4547 E Essen Heights Ct · Westminster, LA 70809

$195,000

3 bd · 2.0 ba · 1,327 sqft · SingleFamily public records · 32 Days on market

Built 1959 10,454 sqft lot $147/sqft · at area comps Est $205k · 5% under ↓ 2% since listing

---

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).

• Cash flow +15.1/30.0
• ARV discount +9.8/15.0
• DSCR +4.6/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• 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

Move-in ready 3 bedroom, 2-bath home located in Baton Rouge! This well-maintained property features a no-carpet interior, offering easy maintenance and a modern fell throughout. Enjoy outdoor living under the covered back patio-perfect for relaxing or entertaining. The home also includes a partial home generator for added peace of mind. Conveniently situated near shopping, hospitals, and a variety of restaurants, this property combines comfort, practicality, and location. Home is located in a flood X zone. Schedule your showing today!

Key facts

• 0.24 acre lot
• Parking
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $65 ($782/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 $169k (13.1% below list).
• Recommended offer: $169k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.1% in Westminster — 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 77/100 on livability (#14 in LA, #3,237 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety 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: Rents rising (+2.2%/yr); 254 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1959 — 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 $169,383 (13.1% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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?
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: 0.87% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (median comp): $205,377
• List price: $195,000
• Delta: -5.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4547 E Essen Heights Ct	0.00mi	3/2.0	1,386 (+4%)	0mo	$195,000	$141	92
8525 S Essen Heights Ct	0.08mi	3/2.0	1,312 (-1%)	9mo	$200,000	$152	87
8469 N Essen Heights Ct	0.11mi	3/1.5	1,338 (+1%)	17mo	$189,000	$141	78
4443 S Maiden Dr	0.27mi	3/2.0	1,435 (+8%)	4mo	$275,000	$192	71
8435 S Essen Heights Ct	0.13mi	3/1.5	1,395 (+5%)	15mo	$199,999	$143	71
4855 Bricklin Dr	0.38mi	3/2.0	1,513 (+14%)	3mo	$218,000	$144	56
4644 S Maiden Dr	0.16mi	3/2.0	1,511 (+14%)	17mo	$243,500	$161	55
8130 Rainbow Dr	0.73mi	3/1.5	1,419 (+7%)	4mo	$230,000	$162	49
8845 Hill Dr	0.60mi	3/2.0	1,509 (+14%)	10mo	$299,000	$198	41
9070 Baker Dr	0.71mi	3/2.5	1,421 (+7%)	18mo	$245,000	$172	38
8261 Sholar Dr	0.71mi	3/1.5	1,502 (+13%)	7mo	$225,000	$150	37
8835 Glen Ellen Dr	0.73mi	3/2.0	1,482 (+12%)	12mo	$245,000	$165	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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-28,887
• Equity at exit: $29,075

10-year hold

• IRR: -7.7%
• Equity multiple: 0.53×
• Total profit: $-25,619
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$169 /mo · $2,029/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $65

