1713 Emmaline Dr · Baton Rouge, LA 70810

$169,000

4 bd · 1.5 ba · 1,395 sqft · SingleFamily public records · 168 Days on market

Built 1980 6,534 sqft lot $121/sqft · at area comps Est $174k · at est. ↓ 9% 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
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• 1% rule +8.1/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully maintained 4-bedroom, 2-bath home is located in a quiet, desirable neighborhood off Perkins Road and Bluebonnet Blvd. Enjoy the perfect blend of comfort and convenience just minutes from Perkins Rowe, LSU, Our Lady of the Lake Hospital, shopping, dining, and top-rated schools. Step inside to find an open-concept layout with generous living space, a cozy fireplace, and plenty of natural light throughout. The kitchen features granite countertops, ample cabinet storage, and a charming breakfast nook perfect for morning coffee. The primary suite offers a walk-in closet and a private bathroom with a soaking tub and separate shower. The fully fenced backyard is ideal for entertaining, kids, or pets with room to relax under mature trees. Additional highlights include a 2-car driveway and fresh paint throughout. This home qualifies for 100% financing and is move-in ready, perfect for first-time buyers, investors, or anyone seeking a low-maintenance home in a prime Baton Rouge location.

Key facts

• 6,534 sq ft lot
• 2 parking spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 flat; 625 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $5k 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 168 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $17k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.31% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.15%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (median comp): $174,109
• List price: $169,000
• Delta: -2.93%
• 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
8935 Rickwood Dr	0.38mi	4/2.0	1,422 (+2%)	4mo	$209,700	$147	74
9589 Macedonia Ave	0.37mi	3/2.0 (-1)	1,360 (-2%)	7mo	$200,000	$147	66
1642 Mary Sue Dr	0.21mi	3/2.0 (-1)	1,238 (-11%)	2mo	$165,000	$133	63
3329 Myrtle Grove Dr	0.51mi	3/2.0 (-1)	1,423 (+2%)	4mo	$225,000	$158	62
1036 N Sabine Dr	0.51mi	3/2.0 (-1)	1,272 (-9%)	2mo	$159,500	$125	53
1142 Sharynwood Dr	0.47mi	4/2.0	1,565 (+12%)	4mo	$157,900	$101	52
3319 Myrtle Grove Dr	0.49mi	3/2.0 (-1)	1,529 (+10%)	3mo	$235,000	$154	52
7131 Kodiak Dr	0.42mi	3/2.5 (-1)	1,521 (+9%)	6mo	$289,000	$190	51
7093 Kodiak Dr	0.46mi	3/2.5 (-1)	1,501 (+8%)	9mo	$290,000	$193	49
774 Flatsway Dr	0.70mi	3/2.0 (-1)	1,380 (-1%)	12mo	$200,000	$145	48
9009 Staring Ct	0.40mi	3/2.0 (-1)	1,550 (+11%)	11mo	$265,000	$171	47
3527 Myrtle Grove Dr	0.63mi	3/2.0 (-1)	1,529 (+10%)	12mo	$230,000	$150	37

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 · 0.68% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.66×
• Total profit: $-16,302
• Equity at exit: $25,198

10-year hold

• IRR: -4.6%
• Equity multiple: 0.73×
• Total profit: $-12,564
• Equity at exit: $14,612

Cash invested: $47,320 (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 70810

• Rents YoY: 0.7%
• Active inventory: 625
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,218 high
• Mortgage (P&I): −$886
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$70
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $250

