12248 Morganfield Ave · Central, LA 70818

$235,000

3 bd · 2.0 ba · 1,541 sqft · SingleFamily public records · 15 Days on market

Built 1981 0.31 ac lot $152/sqft · 9% below area Est $259k · 9% under $3/mo HOA

---

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 +15.4/30.0
• ARV discount +11.6/15.0
• DSCR +4.7/10.0
• Schools +4.6/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and thoughtfully updated home that perfectly blends cozy character with modern touches. Step inside to find beautiful new flooring that flows throughout, creating a fresh and inviting feel. The kitchen is a standout feature with warm butcher block countertops and a stylish shiplap backsplash, offering both functionality and on-trend design. Just off the main living areas, you'll find a versatile formal dining room that can easily be transformed into a home office, playroom, or flex space to suit your lifestyle. The living room is anchored by a cozy wood-burning fireplace--perfect for relaxing evenings and adding that extra touch of charm. Enjoy a spacious covered patio that's ideal for entertaining, outdoor dining, or simply unwinding while overlooking the yard. This home offers comfort, flexibility, and style in all the right places--ready for you to move in and make it your own. The roof is 5 years old, does not require flood insurance and has never flooded!

Key facts

• Formal dining room
• Shiplap backsplash
• Covered patio

Tags

• BUTCHER BLOCK COUNTERTOPS
• SHIPLAP BACKSPLASH
• FORMAL DINING ROOM
• WOOD-BURNING FIREPLACE
• COVERED PATIO

Property features AI

Finance

• Other: Lot dimensions approximately 80 x 160 (0.31 acres); Subdivision: Morgan Place West
• HOA & community: Homeowners association with $30 annual fee (about $2.50/month)

Exterior

• Parking: Covered carport
• Utilities: Public water; Public sewer
• Home design: Single-story detached single-family residence; Brick construction
• Construction: Shingle roof; Slab foundation
• Exterior features: Covered patio/porch; Partial chain-link and privacy fencing

Interior

• Kitchen: Electric cooktop; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Electric cooktop; Dishwasher; Wood-burning fireplace
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $206k (12.1% below list).
• Recommended offer: $206k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: employment A+, housing A+, crime B; Watch: amenities F, commute F.
• Central Community School District (suburban): math 50% / reading 54% proficiency, ranked #9 of 98 in LA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Central Middle School (math 48% / reading 46%, grade D+, #37 of 218 statewide, top 18%, 1,163 students, 53% FRL); Central High School (math 45% / reading 53%, grade D, #40 of 265 statewide, top 15%, 1,587 students, 47% FRL).
• Market conditions: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 15 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,461 (12.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.88% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (median comp): $258,556
• List price: $235,000
• Delta: -9.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12248 Morganfield Ave	0.00mi	3/2.0	1,549 (+0%)	1mo	$235,000	$152	98
12237 Morganfield Ave	0.04mi	3/2.0	1,520 (-1%)	8mo	$229,900	$151	89
12257 Morganfield Ave	0.03mi	3/2.0	1,550 (+1%)	20mo	$245,000	$158	81
12239 Arrowood Ave	0.18mi	3/2.0	1,513 (-2%)	10mo	$235,000	$155	80
11958 Morganfield Ave	0.25mi	3/2.0	1,526 (-1%)	15mo	$252,500	$165	74
12124 Wickwood Ave	0.13mi	3/2.0	1,707 (+11%)	14mo	$250,000	$146	64
12168 Arrowood Ave	0.15mi	3/2.0	1,760 (+14%)	20mo	$269,000	$153	52
10240 S Ida Ave	0.69mi	3/2.0	1,376 (-11%)	14mo	$225,000	$164	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-32,353
• Equity at exit: $35,039

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-20,853
• Equity at exit: $20,319

Cash invested: $65,800 (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 70818

• Active inventory: 129
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,065 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$208 /mo · $2,490/yr
• Insurance: −$98
• HOA: −$3
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $90

Break-even live

Break-even rent $1,950

Max offer price $235,000

Occupancy floor 91%

Sensitivity live

Price	-10% $223	-5% $157	+0% $90	+5% $24	+10% $-43
Rent	-10% $-73	-5% $9	+0% $90	+5% $172	+10% $253
Rate	-1.0pp $209	-0.5pp $150	base $90	+0.5pp $29	+1.0pp $-33

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12168 Arrowood Ave Baton Rouge, LA	3.0	2.0	1760	$2,100	$1.19	45d	1	0.15mi

HOA detail

• Monthly dues: $3 · $36/yr

Listing history 16 events

1. 2026-05-06
   status Pending 999-char remark

   Show marketing remark (999 chars)

   Welcome to this charming and thoughtfully updated home that perfectly blends cozy character with modern touches. Step inside to find beautiful new flooring that flows throughout, creating a fresh and inviting feel. The kitchen is a standout feature with warm butcher block countertops and a stylish shiplap backsplash, offering both functionality and on-trend design. Just off the main living areas, you'll find a versatile formal dining room that can easily be transformed into a home office, playroom, or flex space to suit your lifestyle. The living room is anchored by a cozy wood-burning fireplace--perfect for relaxing evenings and adding that extra touch of charm. Enjoy a spacious covered patio that's ideal for entertaining, outdoor dining, or simply unwinding while overlooking the yard. This home offers comfort, flexibility, and style in all the right places--ready for you to move in and make it your own. The roof is 5 years old, does not require flood insurance and has never flooded!