Break-even live

Break-even rent $1,611

Max offer price $195,000

Occupancy floor 91%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8614 E Cypress Point Ct Baton Rouge, LA	3.0	2.0	1579	$2,100	$1.33	44d	1	0.16mi
4155 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1140	$1,846	$1.62	14d	12	0.28mi
8010 Pennth Ave Apt B Baton Rouge, LA	2.0	2.0	1050	$1,250	$1.19	14d	1	0.56mi
4085 Fleet Dr Baton Rouge, LA	3.0	1.5	1000	$1,400	$1.40	19d	1	0.68mi
4925 Summa Ct Baton Rouge, LA	3.0	2.0	1667	$2,200	$1.32	23d	1	0.73mi
3411 San Felipe Dr Baton Rouge, LA	3.0	2.5	1654	$1,500	$0.91	23d	1	0.76mi
8131 Sholar Dr Baton Rouge, LA	3.0	1.5	1500	$2,000	$1.33	14d	1	0.78mi
8082 Sholar Dr Baton Rouge, LA	3.0	2.0	1254	$1,650	$1.32	23d	1	0.78mi
8732 Jefferson Hwy #7 Baton Rouge, LA	2.0	2.5	1200	$1,700	$1.42	23d	1	0.81mi
5431 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	956	$1,666	$1.74	14d	10	0.82mi
7975 Jefferson Pl Blvd Baton Rouge, LA	2.0	2.0	1278	$1,288	$1.01	44d	1	1.01mi
7925 Jefferson Place Blvd Baton Rouge, LA	3.0	2.0	1475	$1,900	$1.29	44d	1	1.07mi
7915 Jefferson Place Blvd Unit 36D Baton Rouge, LA	2.0	2.0	1278	$1,400	$1.10	14d	1	1.10mi
7645 N Jefferson Place Cir Unit 7645-F Baton Rouge, LA	2.0	2.0	1230	$1,425	$1.16	23d	1	1.13mi
8155 Jefferson Hwy Baton Rouge, LA	1.0–3.0	1.0–2.0	1032	$1,575	$1.53	44d	2	1.15mi
7071 Perkins Place Ct Unit C Baton Rouge, LA	2.0	1.5	1200	$1,150	$0.96	14d	1	1.18mi
3098 Drusilla Ln Baton Rouge, LA	3.0	1.5	1537	$1,600	$1.04	44d	1	1.18mi
7051 Perkins Place Ct Unit B Baton Rouge, LA	2.0	1.5	1188	$1,150	$0.97	44d	1	1.19mi
7051 Perkins Place Ct Unit A Baton Rouge, LA	2.0	1.5	1188	$1,150	$0.97	44d	1	1.19mi
7072 Kodiak Dr Baton Rouge, LA	3.0	2.0	1650	$3,450	$2.09	23d	1	1.22mi
7200 Cypress Lake Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	1127	$1,693	$1.50	14d	20	1.23mi
7743 Bles Ave Unit 1B Baton Rouge, LA	2.0	2.0	1050	$1,000	$0.95	23d	1	1.25mi
9477 Macedonia Ave Baton Rouge, LA	4.0	2.0	1604	$1,950	$1.22	23d	1	1.27mi
7836 Bles Ave Unit C Baton Rouge, LA	2.0	2.0	900	$950	$1.06	23d	1	1.29mi
7248 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	850	$1,600	$1.88	23d	4	1.30mi
10286 W Winston Ave Baton Rouge, LA	2.0	1.5	1150	$1,195	$1.04	44d	1	1.32mi
9925 Jefferson Hwy Baton Rouge, LA	2.0	2.5	1458	$1,900	$1.30	14d	1	1.37mi
4188 Jefferson Woods Dr Baton Rouge, LA	2.0	1.5	1200	$1,800	$1.50	44d	1	1.38mi
7250 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	896	$1,743	$1.95	14d	24	1.41mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$2,121	$1.92	14d	10	1.42mi
3938 Garden View Dr Baton Rouge, LA	3.0	2.0	1620	$2,000	$1.23	21d	1	1.43mi
1859 Southpointe Dr #3 Baton Rouge, LA	2.0	1.5	1113	$950	$0.85	44d	1	1.43mi
10066 Jefferson Hwy Unit C Baton Rouge, LA	3.0	2.5	1437	$1,250	$0.87	23d	1	1.43mi
8001 Jefferson Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	899	$1,549	$1.72	14d	14	1.44mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,572	$1.59	14d	16	1.45mi
7939 Jefferson Hwy Baton Rouge, LA	1.0–2.0	1.0–1.5	983	$895	$0.91	23d	1	1.49mi
8212 Argosy Ct Baton Rouge, LA	3.0	2.0	1433	$1,800	$1.26	23d	1	1.49mi

Listing history 6 events

1. 2026-05-10
   status Pending 540-char remark

   Show marketing remark (540 chars)

   Move-in ready 3 bedroom, 2-bath home located in Baton Rouge! This well-maintained property features a no-carpet interior, offering easy maintenance and a modern fell throughout. Enjoy outdoor living under the covered back patio-perfect for relaxing or entertaining. The home also includes a partial home generator for added peace of mind. Conveniently situated near shopping, hospitals, and a variety of restaurants, this property combines comfort, practicality, and location. Home is located in a flood X zone. Schedule your showing today!

