17238 Stoney Point Burch Rd · Central, LA 70770

$80,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 79 Days on market

Built 1977 1.29 ac lot $69/sqft · 66% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A country charmer for a solid investment or rehab opportunity on just over one acre in the rural Pride community. This property presents significant upside for investors and buyers looking for value and space. The home is being sold as-is and requires repairs and TLC throughout -- ideal for a complete renovation, fixer-upper project, or creative redesign. The lot size provides room for outdoor enhancements, potential landscaping, or expansion. This home offers a rare chance to secure acreage and create equity. This property has a common driveway. Please note that this is a short sale transaction -- all offers are subject to bank approval.

Key facts

• Rehab opportunity
• Outdoor enhancements
• Complete renovation

Tags

• ONE ACRE
• REHAB OPPORTUNITY
• COMPLETE RENOVATION
• FIXER-UPPER PROJECT
• OUTDOOR ENHANCEMENTS
• POTENTIAL LANDSCAPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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.
• 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: 38 active listings in the ZIP; 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.56% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.04%
• DSCR: 1.89
• GRM: 5.3

CMA / ARV

• ARV (median comp): $235,000
• List price: $80,000
• Delta: -65.96%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.3%
• Equity multiple: 1.49×
• Total profit: $10,919
• Equity at exit: $11,928

10-year hold

• IRR: 21.2%
• Equity multiple: 2.80×
• Total profit: $40,413
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$158 /mo · $1,901/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $374

Break-even live

Break-even rent $774

Max offer price $80,000

Occupancy floor 65%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   days on market $80,000 Active 79 DOM
2. 2026-06-17
   days on market $80,000 Active 78 DOM
3. 2026-06-16
   days on market $80,000 Active 77 DOM
4. 2026-06-15
   days on market $80,000 Active 76 DOM
5. 2026-06-14
   days on market $80,000 Active 74 DOM
6. 2026-06-10
   days on market $80,000 Active 71 DOM
7. 2026-06-09
   days on market $80,000 Active 70 DOM
8. 2026-06-08
   days on market $80,000 Active 69 DOM
9. 2026-06-07
   statusdays on market $80,000 Active 68 DOM
10. 2026-05-12
    status Pending 646-char remark

    Show marketing remark (656 chars)

    A country charmer for a solid investment or rehab opportunity on just over one acre in the rural Pride community. This property presents significant upside for investors and buyers looking for value and space. The home is being sold as-is and requires repairs and TLC throughout — ideal for a complete renovation, fixer-upper project, or creative redesign. The lot size provides room for outdoor enhancements, potential landscaping, or expansion. This home offers a rare chance to secure acreage and create equity. This property has a common driveway. Please note that this is a short sale transaction — all offers are subject to bank approval.

11. 2026-05-12
    status Pending 656-char remark

    Show marketing remark (656 chars)

    A country charmer for a solid investment or rehab opportunity on just over one acre in the rural Pride community. This property presents significant upside for investors and buyers looking for value and space. The home is being sold as-is and requires repairs and TLC throughout — ideal for a complete renovation, fixer-upper project, or creative redesign. The lot size provides room for outdoor enhancements, potential landscaping, or expansion. This home offers a rare chance to secure acreage and create equity. This property has a common driveway. Please note that this is a short sale transaction — all offers are subject to bank approval.

12. 2026-05-06
    price $80,000 646-char remark

    Show marketing remark (656 chars)

    A country charmer for a solid investment or rehab opportunity on just over one acre in the rural Pride community. This property presents significant upside for investors and buyers looking for value and space. The home is being sold as-is and requires repairs and TLC throughout — ideal for a complete renovation, fixer-upper project, or creative redesign. The lot size provides room for outdoor enhancements, potential landscaping, or expansion. This home offers a rare chance to secure acreage and create equity. This property has a common driveway. Please note that this is a short sale transaction — all offers are subject to bank approval.

13. 2026-05-06
    price $80,000 656-char remark

    Show marketing remark (656 chars)

    A country charmer for a solid investment or rehab opportunity on just over one acre in the rural Pride community. This property presents significant upside for investors and buyers looking for value and space. The home is being sold as-is and requires repairs and TLC throughout — ideal for a complete renovation, fixer-upper project, or creative redesign. The lot size provides room for outdoor enhancements, potential landscaping, or expansion. This home offers a rare chance to secure acreage and create equity. This property has a common driveway. Please note that this is a short sale transaction — all offers are subject to bank approval.

