the bar for cash-flow.

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: Parkview Elementary School (math 47% / reading 64%, grade C, #89 of 646 statewide, top 14%, 539 students, 68% FRL); Woodlawn Middle School (math 20% / reading 39%, grade F, #116 of 218 statewide, top 53%, 887 students, 69% FRL); Woodlawn High School (math 25% / reading 30%, grade F, #133 of 265 statewide, top 51%, 1,527 students, 62% FRL).
• Market conditions: Rents flat; 255 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 24y 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: HOA is 29% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,910 (23.3% 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. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 8.0

CMA / ARV

• ARV (median comp): $145,779
• List price: $129,000
• Delta: -11.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.16% rent growth · sell at horizon

5-year hold

• IRR: -30.5%
• Equity multiple: 0.02×
• Total profit: $-35,273
• Equity at exit: $19,234

10-year hold

• IRR: -63.0%
• Equity multiple: -0.61×
• Total profit: $-58,293
• Equity at exit: $11,154

Cash invested: $36,120 (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 70816

• Rents YoY: 0.2%
• Active inventory: 255
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$676
• Tax from tax record: −$117 /mo · $1,410/yr
• Insurance: −$54
• HOA: −$390
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-170

Break-even live

Break-even rent $1,567

Max offer price $98,910

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-134	+0% $-170	+5% $-207	+10% $-243
Rent	-10% $-277	-5% $-224	+0% $-170	+5% $-117	+10% $-64
Rate	-1.0pp $-105	-0.5pp $-138	base $-170	+0.5pp $-204	+1.0pp $-238

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6212 Stumberg Ln Baton Rouge, LA	3.0	2.0	1424	$1,500	$1.05	45d	1	0.04mi
5159 S Oaks Dr Baton Rouge, LA	2.0	2.5	1200	$1,500	$1.25	45d	1	0.57mi
12784 Brogdon Ln Unit 12784-H Baton Rouge, LA	2.0	2.0	1100	$1,100	$1.00	45d	1	0.62mi
14020 Tiger Bend Rd Apt 4 Baton Rouge, LA	2.0	1.5	1176	$1,100	$0.94	45d	1	0.71mi
14020 Tiger Bend Rd Apt 11 Baton Rouge, LA	2.0	1.5	1176	$1,100	$0.94	25d	1	0.72mi
11850 Wentling Ave Baton Rouge, LA	1.0–2.0	1.0–1.5	870	$1,278	$1.47	16d	20	0.75mi
12757 Coursey Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	870	$1,049	$1.21	16d	19	1.17mi
12138 Coursey Blvd #1 Baton Rouge, LA	2.0	1.5	1150	$1,550	$1.35	25d	1	1.18mi
4360 Stumberg Ln Baton Rouge, LA	2.0	2.5	1100	$1,300	$1.18	45d	1	1.26mi
5960 Siegen Ln Baton Rouge, LA	1.0–2.0	1.0–2.0	1006	$1,386	$1.38	16d	8	1.29mi
4138 Stumberg Ln Baton Rouge, LA	3.0	2.0	1477	$1,925	$1.30	45d	1	1.31mi
4126 Stumberg Ln Baton Rouge, LA	3.0	2.0	1480	$2,150	$1.45	16d	1	1.31mi
13675 Coursey Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	951	$1,130	$1.19	45d	23	1.35mi
8028 Pine Valley Dr Baton Rouge, LA	3.0	2.0	1124	$2,100	$1.87	45d	1	1.42mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	25d	1	1.46mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	840	$1,450	$1.73	45d	1	1.46mi

HOA detail condo

• Monthly dues: $390 · $4,680/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 42 events

1. 2026-06-22
   days on market $129,000 Active 79 DOM
2. 2026-06-18
   days on market $129,000 Active 76 DOM
3. 2026-06-17
   days on market $129,000 Active 75 DOM
4. 2026-06-16
   days on market $129,000 Active 74 DOM
5. 2026-06-15
   days on market $129,000 Active 73 DOM
6. 2026-06-14
   days on market $129,000 Active 71 DOM
7. 2026-06-10
   days on market $129,000 Active 68 DOM
8. 2026-06-09
   days on market $129,000 Active 67 DOM
9. 2026-06-08
   days on market $129,000 Active 66 DOM
10. 2026-06-07
    days on market $129,000 Active 65 DOM
11. 2026-06-05
    days on market $129,000 Active 62 DOM
12. 2026-06-03
    days on market $129,000 Active 61 DOM
13. 2026-06-02
    days on market $129,000 Active 60 DOM
14. 2026-06-01
    days on market $129,000 Active 59 DOM
15. 2026-05-31
    days on market $129,000 Active 58 DOM
16. 2026-05-31
    pricedays on market $129,000 Active 57 DOM
17. 2026-04-03
    listed $135,000 Active 820-char remark

    Show marketing remark (832 chars)

    Discover this beautifully located 2-bedroom, 2.5-bath condo right in the heart of the city. Featuring a charming kitchen complete with all appliances, a formal dining area, and abundant storage throughout, this home offers both comfort and functionality. The spacious living room boasts a cozy fireplace, plenty of natural light, and a versatile nook ideal for a home office or study space. Upstairs, you’ll find two generously sized bedrooms, each with its own full bath, providing privacy and convenience. The property is currently tenant-occupied at $1,300 per month on a month-to-month lease, offering flexibility for investors or future owner-occupants alike. Residents enjoy access to community amenities including a clubhouse and swimming pool—perfect for relaxing during the summer months. Do not Disturb Tenant.

