3745 Partridge Ln · Baton Rouge, LA 70809

$190,000

3 bd · 1.5 ba · 1,236 sqft · SingleFamily public records · 17 Days on market

Built 1965 0.28 ac lot $154/sqft · 21% below area Est $249k · 24% 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 +14.1/30.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1.5-bath home in Partridge Lane Heights sits on a generous 0.28-acre lot in a convenient central Baton Rouge location. Original hardwood floors, crown molding, and a functional wood-burning fireplace give the main living areas genuine character. The kitchen has been updated with granite countertops and ample cabinet space. The covered carport includes an enclosed utility room with additional storage. Out back, a sprawling yard shaded by mature trees and a large covered porch make for a standout outdoor space. No HOA, a transferable home warranty through April 2027, and located in Flood Zone X -- no flood insurance required, never flooded.

Key facts

• Hardwood flooring
• Generously sized lot
• Granite countertops

Tags

• HARDWOOD FLOORING
• GRANITE COUNTERTOPS
• HUGE COVERED BACK PATIO
• MATURE TREES
• GENEROUSLY SIZED LOT
• CENTRAL BATON ROUGE LOCATION

Property features AI

Exterior

• Parking: 4 parking spaces; Concrete driveway
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family detached residence; Single story
• Construction: Brick, frame and cement siding construction; Shingle and metal roof; Slab foundation; Built as a residential single family home
• Exterior features: Covered patio; Fenced yard (chain link and wood); Level lot; Rectangular lot

Interior

• Kitchen: Range; Oven; Electric cooktop
• Flooring: Tile; Ceramic tile; Wood; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 partial bathroom
• Heating & cooling: Central heating (natural gas); Central air; Window unit(s)
• Interior features: Walk-in closet(s); Window treatments; Wood-burning fireplace
• Laundry & utility: Laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $30 ($354/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (16.8% below list).
• Recommended offer: $158k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Rents rising (+2.2%/yr); 254 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 17 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 28y 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 $142k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $158,023 (16.8% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (median comp): $249,279
• List price: $190,000
• Delta: -23.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9421 Corinth St	0.74mi	3/2.0	1,150 (-7%)	4mo	$225,000	$196	48
2987 Carmen Dr	0.63mi	3/1.0	1,325 (+7%)	13mo	$189,977	$143	46
9145 Bordeaux Dr	0.64mi	2/1.5 (-1)	1,169 (-5%)	15mo	$185,000	$158	44
2650 Donald Dr	0.68mi	2/1.0 (-1)	1,111 (-10%)	1mo	$199,000	$179	44
9070 Baker Dr	0.34mi	3/2.5	1,421 (+15%)	18mo	$245,000	$172	41
2942 Carmen Dr	0.65mi	3/1.5	1,359 (+10%)	21mo	$214,900	$158	36

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-30,268
• Equity at exit: $28,330

10-year hold

• IRR: -9.3%
• Equity multiple: 0.45×
• Total profit: $-29,419
• Equity at exit: $16,428

Cash invested: $53,200 (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 70809

• Rents YoY: 2.2%
• Active inventory: 254
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$996
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $30

Break-even live

Break-even rent $1,543

Max offer price $190,000

Occupancy floor 93%

Sensitivity live

Price	-10% $137	-5% $83	+0% $30	+5% $-24	+10% $-78
Rent	-10% $-95	-5% $-33	+0% $30	+5% $92	+10% $154
Rate	-1.0pp $125	-0.5pp $78	base $30	+0.5pp $-20	+1.0pp $-70

