4071 Provost St · Baton Rouge, LA 70802

$95,000

2 bd · 1.0 ba · 676 sqft · SingleFamily · 51 Days on market

Built 1974 4,356 sqft lot $141/sqft · 135% above area

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Why this score? — see what drove the C+ 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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

Rest easy knowing the heavy lifting is already done. This home boasts a brand-new architectural shingle roof, a high-efficiency HVAC system, and completely updated electrical and plumbing fixtures, stunning butcher block countertops, sleek new appliances, and modern fixtures that make every meal feel like a special occasion, with new insulation throughout, you'll enjoy low utility bills and year-round comfort.

Key facts

• New appliances
• 4,356 sq ft lot
• Garage

Tags

• ARCHITECTURAL SHINGLE ROOF
• HIGH-EFFICIENCY HVAC SYSTEM
• UPDATED ELECTRICAL FIXTURES
• UPDATED PLUMBING FIXTURES
• BUTCHER BLOCK COUNTERTOPS
• NEW APPLIANCES

Property features AI

Exterior

• Parking: Detached off-street parking; Total of 6 parking spaces; Has open parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Vinyl siding with frame construction
• Exterior features: Level lot; No fencing; Shingle roof

Interior

• Kitchen: Range; Oven; Self-cleaning oven
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Updated/remodeled interior; Range, oven, self-cleaning oven; Tile and vinyl flooring; Smoke detector(s)
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 37% 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1974 — 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: 1.12% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 7.5

CMA / ARV

• ARV (median comp): $40,359
• List price: $95,000
• Delta: 135.38%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1171 N 46th St	0.35mi	2/1.0	692 (+2%)	9mo	$69,900	$101	72
1758 N 48th St	0.53mi	2/1.0	747 (+10%)	8mo	$35,000	$47	51

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: 6.2%
• Equity multiple: 1.25×
• Total profit: $6,628
• Equity at exit: $14,165

10-year hold

• IRR: 18.3%
• Equity multiple: 2.75×
• Total profit: $46,448
• Equity at exit: $8,214

Cash invested: $26,600 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,062 high
• Mortgage (P&I): −$498
• Tax from tax record: −$17 /mo · $210/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $284

Break-even live

Break-even rent $703

Max offer price $95,000

Occupancy floor 68%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
636 N 39th St Apt 2 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	14d	1	0.42mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,240	$0.95	14d	31	0.53mi
115 S Leo St Baton Rouge, LA	1.0	1.0	550	$1,100	$2.00	23d	1	0.83mi
4430 Hatcher Ave Unit 115 Baton Rouge, LA	1.0	1.0	598	$900	$1.51	44d	1	0.94mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,120	$1.45	14d	6	0.98mi
4735 Government St #102 Baton Rouge, LA	1.0	1.0	690	$875	$1.27	14d	1	1.10mi
1251 N Ardenwood Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	923	$899	$0.97	44d	1	1.11mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	44d	1	1.17mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$1,250	$1.64	44d	1	1.18mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	23d	1	1.32mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	44d	1	1.32mi
450 Cloud Dr Baton Rouge, LA	1.0–2.0	1.0	649	$750	$1.16	23d	1	1.38mi
2361 Wisteria St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	44d	1	1.42mi
650 N Ardenwood Dr Baton Rouge, LA	1.0–4.0	1.0–2.0	951	$1,025	$1.08	44d	1	1.42mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$1,380	$0.86	14d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $95,000 Active 51 DOM
2. 2026-06-17
   days on market $95,000 Active 50 DOM
3. 2026-06-16
   days on market $95,000 Active 49 DOM
4. 2026-06-15
   days on market $95,000 Active 48 DOM
5. 2026-06-14
   days on market $95,000 Active 46 DOM
6. 2026-06-10
   days on market $95,000 Active 43 DOM
7. 2026-06-09
   days on market $95,000 Active 42 DOM
8. 2026-06-08
   days on market $95,000 Active 41 DOM
9. 2026-06-07
   days on market $95,000 Active 40 DOM
10. 2026-06-05
    days on market $95,000 Active 37 DOM
11. 2026-06-03
    days on market $95,000 Active 36 DOM
12. 2026-06-03
    price $95,000 Active 35 DOM
13. 2026-06-02
    days on market $103,000 Active 35 DOM

    Show marketing remark (413 chars)

    Rest easy knowing the heavy lifting is already done. This home boasts a brand-new architectural shingle roof, a high-efficiency HVAC system, and completely updated electrical and plumbing fixtures, stunning butcher block countertops, sleek new appliances, and modern fixtures that make every meal feel like a special occasion, with new insulation throughout, you'll enjoy low utility bills and year-round comfort.