2. 2026-05-06
   status Pending 1021-char remark

   Show marketing remark (999 chars)

   Welcome to this charming and thoughtfully updated home that perfectly blends cozy character with modern touches. Step inside to find beautiful new flooring that flows throughout, creating a fresh and inviting feel. The kitchen is a standout feature with warm butcher block countertops and a stylish shiplap backsplash, offering both functionality and on-trend design. Just off the main living areas, you'll find a versatile formal dining room that can easily be transformed into a home office, playroom, or flex space to suit your lifestyle. The living room is anchored by a cozy wood-burning fireplace--perfect for relaxing evenings and adding that extra touch of charm. Enjoy a spacious covered patio that's ideal for entertaining, outdoor dining, or simply unwinding while overlooking the yard. This home offers comfort, flexibility, and style in all the right places--ready for you to move in and make it your own. The roof is 5 years old, does not require flood insurance and has never flooded!

3. 2026-04-21
   listed $235,000 Active 999-char remark

   Show marketing remark (999 chars)

   Welcome to this charming and thoughtfully updated home that perfectly blends cozy character with modern touches. Step inside to find beautiful new flooring that flows throughout, creating a fresh and inviting feel. The kitchen is a standout feature with warm butcher block countertops and a stylish shiplap backsplash, offering both functionality and on-trend design. Just off the main living areas, you'll find a versatile formal dining room that can easily be transformed into a home office, playroom, or flex space to suit your lifestyle. The living room is anchored by a cozy wood-burning fireplace--perfect for relaxing evenings and adding that extra touch of charm. Enjoy a spacious covered patio that's ideal for entertaining, outdoor dining, or simply unwinding while overlooking the yard. This home offers comfort, flexibility, and style in all the right places--ready for you to move in and make it your own. The roof is 5 years old, does not require flood insurance and has never flooded!

4. 2026-04-21
   listed $235,000 Active 1021-char remark

   Show marketing remark (999 chars)

   Welcome to this charming and thoughtfully updated home that perfectly blends cozy character with modern touches. Step inside to find beautiful new flooring that flows throughout, creating a fresh and inviting feel. The kitchen is a standout feature with warm butcher block countertops and a stylish shiplap backsplash, offering both functionality and on-trend design. Just off the main living areas, you'll find a versatile formal dining room that can easily be transformed into a home office, playroom, or flex space to suit your lifestyle. The living room is anchored by a cozy wood-burning fireplace--perfect for relaxing evenings and adding that extra touch of charm. Enjoy a spacious covered patio that's ideal for entertaining, outdoor dining, or simply unwinding while overlooking the yard. This home offers comfort, flexibility, and style in all the right places--ready for you to move in and make it your own. The roof is 5 years old, does not require flood insurance and has never flooded!

5. 2021-09-17
   soldstatus $205,000
6. 2021-09-16
   soldstatus Sold

   Show marketing remark (611 chars)

   What a great find in the city of Central! BRAND NEW ROOF! NO FLOOD INSURANCE REQUIRED This 3 bed/2 bath home is located in the sought after Morgan Place West Subdivision. As you enter the home, you'll notice the upgraded brand new vinyl plank flooring throughout and inviting fireplace. This home has an eat in kitchen as well as a formal dining room , and new ceiling fans in the living room and bedrooms. The outdoor area is made for entertaining with an extended patio with cover, double carport and a great backyard. Did not flood in 2016. Sellers are open to closing cost assistance and/or a home warranty.

7. 2021-08-02
   status Pending

   Show marketing remark (611 chars)

   What a great find in the city of Central! BRAND NEW ROOF! NO FLOOD INSURANCE REQUIRED This 3 bed/2 bath home is located in the sought after Morgan Place West Subdivision. As you enter the home, you'll notice the upgraded brand new vinyl plank flooring throughout and inviting fireplace. This home has an eat in kitchen as well as a formal dining room , and new ceiling fans in the living room and bedrooms. The outdoor area is made for entertaining with an extended patio with cover, double carport and a great backyard. Did not flood in 2016. Sellers are open to closing cost assistance and/or a home warranty.