18. 2026-04-03
    listed $135,000 Active 832-char remark

    Show marketing remark (832 chars)

    Discover this beautifully located 2-bedroom, 2.5-bath condo right in the heart of the city. Featuring a charming kitchen complete with all appliances, a formal dining area, and abundant storage throughout, this home offers both comfort and functionality. The spacious living room boasts a cozy fireplace, plenty of natural light, and a versatile nook ideal for a home office or study space. Upstairs, you’ll find two generously sized bedrooms, each with its own full bath, providing privacy and convenience. The property is currently tenant-occupied at $1,300 per month on a month-to-month lease, offering flexibility for investors or future owner-occupants alike. Residents enjoy access to community amenities including a clubhouse and swimming pool—perfect for relaxing during the summer months. Do not Disturb Tenant.

19. 2025-06-11
    price $133,500
20. 2025-06-11
    price $133,500
21. 2025-04-04
    listed $135,000 Active
22. 2025-04-04
    listed $135,000 Active
23. 2023-11-17
    soldstatus
24. 2023-08-05
    listed $1,300
25. 2022-08-08
    soldstatus
26. 2022-07-28
    listed $1,300
27. 2021-11-11
    soldstatus
28. 2021-10-21
    listed $1,275
29. 2021-10-21
    soldstatus $121,000
30. 2021-10-20
    soldstatus Sold
31. 2021-08-13
    status Pending
32. 2021-07-26
    price $125,000
33. 2021-07-26
    status Active
34. 2021-07-08
    status Pending
35. 2021-06-16
    listed $129,500 Active
36. 2021-06-16
    listed $125,000
37. 2019-03-18
    soldstatus $99,999
38. 2012-08-02
    soldstatus $116,000
39. 2006-04-10
    soldstatus $91,500
40. 2003-02-03
    soldstatus
41. 2002-11-04
    listed $86,000
42. 2002-11-04
    listed $86,000

ⓘ 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: $1,410 · $117/mo
• Projected year-2 tax: $1,410 · $117/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $16,214
• − Mortgage interest: −$7,226
• − Property taxes: −$1,410
• − Insurance: −$645
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − HOA: −$4,680
• − Depreciation: −$3,753
• Taxable loss: −$4,094
• Est. tax savings @ 24.0%: +$983
• After-tax cash flow: $-1,061/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): 45,718
• Household income: $67,353
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 2162.0

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 0.67)
• Race & ethnicity: Black 41% White 38% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 1% Hispanic 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 9% Chinese 1% Other Indo-European 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: ▼ -161.21%
• Current HPI: 157.3823
• Rent YoY: ▲ 0.16%
• 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

+57.0% since first listed

26 events — show timeline

• 2026-04-03 Listed $135,000 GBRMLS
• 2026-04-03 Listed $135,000 AcadianaMLS
• 2025-06-11 Price Changed $133,500 AcadianaMLS
• 2025-06-11 Price Changed $133,500 GBRMLS
• 2025-04-04 Listed $135,000 GBRMLS
• 2025-04-04 Listed $135,000 AcadianaMLS
• 2023-11-17 Sold (MLS) — GBRMLS
• 2023-08-05 Listed $1,300 GBRMLS
• 2022-08-08 Sold (MLS) — GBRMLS
• 2022-07-28 Listed $1,300 GBRMLS
• 2021-11-11 Sold (MLS) — GBRMLS
• 2021-10-21 Sold (Public Records) $121,000 Public Records
• 2021-10-21 Listed $1,275 GBRMLS
• 2021-10-20 Sold (MLS) — GBRMLS
• 2021-08-13 Pending — GBRMLS
• 2021-07-26 Price Changed $125,000 GBRMLS
• 2021-07-26 Relisted — GBRMLS
• 2021-07-08 Pending — GBRMLS
• 2021-06-16 Listed $125,000 AcadianaMLS
• 2021-06-16 Listed $129,500 GBRMLS
• 2019-03-18 Sold (Public Records) $99,999 Public Records
• 2012-08-02 Sold (Public Records) $116,000 Public Records
• 2006-04-10 Sold (Public Records) $91,500 Public Records
• 2003-02-03 Sold (MLS) — GBRMLS
• 2002-11-04 Listed $86,000 AcadianaMLS
• 2002-11-04 Listed $86,000 GBRMLS

Property tax history

+10.2%/yr

Latest (2025): $1,410 · +4.7% YoY. Source: county tax records.