14. 2026-03-07
    listed $100,000 Active 646-char remark

    Show marketing remark (656 chars)

    A country charmer for a solid investment or rehab opportunity on just over one acre in the rural Pride community. This property presents significant upside for investors and buyers looking for value and space. The home is being sold as-is and requires repairs and TLC throughout — ideal for a complete renovation, fixer-upper project, or creative redesign. The lot size provides room for outdoor enhancements, potential landscaping, or expansion. This home offers a rare chance to secure acreage and create equity. This property has a common driveway. Please note that this is a short sale transaction — all offers are subject to bank approval.

15. 2026-03-07
    listed $100,000 Active 656-char remark

    Show marketing remark (656 chars)

    A country charmer for a solid investment or rehab opportunity on just over one acre in the rural Pride community. This property presents significant upside for investors and buyers looking for value and space. The home is being sold as-is and requires repairs and TLC throughout — ideal for a complete renovation, fixer-upper project, or creative redesign. The lot size provides room for outdoor enhancements, potential landscaping, or expansion. This home offers a rare chance to secure acreage and create equity. This property has a common driveway. Please note that this is a short sale transaction — all offers are subject to bank approval.

16. 2018-02-20
    soldstatus $137,200
17. 2018-02-16
    soldstatus Sold
18. 2018-01-25
    status Pending
19. 2018-01-07
    price $134,900
20. 2017-12-12
    listed $144,900 Active
21. 2017-12-12
    listed $134,900
22. 2017-12-01
    historical
23. 2017-09-26
    price $149,995
24. 2017-09-23
    price $155,000
25. 2017-09-23
    price $149,000
26. 2017-09-11
    price $155,000
27. 2017-09-03
    status Active
28. 2017-06-17
    status Pending
29. 2017-05-24
    listed $149,000 Active
30. 2017-05-23
    listed $149,995
31. 2017-02-27
    soldstatus Sold
32. 2017-01-17
    status Pending
33. 2016-12-29
    status Active
34. 2016-12-27
    status Pending
35. 2016-12-22
    status Active
36. 2016-11-02
    status Pending
37. 2016-10-27
    listed $24,000 Active
38. 2016-10-26
    listed $24,000

ⓘ 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: $1,901 · $158/mo
• Projected year-2 tax: $1,901 · $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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $14,969
• − Mortgage interest: −$4,481
• − Property taxes: −$1,901
• − Insurance: −$400
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$2,327
• Taxable income: $3,464
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $3,658/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 — 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

• 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

+233.3% since first listed

29 events — show timeline

• 2026-05-12 Pending — AcadianaMLS
• 2026-05-12 Pending — GBRMLS
• 2026-05-06 Price Changed $80,000 AcadianaMLS
• 2026-05-06 Price Changed $80,000 GBRMLS
• 2026-03-07 Listed $100,000 AcadianaMLS
• 2026-03-07 Listed $100,000 GBRMLS
• 2018-02-20 Sold (Public Records) $137,200 Public Records
• 2018-02-16 Sold (MLS) — GBRMLS
• 2018-01-25 Pending — GBRMLS
• 2018-01-07 Price Changed $134,900 GBRMLS
• 2017-12-12 Listed $134,900 AcadianaMLS
• 2017-12-12 Listed $144,900 GBRMLS
• 2017-12-01 Delisted — GBRMLS
• 2017-09-26 Price Changed $149,995 GBRMLS
• 2017-09-23 Price Changed $155,000 GBRMLS
• 2017-09-23 Price Changed $149,000 GBRMLS
• 2017-09-11 Price Changed $155,000 GBRMLS
• 2017-09-03 Relisted — GBRMLS
• 2017-06-17 Pending — GBRMLS
• 2017-05-24 Listed $149,000 GBRMLS
• 2017-05-23 Listed $149,995 AcadianaMLS
• 2017-02-27 Sold (MLS) — GBRMLS
• 2017-01-17 Pending — GBRMLS
• 2016-12-29 Relisted — GBRMLS
• 2016-12-27 Pending — GBRMLS
• 2016-12-22 Relisted — GBRMLS
• 2016-11-02 Pending — GBRMLS
• 2016-10-27 Listed $24,000 GBRMLS
• 2016-10-26 Listed $24,000 AcadianaMLS

Property tax history

+6.8%/yr

Latest (2025): $1,901 · -0.4% YoY. Source: county tax records.