8. 2021-07-19
   status Active

   Show marketing remark (611 chars)

   What a great find in the city of Central! BRAND NEW ROOF! NO FLOOD INSURANCE REQUIRED This 3 bed/2 bath home is located in the sought after Morgan Place West Subdivision. As you enter the home, you'll notice the upgraded brand new vinyl plank flooring throughout and inviting fireplace. This home has an eat in kitchen as well as a formal dining room , and new ceiling fans in the living room and bedrooms. The outdoor area is made for entertaining with an extended patio with cover, double carport and a great backyard. Did not flood in 2016. Sellers are open to closing cost assistance and/or a home warranty.

9. 2021-07-12
   status Pending

   Show marketing remark (611 chars)

   What a great find in the city of Central! BRAND NEW ROOF! NO FLOOD INSURANCE REQUIRED This 3 bed/2 bath home is located in the sought after Morgan Place West Subdivision. As you enter the home, you'll notice the upgraded brand new vinyl plank flooring throughout and inviting fireplace. This home has an eat in kitchen as well as a formal dining room , and new ceiling fans in the living room and bedrooms. The outdoor area is made for entertaining with an extended patio with cover, double carport and a great backyard. Did not flood in 2016. Sellers are open to closing cost assistance and/or a home warranty.

10. 2021-06-30
    listed $209,900 Active

    Show marketing remark (611 chars)

    What a great find in the city of Central! BRAND NEW ROOF! NO FLOOD INSURANCE REQUIRED This 3 bed/2 bath home is located in the sought after Morgan Place West Subdivision. As you enter the home, you'll notice the upgraded brand new vinyl plank flooring throughout and inviting fireplace. This home has an eat in kitchen as well as a formal dining room , and new ceiling fans in the living room and bedrooms. The outdoor area is made for entertaining with an extended patio with cover, double carport and a great backyard. Did not flood in 2016. Sellers are open to closing cost assistance and/or a home warranty.

11. 2021-06-30
    listed $209,900

    Show marketing remark (611 chars)

    What a great find in the city of Central! BRAND NEW ROOF! NO FLOOD INSURANCE REQUIRED This 3 bed/2 bath home is located in the sought after Morgan Place West Subdivision. As you enter the home, you'll notice the upgraded brand new vinyl plank flooring throughout and inviting fireplace. This home has an eat in kitchen as well as a formal dining room , and new ceiling fans in the living room and bedrooms. The outdoor area is made for entertaining with an extended patio with cover, double carport and a great backyard. Did not flood in 2016. Sellers are open to closing cost assistance and/or a home warranty.

12. 2021-06-28
    historical
13. 2021-06-12
    status Active
14. 2021-06-06
    status Pending
15. 2021-05-10
    listed $214,900 Active
16. 2021-05-10
    listed $214,900

ⓘ 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: $2,490 · $208/mo
• Projected year-2 tax: $2,490 · $208/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $24,775
• − Mortgage interest: −$13,164
• − Property taxes: −$2,490
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$36
• − Depreciation: −$6,836
• Taxable loss: −$2,890
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $1,776/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: Central Community School District
• NCES district ID: 2200125
• Math proficiency: 50% ▼ -32.00%
• Reading proficiency: 54% ▼ -31.00%
• Median HH income: $66,584
• Composite: 46.02/100
• National rank: #2528
• State rank: #9 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

• Census place: Central, LA
• County: East Baton Rouge Parish · 399,686 people
• City population: 10,403
• Metro: Baton Rouge, LA
• Population (ZIP): 9,370
• Household income: $78,432
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 408.0

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 White (70%)
• Race & ethnicity: White 70% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -132.34%
• Current HPI: 169.9642
• 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

+9.4% since first listed

19 events — show timeline

• 2026-05-29 Sold (Public Records) $235,000 Public Records
• 2026-05-28 Sold (MLS) — AcadianaMLS
• 2026-05-28 Sold (MLS) — GBRMLS
• 2026-05-06 Pending — AcadianaMLS
• 2026-05-06 Pending — GBRMLS
• 2026-04-21 Listed $235,000 AcadianaMLS
• 2026-04-21 Listed $235,000 GBRMLS
• 2021-09-17 Sold (Public Records) $205,000 Public Records
• 2021-09-16 Sold (MLS) — GBRMLS
• 2021-08-02 Pending — GBRMLS
• 2021-07-19 Relisted — GBRMLS
• 2021-07-12 Pending — GBRMLS
• 2021-06-30 Listed $209,900 AcadianaMLS
• 2021-06-30 Listed $209,900 GBRMLS
• 2021-06-28 Delisted — GBRMLS
• 2021-06-12 Relisted — GBRMLS
• 2021-06-06 Pending — GBRMLS
• 2021-05-10 Listed $214,900 AcadianaMLS
• 2021-05-10 Listed $214,900 GBRMLS

Property tax history

+10.8%/yr

Latest (2025): $2,490 · -0.4% YoY. Source: county tax records.