Break-even live

Break-even rent $1,902

Max offer price $169,000

Occupancy floor 84%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9516 Thayer Ave Baton Rouge, LA	3.0	2.0	1596	$1,950	$1.22	43d	1	0.13mi
9477 Macedonia Ave Baton Rouge, LA	4.0	2.0	1604	$1,950	$1.22	23d	1	0.34mi
7072 Kodiak Dr Baton Rouge, LA	3.0	2.0	1650	$3,450	$2.09	23d	1	0.45mi
8008 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1071	$1,994	$1.86	14d	10	0.63mi
5431 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	956	$1,666	$1.74	14d	10	0.83mi
9176 Boone Dr Baton Rouge, LA	3.0	2.0	1469	$1,950	$1.33	43d	1	0.88mi
9441 Boone Dr Baton Rouge, LA	3.0	2.0	1611	$2,050	$1.27	23d	1	0.88mi
10156 Perkins Rowe Baton Rouge, LA	1.0–4.0	1.0–4.0	1433	$3,373	$2.35	14d	23	0.92mi
4925 Summa Ct Baton Rouge, LA	3.0	2.0	1667	$2,200	$1.32	23d	1	0.94mi
560 Staring Ln Baton Rouge, LA	3.0	1.5	1423	$1,750	$1.23	21d	1	0.94mi
10201 Park Rowe Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1036	$2,428	$2.34	14d	18	0.97mi
8500 Bluebonnet Blvd #24 Baton Rouge, LA	3.0	2.0	1430	$1,600	$1.12	18d	1	1.04mi
10734 Erin Vale Ave Baton Rouge, LA	3.0	2.0	1614	$2,000	$1.24	44d	1	1.26mi
10440 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,600	$2.03	21d	1	1.36mi
11430 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,400	$1.92	43d	1	1.38mi
11432 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,400	$1.92	43d	1	1.39mi
10624 Glenstone Ct Baton Rouge, LA	2.0–3.0	2.0	1032	$1,271	$1.23	43d	2	1.40mi
8614 E Cypress Point Ct Baton Rouge, LA	3.0	2.0	1579	$2,100	$1.33	43d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $169,000 Active 168 DOM
2. 2026-06-17
   days on market $169,000 Active 167 DOM
3. 2026-06-16
   days on market $169,000 Active 166 DOM
4. 2026-06-15
   days on market $169,000 Active 165 DOM
5. 2026-06-14
   days on market $169,000 Active 163 DOM
6. 2026-06-10
   days on market $169,000 Active 160 DOM
7. 2026-06-09
   days on market $169,000 Active 159 DOM
8. 2026-06-08
   days on market $169,000 Active 158 DOM
9. 2026-06-07
   days on market $169,000 Active 157 DOM
10. 2026-06-05
    days on market $169,000 Active 154 DOM
11. 2026-06-03
    days on market $169,000 Active 153 DOM
12. 2026-06-02
    days on market $169,000 Active 152 DOM
13. 2026-06-01
    days on market $169,000 Active 151 DOM
14. 2026-05-31
    days on market $169,000 Active 150 DOM
15. 2026-05-31
    days on market $169,000 Active 149 DOM
16. 2026-02-27
    price $169,000 1009-char remark

    Show marketing remark (1009 chars)

    This beautifully maintained 4-bedroom, 2-bath home is located in a quiet, desirable neighborhood off Perkins Road and Bluebonnet Blvd. Enjoy the perfect blend of comfort and convenience just minutes from Perkins Rowe, LSU, Our Lady of the Lake Hospital, shopping, dining, and top-rated schools. Step inside to find an open-concept layout with generous living space, a cozy fireplace, and plenty of natural light throughout. The kitchen features granite countertops, ample cabinet storage, and a charming breakfast nook perfect for morning coffee. The primary suite offers a walk-in closet and a private bathroom with a soaking tub and separate shower. The fully fenced backyard is ideal for entertaining, kids, or pets with room to relax under mature trees. Additional highlights include a 2-car driveway and fresh paint throughout. This home qualifies for 100% financing and is move-in ready, perfect for first-time buyers, investors, or anyone seeking a low-maintenance home in a prime Baton Rouge location.

17. 2026-02-27
    price $169,000 1009-char remark

    Show marketing remark (1009 chars)

    This beautifully maintained 4-bedroom, 2-bath home is located in a quiet, desirable neighborhood off Perkins Road and Bluebonnet Blvd. Enjoy the perfect blend of comfort and convenience just minutes from Perkins Rowe, LSU, Our Lady of the Lake Hospital, shopping, dining, and top-rated schools. Step inside to find an open-concept layout with generous living space, a cozy fireplace, and plenty of natural light throughout. The kitchen features granite countertops, ample cabinet storage, and a charming breakfast nook perfect for morning coffee. The primary suite offers a walk-in closet and a private bathroom with a soaking tub and separate shower. The fully fenced backyard is ideal for entertaining, kids, or pets with room to relax under mature trees. Additional highlights include a 2-car driveway and fresh paint throughout. This home qualifies for 100% financing and is move-in ready, perfect for first-time buyers, investors, or anyone seeking a low-maintenance home in a prime Baton Rouge location.

18. 2026-02-06
    price $175,900 1009-char remark

    Show marketing remark (1009 chars)

    This beautifully maintained 4-bedroom, 2-bath home is located in a quiet, desirable neighborhood off Perkins Road and Bluebonnet Blvd. Enjoy the perfect blend of comfort and convenience just minutes from Perkins Rowe, LSU, Our Lady of the Lake Hospital, shopping, dining, and top-rated schools. Step inside to find an open-concept layout with generous living space, a cozy fireplace, and plenty of natural light throughout. The kitchen features granite countertops, ample cabinet storage, and a charming breakfast nook perfect for morning coffee. The primary suite offers a walk-in closet and a private bathroom with a soaking tub and separate shower. The fully fenced backyard is ideal for entertaining, kids, or pets with room to relax under mature trees. Additional highlights include a 2-car driveway and fresh paint throughout. This home qualifies for 100% financing and is move-in ready, perfect for first-time buyers, investors, or anyone seeking a low-maintenance home in a prime Baton Rouge location.