14. 2026-06-01
    days on market $103,000 Active 34 DOM
15. 2026-05-31
    days on market $103,000 Active 33 DOM
16. 2026-05-31
    days on market $103,000 Active 32 DOM
17. 2026-05-11
    price $103,000 413-char remark

    Show marketing remark (413 chars)

    Rest easy knowing the heavy lifting is already done. This home boasts a brand-new architectural shingle roof, a high-efficiency HVAC system, and completely updated electrical and plumbing fixtures, stunning butcher block countertops, sleek new appliances, and modern fixtures that make every meal feel like a special occasion, with new insulation throughout, you'll enjoy low utility bills and year-round comfort.

18. 2026-05-11
    price $103,000 419-char remark

    Show marketing remark (413 chars)

    Rest easy knowing the heavy lifting is already done. This home boasts a brand-new architectural shingle roof, a high-efficiency HVAC system, and completely updated electrical and plumbing fixtures, stunning butcher block countertops, sleek new appliances, and modern fixtures that make every meal feel like a special occasion, with new insulation throughout, you'll enjoy low utility bills and year-round comfort.

19. 2026-04-28
    listed $110,000 Active 413-char remark

    Show marketing remark (413 chars)

    Rest easy knowing the heavy lifting is already done. This home boasts a brand-new architectural shingle roof, a high-efficiency HVAC system, and completely updated electrical and plumbing fixtures, stunning butcher block countertops, sleek new appliances, and modern fixtures that make every meal feel like a special occasion, with new insulation throughout, you'll enjoy low utility bills and year-round comfort.

20. 2026-04-28
    listed $110,000 Active 419-char remark

    Show marketing remark (413 chars)

    Rest easy knowing the heavy lifting is already done. This home boasts a brand-new architectural shingle roof, a high-efficiency HVAC system, and completely updated electrical and plumbing fixtures, stunning butcher block countertops, sleek new appliances, and modern fixtures that make every meal feel like a special occasion, with new insulation throughout, you'll enjoy low utility bills and year-round comfort.

21. 2025-11-12
    soldstatus Closed
22. 2025-11-07
    status Pending
23. 2025-10-22
    price $5,500
24. 2025-10-22
    price $5,500
25. 2025-10-07
    listed $7,500 Active
26. 2025-10-07
    listed $7,500 Active

ⓘ 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: $210 · $17/mo
• Projected year-2 tax: $522 · $44/mo
• Expected delta: +$313/yr (+$26/mo · 149.2%)

ⓘ 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 · 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,749
• − Mortgage interest: −$5,321
• − Property taxes: −$210
• − Insurance: −$475
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$2,764
• Taxable income: $1,940
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $2,943/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

+1166.7% since first listed

12 events — show timeline

• 2026-06-02 Price Changed $95,000 AcadianaMLS
• 2026-06-02 Price Changed $95,000 GBRMLS
• 2026-05-11 Price Changed $103,000 AcadianaMLS
• 2026-05-11 Price Changed $103,000 GBRMLS
• 2026-04-28 Listed $110,000 GBRMLS
• 2026-04-28 Listed $110,000 AcadianaMLS
• 2025-11-12 Sold (MLS) — GBRMLS
• 2025-11-07 Pending — GBRMLS
• 2025-10-22 Price Changed $5,500 AcadianaMLS
• 2025-10-22 Price Changed $5,500 GBRMLS
• 2025-10-07 Listed $7,500 AcadianaMLS
• 2025-10-07 Listed $7,500 GBRMLS

Property tax history

+3.8%/yr

Latest (2025): $210 · +4.7% YoY. Source: county tax records.