1032 N 30th St · Baton Rouge, LA 70802

$37,500

2 bd · 1.0 ba · 936 sqft · SingleFamily · 38 Days on market

Built 1975 3,920 sqft lot $40/sqft · at area comps Est $36k · at est.

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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
• ARV discount +5.9/15.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD AS IS WHERE IS , SELLER WILL NOT PAY ANY ATTORNEY FEES . IF BUYERS ATTORNEY CHARGES FEES THE BUYER MUST PAY THESE FEES . NO REPAIRS , NO ALLOWANCES

Key facts

• 3,920 sq ft lot
• Built 1975
• Listed 38 days

Property features AI

Finance

• Other: Located in the Progress Park subdivision; Located in East Baton Rouge school district

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Detached single-family residence; Residential property
• Construction: Wood siding exterior; Pillar/post/pier foundation; Built area listed as 1,080
• Exterior features: Public water; Lot approximately 50 x 75 (0.09 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No central heating or cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.5% 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 fast (+6.6%/yr); 188 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 36% of the median local income ($34k/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 $259 of loan paydown is wiped out by about $1k 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 (-3.0% appreciation + 6.6% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,375 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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?
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: 2.75% ✓
• Cap rate: 24.49%
• Cash-on-cash: 64.98%
• DSCR: 3.89
• GRM: 3.0

CMA / ARV

• ARV (median comp): $36,208
• List price: $37,500
• Delta: 3.57%
• 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
3120 Bond St	0.16mi	2/1.0	890 (-5%)	1mo	$78,000	$88	83
1152 N 32nd St	0.13mi	2/1.0	1,000 (+7%)	2mo	$12,500	$13	81
1420 N 30th St	0.24mi	2/1.0	900 (-4%)	17mo	$49,900	$55	69
2334 Cherry St	0.41mi	2/1.0	902 (-4%)	9mo	$30,000	$33	67
2317 Willow St	0.41mi	2/1.0	984 (+5%)	13mo	$39,900	$41	61
1108 N Acadian Thruway	0.17mi	2/5.5	1,000 (+7%)	2mo	$13,100	$13	61
995 N 40th St	0.49mi	3/1.0 (+1)	892 (-5%)	6mo	$49,900	$56	59
934 N 26th St	0.23mi	1/1.0 (-1)	1,000 (+7%)	17mo	$75,000	$75	59
1524 N 38th St	0.46mi	2/1.0	976 (+4%)	20mo	$13,900	$14	55
215 N 26th St	0.69mi	2/1.0	885 (-5%)	15mo	$69,500	$79	46
2736 Adams Ave	0.67mi	2/1.0	1,000 (+7%)	14mo	$19,000	$19	46
1185 N 35th St	0.24mi	3/2.0 (+1)	1,070 (+14%)	14mo	$85,000	$79	44

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 68.1%
• Equity multiple: 4.24×
• Total profit: $34,010
• Equity at exit: $5,591

10-year hold

• IRR: 73.4%
• Equity multiple: 9.89×
• Total profit: $93,360
• Equity at exit: $3,242

Cash invested: $10,500 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,033 high
• Mortgage (P&I): −$197
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $569

Break-even live

Break-even rent $313

Max offer price $37,500

Occupancy floor 40%

Sensitivity live

Price	-10% $590	-5% $579	+0% $569	+5% $558	+10% $547
Rent	-10% $487	-5% $528	+0% $569	+5% $609	+10% $650
Rate	-1.0pp $587	-0.5pp $578	base $569	+0.5pp $559	+1.0pp $549

