1717 Sora St · Baton Rouge, LA 70807

$39,900

2 bd · 1.0 ba · 732 sqft · SingleFamily · 196 Days on market

Built 1946 4,791 sqft lot $55/sqft · 42% above area Est $28k · 42% over ↓ 11% since listing

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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
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Just off of Scenic Hwy near Southern University, this house is sitting on a quiet street waiting for a new owner. It was renovated a couple of years ago and easily rented for $995/month since. Whether you are looking for a home of your own or a new investment property, this is a good option. The all electric house has laundry hook ups, an architectural shingle roof, inside laundry hookups, and off street parking.

Key facts

• Off street parking
• Laundry hook ups
• 4,791 sq ft lot

Tags

• LAUNDRY HOOK UPS
• ARCHITECTURAL SHINGLE ROOF
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.6% 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.
• Market conditions: 101 active listings in the ZIP; 1 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 $1,077/mo this rent would consume 47% of the median local household income ($28k/yr) (locally 1092% 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 (-0.9%/yr); year-one equity from $276 of loan paydown is wiped out by about $347 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 (-0.9% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $20k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. 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: 2.70% ✓
• Cap rate: 24.56%
• Cash-on-cash: 65.23%
• DSCR: 3.90
• GRM: 3.1

CMA / ARV

• ARV (median comp): $28,011
• List price: $39,900
• Delta: 42.45%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8205 Elm Grove Garden Dr	0.38mi	2/1.0	640 (-13%)	17mo	$115,000	$180	48
9532 Gassie St	0.58mi	2/1.0	624 (-15%)	23mo	$16,000	$26	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.3%
• Equity multiple: 4.21×
• Total profit: $35,902
• Equity at exit: $9,878

10-year hold

• IRR: 69.0%
• Equity multiple: 8.57×
• Total profit: $84,543
• Equity at exit: $10,585

Cash invested: $11,172 (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 70807

• Home prices YoY: -1.1%
• Active inventory: 101
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$18 /mo · $216/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $607

Break-even live

Break-even rent $309

Max offer price $39,900

Occupancy floor 39%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
947 Grebe St Unit 4 Baton Rouge, LA	2.0	1.0	650	$1,050	$1.62	19d	1	0.59mi

Listing history 31 events

1. 2026-06-09
   days on market $39,900 Active 196 DOM
2. 2026-06-08
   days on market $39,900 Active 195 DOM
3. 2026-06-07
   days on market $39,900 Active 194 DOM
4. 2026-06-05
   days on market $39,900 Active 191 DOM
5. 2026-06-03
   days on market $39,900 Active 190 DOM
6. 2026-06-02
   days on market $39,900 Active 189 DOM
7. 2026-06-01
   days on market $39,900 Active 188 DOM
8. 2026-05-31
   days on market $39,900 Active 187 DOM
9. 2026-05-31
   days on market $39,900 Active 186 DOM
10. 2026-01-28
    price $39,900 416-char remark

    Show marketing remark (416 chars)

    Just off of Scenic Hwy near Southern University, this house is sitting on a quiet street waiting for a new owner. It was renovated a couple of years ago and easily rented for $995/month since. Whether you are looking for a home of your own or a new investment property, this is a good option. The all electric house has laundry hook ups, an architectural shingle roof, inside laundry hookups, and off street parking.

11. 2026-01-28
    price $39,900 416-char remark

    Show marketing remark (416 chars)

    Just off of Scenic Hwy near Southern University, this house is sitting on a quiet street waiting for a new owner. It was renovated a couple of years ago and easily rented for $995/month since. Whether you are looking for a home of your own or a new investment property, this is a good option. The all electric house has laundry hook ups, an architectural shingle roof, inside laundry hookups, and off street parking.

12. 2026-01-15
    price $45,000 416-char remark

    Show marketing remark (416 chars)

    Just off of Scenic Hwy near Southern University, this house is sitting on a quiet street waiting for a new owner. It was renovated a couple of years ago and easily rented for $995/month since. Whether you are looking for a home of your own or a new investment property, this is a good option. The all electric house has laundry hook ups, an architectural shingle roof, inside laundry hookups, and off street parking.

13. 2026-01-15
    price $45,000 416-char remark

    Show marketing remark (416 chars)

    Just off of Scenic Hwy near Southern University, this house is sitting on a quiet street waiting for a new owner. It was renovated a couple of years ago and easily rented for $995/month since. Whether you are looking for a home of your own or a new investment property, this is a good option. The all electric house has laundry hook ups, an architectural shingle roof, inside laundry hookups, and off street parking.

14. 2025-12-17
    price $49,900 416-char remark

    Show marketing remark (416 chars)

    Just off of Scenic Hwy near Southern University, this house is sitting on a quiet street waiting for a new owner. It was renovated a couple of years ago and easily rented for $995/month since. Whether you are looking for a home of your own or a new investment property, this is a good option. The all electric house has laundry hook ups, an architectural shingle roof, inside laundry hookups, and off street parking.