2. 2026-05-10
   status Pending 540-char remark

   Show marketing remark (540 chars)

   Move-in ready 3 bedroom, 2-bath home located in Baton Rouge! This well-maintained property features a no-carpet interior, offering easy maintenance and a modern fell throughout. Enjoy outdoor living under the covered back patio-perfect for relaxing or entertaining. The home also includes a partial home generator for added peace of mind. Conveniently situated near shopping, hospitals, and a variety of restaurants, this property combines comfort, practicality, and location. Home is located in a flood X zone. Schedule your showing today!

3. 2026-04-27
   price $195,000 540-char remark

   Show marketing remark (540 chars)

   Move-in ready 3 bedroom, 2-bath home located in Baton Rouge! This well-maintained property features a no-carpet interior, offering easy maintenance and a modern fell throughout. Enjoy outdoor living under the covered back patio-perfect for relaxing or entertaining. The home also includes a partial home generator for added peace of mind. Conveniently situated near shopping, hospitals, and a variety of restaurants, this property combines comfort, practicality, and location. Home is located in a flood X zone. Schedule your showing today!

4. 2026-04-27
   price $195,000 540-char remark

   Show marketing remark (540 chars)

   Move-in ready 3 bedroom, 2-bath home located in Baton Rouge! This well-maintained property features a no-carpet interior, offering easy maintenance and a modern fell throughout. Enjoy outdoor living under the covered back patio-perfect for relaxing or entertaining. The home also includes a partial home generator for added peace of mind. Conveniently situated near shopping, hospitals, and a variety of restaurants, this property combines comfort, practicality, and location. Home is located in a flood X zone. Schedule your showing today!

5. 2026-04-07
   listed $200,000 Active 540-char remark

   Show marketing remark (540 chars)

   Move-in ready 3 bedroom, 2-bath home located in Baton Rouge! This well-maintained property features a no-carpet interior, offering easy maintenance and a modern fell throughout. Enjoy outdoor living under the covered back patio-perfect for relaxing or entertaining. The home also includes a partial home generator for added peace of mind. Conveniently situated near shopping, hospitals, and a variety of restaurants, this property combines comfort, practicality, and location. Home is located in a flood X zone. Schedule your showing today!

6. 2026-04-07
   listed $200,000 Active 540-char remark

   Show marketing remark (540 chars)

   Move-in ready 3 bedroom, 2-bath home located in Baton Rouge! This well-maintained property features a no-carpet interior, offering easy maintenance and a modern fell throughout. Enjoy outdoor living under the covered back patio-perfect for relaxing or entertaining. The home also includes a partial home generator for added peace of mind. Conveniently situated near shopping, hospitals, and a variety of restaurants, this property combines comfort, practicality, and location. Home is located in a flood X zone. Schedule your showing today!

ⓘ 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: $2,029 · $169/mo
• Projected year-2 tax: $2,029 · $169/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 · 20% 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: $20,326
• − Mortgage interest: −$10,923
• − Property taxes: −$2,029
• − Insurance: −$975
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$5,673
• Taxable loss: −$2,526
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $1,388/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 — Westminster

• Score: 77/100
• State rank: #14
• US rank: #3237

Category grades

Amenities F Commute F Cost of living B+ Crime A+ Employment A+ Housing B+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westminster, LA
• County: East Baton Rouge Parish · 399,686 people
• 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

-2.5% since first listed

6 events — show timeline

• 2026-05-10 Pending — AcadianaMLS
• 2026-05-10 Pending — GBRMLS
• 2026-04-27 Price Changed $195,000 AcadianaMLS
• 2026-04-27 Price Changed $195,000 GBRMLS
• 2026-04-07 Listed $200,000 GBRMLS
• 2026-04-07 Listed $200,000 AcadianaMLS

Property tax history

+13.3%/yr

Latest (2025): $2,029 · -0.5% YoY. Source: county tax records.