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	0.14mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	45d	1	0.18mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	24d	1	0.30mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	45d	1	0.40mi
636 N 39th St Apt 2 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	15d	1	0.60mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$1,250	$1.64	45d	1	0.62mi
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	24d	1	0.70mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	24d	1	0.74mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	24d	1	0.81mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	15d	1	0.95mi
314 West Dr Unit 205 Baton Rouge, LA	1.0	1.0	1000	$900	$0.90	20d	1	0.98mi
314 West Dr Unit 205 Baton Rouge, LA	1.0	1.0	1000	$900	$0.90	15d	1	0.98mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	24d	1	1.00mi
151 Richland Ave Unit 6 Baton Rouge, LA	1.0	1.0	900	$900	$1.00	45d	1	1.02mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	45d	1	1.03mi
115 S Leo St Baton Rouge, LA	1.0	1.0	550	$1,100	$2.00	24d	1	1.07mi
1356 Main St Unit 1 Baton Rouge, LA	1.0	1.0	700	$600	$0.86	45d	1	1.09mi
623 S Eugene St Unit 1 Baton Rouge, LA	2.0	1.0	980	$1,400	$1.43	45d	1	1.10mi
2361 Wisteria St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	45d	1	1.11mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,240	$0.95	15d	31	1.12mi
4743 Florida Blvd Baton Rouge, LA	2.0	1.0	947	$789	$0.83	15d	3	1.14mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	20d	1	1.14mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	45d	1	1.19mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,120	$1.45	15d	6	1.20mi
4430 Hatcher Ave Unit 115 Baton Rouge, LA	1.0	1.0	598	$900	$1.51	45d	1	1.21mi
878 Kenmore Ave Unit C Baton Rouge, LA	2.0	1.0	1100	$1,000	$0.91	22d	1	1.26mi
866 Arlington Ave Unit 206 Baton Rouge, LA	2.0	1.0	950	$895	$0.94	45d	1	1.27mi
725 Carol Marie Dr Unit 4 Baton Rouge, LA	1.0	1.0	870	$900	$1.03	15d	1	1.27mi
1509 Government St Baton Rouge, LA	1.0	1.0	650	$1,150	$1.77	45d	1	1.30mi
2500 McGrath Ave Unit 2 Baton Rouge, LA	1.0	1.0	750	$1,000	$1.33	45d	1	1.31mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	15d	1	1.33mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	45d	1	1.35mi
999 N 9th St Apt 127 Baton Rouge, LA	2.0	1.0	840	$1,050	$1.25	15d	1	1.37mi
999 N 9th St Apt 319 Baton Rouge, LA	3.0	2.0	1050	$1,085	$1.03	45d	1	1.37mi
999 N 9th St Apt 219 Baton Rouge, LA	3.0	2.0	1050	$1,185	$1.13	15d	1	1.37mi
999 N 9th St Unit 508 Baton Rouge, LA	1.0	1.0	630	$915	$1.45	20d	1	1.37mi
999 N 9th St Unit 419 Baton Rouge, LA	3.0	2.0	1050	$1,170	$1.11	24d	1	1.37mi
999 N 9th St Unit 311 Baton Rouge, LA	2.0	1.0	840	$1,040	$1.24	22d	1	1.37mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	45d	1	1.38mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	24d	1	1.38mi

Listing history 20 events

1. 2026-06-18
   days on market $37,500 Active 38 DOM
2. 2026-06-17
   days on market $37,500 Active 37 DOM
3. 2026-06-16
   days on market $37,500 Active 36 DOM
4. 2026-06-15
   days on market $37,500 Active 35 DOM
5. 2026-06-14
   days on market $37,500 Active 33 DOM
6. 2026-06-10
   days on market $37,500 Active 30 DOM
7. 2026-06-09
   days on market $37,500 Active 29 DOM
8. 2026-06-08
   days on market $37,500 Active 28 DOM
9. 2026-06-07
   days on market $37,500 Active 27 DOM
10. 2026-06-05
    days on market $37,500 Active 24 DOM
11. 2026-06-03
    days on market $37,500 Active 23 DOM
12. 2026-06-02
    days on market $37,500 Active 22 DOM
13. 2026-06-01
    days on market $37,500 Active 21 DOM
14. 2026-05-31
    days on market $37,500 Active 20 DOM
15. 2026-05-31
    days on market $37,500 Active 19 DOM
16. 2026-05-11
    listed $37,500 Active 152-char remark

    Show marketing remark (152 chars)

    SOLD AS IS WHERE IS , SELLER WILL NOT PAY ANY ATTORNEY FEES . IF BUYERS ATTORNEY CHARGES FEES THE BUYER MUST PAY THESE FEES . NO REPAIRS , NO ALLOWANCES

17. 2026-05-11
    listed $37,500 Active 152-char remark

    Show marketing remark (152 chars)

    SOLD AS IS WHERE IS , SELLER WILL NOT PAY ANY ATTORNEY FEES . IF BUYERS ATTORNEY CHARGES FEES THE BUYER MUST PAY THESE FEES . NO REPAIRS , NO ALLOWANCES

18. 2013-11-15
    listed $29,500
19. 2013-07-09
    listed $34,900
20. 2013-07-09
    listed $34,900

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $423 · $35/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 · 19 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: $12,396
• − Mortgage interest: −$2,101
• − Property taxes: −$423
• − Insurance: −$188
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$1,091
• Taxable income: $6,611
• Est. tax owed @ 24.0%: −$1,587
• After-tax cash flow: $5,236/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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 1% Other Indo-European 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

+7.4% since first listed

5 events — show timeline

• 2026-05-11 Listed $37,500 AcadianaMLS
• 2026-05-11 Listed $37,500 GBRMLS
• 2013-11-15 Listed $29,500 AcadianaMLS
• 2013-07-09 Listed $34,900 AcadianaMLS
• 2013-07-09 Listed $34,900 GBRMLS

Property tax history

+2.4%/yr

Latest (2025): $423 · +4.7% YoY. Source: county tax records.