5766 Quivera St · Baton Rouge, LA 70805

$115,000

3 bd · 2.0 ba · 1,517 sqft · SingleFamily · 51 Days on market

Built 1958 7,623 sqft lot $76/sqft · 6% below area Est $122k · 6% under

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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 +29.2/30.0
• ARV discount +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this spacious 3-bedroom, 2.5-bath home full of potential! Featuring solid bones and a functional layout, this property is ready for your personal touch and updates to truly make it shine. Inside, you'll find an additional extra-large living area or bonus room--perfect for a second den, game room, home office, or entertaining space. Situated on a desirable corner lot, the home offers ample parking and plenty of outdoor space to enjoy. Conveniently located with close proximity to the interstate, commuting and access to shopping, dining, and everyday essentials is a breeze. Whether you're an investor looking for flip, looking to add to your rental portfolio, or a buyer looking to customize your dream home, this is a fantastic opportunity to add value and create something special!

Key facts

• Ample parking
• Outdoor space
• Corner lot

Tags

• EXTRA-LARGE LIVING AREA
• CORNER LOT
• AMPLE PARKING
• OUTDOOR SPACE
• CLOSE PROXIMITY TO INTERSTATE

Property features AI

Exterior

• Parking: Has carport
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence
• Construction: Brick construction; Slab foundation; Built in 2026
• Exterior features: Chain link fencing; Corner lot

Interior

• Kitchen: Oven; Electric cooktop
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Oven; Electric cooktop
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-25 ($-298/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (3.8% below list).
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.8% below list) — sets the bar for cash-flow.
• Cap rate 10.5% vs local median 4.2% 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.
• Zoned schools: Claiborne Elementary School (math 12% / reading 17%, grade F, #516 of 646 statewide, top 82%, 590 students, 91% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 76% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 155 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,378/mo this rent would consume 65% of the median local household income ($25k/yr) (locally 1980% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($112k) 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: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $110,614 (3.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.97%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

• ARV (median comp): $122,287
• List price: $115,000
• Delta: -5.96%
• 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
5965 Denham St	0.23mi	3/2.0	1,594 (+5%)	17mo	$139,900	$88	67
4536 St Katherine Ave	0.36mi	3/1.0	1,570 (+4%)	15mo	$174,000	$111	61
5175 Lemonwood Dr	0.42mi	3/2.0	1,453 (-4%)	16mo	$166,000	$114	60
5151 Hollywood St	0.60mi	4/1.5 (+1)	1,475 (-3%)	2mo	$12,000	$8	59
4784 Sycamore St	0.65mi	3/2.0	1,401 (-8%)	3mo	$149,500	$107	54
4316 Beech St	0.51mi	3/2.0	1,712 (+13%)	1mo	$158,000	$92	54
3352 Amarillo St	0.48mi	4/2.0 (+1)	1,605 (+6%)	15mo	$28,000	$17	51
6343 Beechwood Dr	0.40mi	3/1.0	1,320 (-13%)	7mo	$50,000	$38	50
5685 Winchester Ave	0.56mi	3/2.5	1,400 (-8%)	15mo	$154,900	$111	46
4510 Glen Oaks Dr	0.57mi	3/1.0	1,401 (-8%)	13mo	$155,000	$111	46
3820 Byron St	0.66mi	4/1.5 (+1)	1,366 (-10%)	4mo	$109,995	$81	42
4525 Oaklon Ave	0.67mi	3/2.0	1,292 (-15%)	3mo	$204,400	$158	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.25×
• Total profit: $-24,038
• Equity at exit: $17,147

10-year hold

• IRR: -34.0%
• Equity multiple: -0.17×
• Total profit: $-37,693
• Equity at exit: $9,943

Cash invested: $32,200 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$603
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$48
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-25

Break-even live

Break-even rent $1,409

Max offer price $110,614

Occupancy floor 97%

Sensitivity live

Price	-10% $40	-5% $8	+0% $-25	+5% $-57	+10% $-90
Rent	-10% $-134	-5% $-79	+0% $-25	+5% $30	+10% $84
Rate	-1.0pp $33	-0.5pp $4	base $-25	+0.5pp $-55	+1.0pp $-85