19. 2026-02-06
    price $175,900 1009-char remark

    Show marketing remark (1009 chars)

    This beautifully maintained 4-bedroom, 2-bath home is located in a quiet, desirable neighborhood off Perkins Road and Bluebonnet Blvd. Enjoy the perfect blend of comfort and convenience just minutes from Perkins Rowe, LSU, Our Lady of the Lake Hospital, shopping, dining, and top-rated schools. Step inside to find an open-concept layout with generous living space, a cozy fireplace, and plenty of natural light throughout. The kitchen features granite countertops, ample cabinet storage, and a charming breakfast nook perfect for morning coffee. The primary suite offers a walk-in closet and a private bathroom with a soaking tub and separate shower. The fully fenced backyard is ideal for entertaining, kids, or pets with room to relax under mature trees. Additional highlights include a 2-car driveway and fresh paint throughout. This home qualifies for 100% financing and is move-in ready, perfect for first-time buyers, investors, or anyone seeking a low-maintenance home in a prime Baton Rouge location.

20. 2026-01-02
    listed $185,900 Active 1009-char remark

    Show marketing remark (1009 chars)

    This beautifully maintained 4-bedroom, 2-bath home is located in a quiet, desirable neighborhood off Perkins Road and Bluebonnet Blvd. Enjoy the perfect blend of comfort and convenience just minutes from Perkins Rowe, LSU, Our Lady of the Lake Hospital, shopping, dining, and top-rated schools. Step inside to find an open-concept layout with generous living space, a cozy fireplace, and plenty of natural light throughout. The kitchen features granite countertops, ample cabinet storage, and a charming breakfast nook perfect for morning coffee. The primary suite offers a walk-in closet and a private bathroom with a soaking tub and separate shower. The fully fenced backyard is ideal for entertaining, kids, or pets with room to relax under mature trees. Additional highlights include a 2-car driveway and fresh paint throughout. This home qualifies for 100% financing and is move-in ready, perfect for first-time buyers, investors, or anyone seeking a low-maintenance home in a prime Baton Rouge location.

21. 2026-01-02
    listed $185,900 Active 1009-char remark

    Show marketing remark (1009 chars)

    This beautifully maintained 4-bedroom, 2-bath home is located in a quiet, desirable neighborhood off Perkins Road and Bluebonnet Blvd. Enjoy the perfect blend of comfort and convenience just minutes from Perkins Rowe, LSU, Our Lady of the Lake Hospital, shopping, dining, and top-rated schools. Step inside to find an open-concept layout with generous living space, a cozy fireplace, and plenty of natural light throughout. The kitchen features granite countertops, ample cabinet storage, and a charming breakfast nook perfect for morning coffee. The primary suite offers a walk-in closet and a private bathroom with a soaking tub and separate shower. The fully fenced backyard is ideal for entertaining, kids, or pets with room to relax under mature trees. Additional highlights include a 2-car driveway and fresh paint throughout. This home qualifies for 100% financing and is move-in ready, perfect for first-time buyers, investors, or anyone seeking a low-maintenance home in a prime Baton Rouge location.

22. 2026-01-01
    historical $185,900 1009-char remark

    Show marketing remark (1009 chars)

    This beautifully maintained 4-bedroom, 2-bath home is located in a quiet, desirable neighborhood off Perkins Road and Bluebonnet Blvd. Enjoy the perfect blend of comfort and convenience just minutes from Perkins Rowe, LSU, Our Lady of the Lake Hospital, shopping, dining, and top-rated schools. Step inside to find an open-concept layout with generous living space, a cozy fireplace, and plenty of natural light throughout. The kitchen features granite countertops, ample cabinet storage, and a charming breakfast nook perfect for morning coffee. The primary suite offers a walk-in closet and a private bathroom with a soaking tub and separate shower. The fully fenced backyard is ideal for entertaining, kids, or pets with room to relax under mature trees. Additional highlights include a 2-car driveway and fresh paint throughout. This home qualifies for 100% financing and is move-in ready, perfect for first-time buyers, investors, or anyone seeking a low-maintenance home in a prime Baton Rouge location.

ⓘ 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: $1,428 · $119/mo
• Projected year-2 tax: $1,428 · $119/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 5/10 Major FEMA zone AE · 24% 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: $26,612
• − Mortgage interest: −$9,467
• − Property taxes: −$1,428
• − Insurance: −$5,964
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$4,916
• Taxable income: $579
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $2,858/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): 42,659
• Household income: $92,098
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1106.0

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 0.60)
• Race & ethnicity: White 55% Black 29% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Slovak 2% Scottish 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -117.55%
• Current HPI: 172.7593
• Rent YoY: ▲ 0.68%
• 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

-9.1% since first listed

7 events — show timeline

• 2026-02-27 Price Changed $169,000 AcadianaMLS
• 2026-02-27 Price Changed $169,000 GBRMLS
• 2026-02-06 Price Changed $175,900 AcadianaMLS
• 2026-02-06 Price Changed $175,900 GBRMLS
• 2026-01-02 Listed $185,900 AcadianaMLS
• 2026-01-02 Listed $185,900 GBRMLS
• 2026-01-01 Coming Soon $185,900 GBRMLS

Property tax history

+30.1%/yr

Latest (2025): $1,428 · -16.8% YoY. Source: county tax records.