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4085 Fleet Dr Baton Rouge, LA	3.0	1.5	1000	$1,400	$1.40	20d	1	0.34mi
10286 W Winston Ave Baton Rouge, LA	2.0	1.5	1150	$1,195	$1.04	45d	1	0.36mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,572	$1.59	15d	16	0.55mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$2,121	$1.92	15d	10	0.57mi
8732 Jefferson Hwy #7 Baton Rouge, LA	2.0	2.5	1200	$1,700	$1.42	24d	1	0.60mi
4188 Jefferson Woods Dr Baton Rouge, LA	2.0	1.5	1200	$1,800	$1.50	45d	1	0.65mi
9925 Jefferson Hwy Baton Rouge, LA	2.0	2.5	1458	$1,900	$1.30	15d	1	0.70mi
10245 Airline Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	898	$1,469	$1.63	15d	14	0.75mi
10066 Jefferson Hwy Unit C Baton Rouge, LA	3.0	2.5	1437	$1,250	$0.87	24d	1	0.82mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,318	$1.27	15d	13	0.92mi
3484 Cedarcrest Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	937	$1,294	$1.38	24d	1	0.93mi
4155 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1140	$1,846	$1.62	15d	12	1.00mi
10642 Stanley Aubin Ln Unit C Baton Rouge, LA	2.0	1.5	1050	$900	$0.86	45d	1	1.02mi
10390 Jefferson Hwy Baton Rouge, LA	1.0–4.0	1.0–2.0	1050	$1,469	$1.40	15d	13	1.05mi
8131 Sholar Dr Baton Rouge, LA	3.0	1.5	1500	$2,000	$1.33	15d	1	1.15mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	45d	1	1.20mi
8082 Sholar Dr Baton Rouge, LA	3.0	2.0	1254	$1,650	$1.32	24d	1	1.20mi
8155 Jefferson Hwy Baton Rouge, LA	1.0–3.0	1.0–2.0	1032	$1,575	$1.53	45d	2	1.24mi
7925 Jefferson Place Blvd Baton Rouge, LA	3.0	2.0	1475	$1,900	$1.29	45d	1	1.31mi
7915 Jefferson Place Blvd Unit 36D Baton Rouge, LA	2.0	2.0	1278	$1,400	$1.10	15d	1	1.32mi
7200 Cypress Lake Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	1127	$1,693	$1.50	15d	20	1.35mi
8212 Argosy Ct Baton Rouge, LA	3.0	2.0	1433	$1,800	$1.26	24d	1	1.36mi
7975 Jefferson Pl Blvd Baton Rouge, LA	2.0	2.0	1278	$1,288	$1.01	45d	1	1.38mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	45d	1	1.38mi
7645 N Jefferson Place Cir Unit 7645-F Baton Rouge, LA	2.0	2.0	1230	$1,425	$1.16	24d	1	1.41mi
10795 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,287	$1.54	15d	16	1.44mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	45d	1	1.45mi
8001 Jefferson Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	899	$1,549	$1.72	15d	14	1.47mi

Listing history 10 events

1. 2026-05-05
   listed $190,000 Active 662-char remark

   Show marketing remark (662 chars)

   This 3-bedroom, 1.5-bath home in Partridge Lane Heights sits on a generous 0.28-acre lot in a convenient central Baton Rouge location. Original hardwood floors, crown molding, and a functional wood-burning fireplace give the main living areas genuine character. The kitchen has been updated with granite countertops and ample cabinet space. The covered carport includes an enclosed utility room with additional storage. Out back, a sprawling yard shaded by mature trees and a large covered porch make for a standout outdoor space. No HOA, a transferable home warranty through April 2027, and located in Flood Zone X -- no flood insurance required, never flooded.

2. 2026-05-05
   listed $190,000 Active 667-char remark

   Show marketing remark (662 chars)

   This 3-bedroom, 1.5-bath home in Partridge Lane Heights sits on a generous 0.28-acre lot in a convenient central Baton Rouge location. Original hardwood floors, crown molding, and a functional wood-burning fireplace give the main living areas genuine character. The kitchen has been updated with granite countertops and ample cabinet space. The covered carport includes an enclosed utility room with additional storage. Out back, a sprawling yard shaded by mature trees and a large covered porch make for a standout outdoor space. No HOA, a transferable home warranty through April 2027, and located in Flood Zone X -- no flood insurance required, never flooded.

3. 2012-06-05
   soldstatus $142,000
4. 2012-06-01
   soldstatus
5. 2012-04-01
   listed $139,500
6. 2012-04-01
   listed $139,500
7. 1998-05-28
   soldstatus
8. 1998-05-27
   soldstatus
9. 1998-03-22
   listed $87,500
10. 1998-03-22
    listed $87,500

ⓘ 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: $1,720 · $143/mo
• Projected year-2 tax: $1,720 · $143/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 · 20 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: $18,963
• − Mortgage interest: −$10,643
• − Property taxes: −$1,720
• − Insurance: −$950
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$5,527
• Taxable loss: −$2,911
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $1,053/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): 25,732
• Household income: $79,967
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 830.0

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 0.56)
• Race & ethnicity: White 62% Black 23% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Arabic 2%

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: ▼ -205.49%
• Current HPI: 154.7018
• Rent YoY: ▲ 2.16%
• 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

+117.1% since first listed

12 events — show timeline

• 2026-05-23 Pending — AcadianaMLS
• 2026-05-22 Pending — GBRMLS
• 2026-05-05 Listed $190,000 GBRMLS
• 2026-05-05 Listed $190,000 AcadianaMLS
• 2012-06-05 Sold (Public Records) $142,000 Public Records
• 2012-06-01 Sold (MLS) — GBRMLS
• 2012-04-01 Listed $139,500 GBRMLS
• 2012-04-01 Listed $139,500 AcadianaMLS
• 1998-05-28 Sold (Public Records) — Public Records
• 1998-05-27 Sold (MLS) — GBRMLS
• 1998-03-22 Listed $87,500 GBRMLS
• 1998-03-22 Listed $87,500 AcadianaMLS

Property tax history

+8.4%/yr

Latest (2025): $1,720 · +4.7% YoY. Source: county tax records.