15. 2025-12-17
    price $49,900 416-char remark

    Show marketing remark (416 chars)

    Just off of Scenic Hwy near Southern University, this house is sitting on a quiet street waiting for a new owner. It was renovated a couple of years ago and easily rented for $995/month since. Whether you are looking for a home of your own or a new investment property, this is a good option. The all electric house has laundry hook ups, an architectural shingle roof, inside laundry hookups, and off street parking.

16. 2025-12-08
    price $54,900 416-char remark

    Show marketing remark (416 chars)

    Just off of Scenic Hwy near Southern University, this house is sitting on a quiet street waiting for a new owner. It was renovated a couple of years ago and easily rented for $995/month since. Whether you are looking for a home of your own or a new investment property, this is a good option. The all electric house has laundry hook ups, an architectural shingle roof, inside laundry hookups, and off street parking.

17. 2025-12-08
    price $54,900 416-char remark

    Show marketing remark (416 chars)

    Just off of Scenic Hwy near Southern University, this house is sitting on a quiet street waiting for a new owner. It was renovated a couple of years ago and easily rented for $995/month since. Whether you are looking for a home of your own or a new investment property, this is a good option. The all electric house has laundry hook ups, an architectural shingle roof, inside laundry hookups, and off street parking.

18. 2025-11-25
    listed $59,900 Active 416-char remark

    Show marketing remark (416 chars)

    Just off of Scenic Hwy near Southern University, this house is sitting on a quiet street waiting for a new owner. It was renovated a couple of years ago and easily rented for $995/month since. Whether you are looking for a home of your own or a new investment property, this is a good option. The all electric house has laundry hook ups, an architectural shingle roof, inside laundry hookups, and off street parking.

19. 2025-11-25
    listed $59,900 Active 416-char remark

    Show marketing remark (416 chars)

    Just off of Scenic Hwy near Southern University, this house is sitting on a quiet street waiting for a new owner. It was renovated a couple of years ago and easily rented for $995/month since. Whether you are looking for a home of your own or a new investment property, this is a good option. The all electric house has laundry hook ups, an architectural shingle roof, inside laundry hookups, and off street parking.

20. 2024-03-24
    historical $995
21. 2024-03-13
    price $995
22. 2024-01-18
    listed $1,100
23. 2023-08-31
    historical
24. 2023-03-23
    listed $55,000 Active
25. 2023-03-23
    listed $55,000
26. 2022-07-01
    soldstatus $136,000
27. 2018-07-13
    soldstatus Sold
28. 2018-07-06
    status Pending
29. 2018-05-31
    price $24,900
30. 2018-04-26
    listed $45,000 Active
31. 2018-04-26
    listed $24,900

ⓘ 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: $216 · $18/mo
• Projected year-2 tax: $219 · $18/mo
• Expected delta: +$4/yr ($0/mo · 1.8%)

ⓘ 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 · 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: $12,928
• − Mortgage interest: −$2,235
• − Property taxes: −$216
• − Insurance: −$200
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,161
• Taxable income: $7,049
• Est. tax owed @ 24.0%: −$1,692
• After-tax cash flow: $5,596/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): 15,300
• Household income: $27,534
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1092.0

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 (91%)
• Race & ethnicity: Black 91% Two or more races 6% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▼ -0.87%
• Current HPI: 78.3629
• Rent YoY: —
• 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

-11.3% since first listed

22 events — show timeline

• 2026-01-28 Price Changed $39,900 AcadianaMLS
• 2026-01-28 Price Changed $39,900 GBRMLS
• 2026-01-15 Price Changed $45,000 AcadianaMLS
• 2026-01-15 Price Changed $45,000 GBRMLS
• 2025-12-17 Price Changed $49,900 AcadianaMLS
• 2025-12-17 Price Changed $49,900 GBRMLS
• 2025-12-08 Price Changed $54,900 AcadianaMLS
• 2025-12-08 Price Changed $54,900 GBRMLS
• 2025-11-25 Listed $59,900 GBRMLS
• 2025-11-25 Listed $59,900 AcadianaMLS
• 2024-03-24 Rental Removed $995 APPFOLIO
• 2024-03-13 Price Changed $995 APPFOLIO
• 2024-01-18 Listed for Rent $1,100 APPFOLIO
• 2023-08-31 Delisted — GBRMLS
• 2023-03-23 Listed $55,000 AcadianaMLS
• 2023-03-23 Listed $55,000 GBRMLS
• 2022-07-01 Sold (Public Records) $136,000 Public Records
• 2018-07-13 Sold (MLS) — GBRMLS
• 2018-07-06 Pending — GBRMLS
• 2018-05-31 Price Changed $24,900 GBRMLS
• 2018-04-26 Listed $24,900 AcadianaMLS
• 2018-04-26 Listed $45,000 GBRMLS

Property tax history

+3.0%/yr

Latest (2025): $216 · +4.7% YoY. Source: county tax records.