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	45d	1	0.25mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	25d	1	0.39mi
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	16d	1	0.50mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	25d	1	0.69mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	25d	1	0.81mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	25d	1	0.82mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	16d	1	0.92mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	25d	1	1.00mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	45d	1	1.06mi
4912 Breckenridge Ave Baton Rouge, LA	3.0	2.0	1800	$1,075	$0.60	16d	1	1.10mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	21d	1	1.18mi
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	25d	1	1.24mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	16d	1	1.24mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	25d	1	1.50mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	21d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   status $115,000 Pending 51 DOM

   Show marketing remark (811 chars)

   Opportunity awaits with this spacious 3-bedroom, 2.5-bath home full of potential! Featuring solid bones and a functional layout, this property is ready for your personal touch and updates to truly make it shine. Inside, you'll find an additional extra-large living area or bonus room--perfect for a second den, game room, home office, or entertaining space. Situated on a desirable corner lot, the home offers ample parking and plenty of outdoor space to enjoy. Conveniently located with close proximity to the interstate, commuting and access to shopping, dining, and everyday essentials is a breeze. Whether you're an investor looking for flip, looking to add to your rental portfolio, or a buyer looking to customize your dream home, this is a fantastic opportunity to add value and create something special!

2. 2026-06-18
   days on market $115,000 Active 51 DOM

   Show marketing remark (811 chars)

   Opportunity awaits with this spacious 3-bedroom, 2.5-bath home full of potential! Featuring solid bones and a functional layout, this property is ready for your personal touch and updates to truly make it shine. Inside, you'll find an additional extra-large living area or bonus room--perfect for a second den, game room, home office, or entertaining space. Situated on a desirable corner lot, the home offers ample parking and plenty of outdoor space to enjoy. Conveniently located with close proximity to the interstate, commuting and access to shopping, dining, and everyday essentials is a breeze. Whether you're an investor looking for flip, looking to add to your rental portfolio, or a buyer looking to customize your dream home, this is a fantastic opportunity to add value and create something special!

3. 2026-06-17
   days on market $115,000 Active 50 DOM
4. 2026-06-16
   days on market $115,000 Active 49 DOM
5. 2026-06-15
   days on market $115,000 Active 48 DOM
6. 2026-06-14
   days on market $115,000 Active 46 DOM
7. 2026-06-10
   days on market $115,000 Active 43 DOM
8. 2026-06-09
   days on market $115,000 Active 42 DOM
9. 2026-06-08
   days on market $115,000 Active 41 DOM
10. 2026-06-07
    days on market $115,000 Active 40 DOM
11. 2026-06-05
    days on market $115,000 Active 37 DOM
12. 2026-06-03
    days on market $115,000 Active 36 DOM
13. 2026-06-02
    days on market $115,000 Active 35 DOM
14. 2026-06-01
    days on market $115,000 Active 34 DOM
15. 2026-05-31
    days on market $115,000 Active 33 DOM
16. 2026-05-31
    days on market $115,000 Active 32 DOM
17. 2026-04-28
    listed $115,000 Active 828-char remark

    Show marketing remark (811 chars)

    Opportunity awaits with this spacious 3-bedroom, 2.5-bath home full of potential! Featuring solid bones and a functional layout, this property is ready for your personal touch and updates to truly make it shine. Inside, you'll find an additional extra-large living area or bonus room--perfect for a second den, game room, home office, or entertaining space. Situated on a desirable corner lot, the home offers ample parking and plenty of outdoor space to enjoy. Conveniently located with close proximity to the interstate, commuting and access to shopping, dining, and everyday essentials is a breeze. Whether you're an investor looking for flip, looking to add to your rental portfolio, or a buyer looking to customize your dream home, this is a fantastic opportunity to add value and create something special!

18. 2026-04-28
    listed $115,000 Active 811-char remark

    Show marketing remark (811 chars)

    Opportunity awaits with this spacious 3-bedroom, 2.5-bath home full of potential! Featuring solid bones and a functional layout, this property is ready for your personal touch and updates to truly make it shine. Inside, you'll find an additional extra-large living area or bonus room--perfect for a second den, game room, home office, or entertaining space. Situated on a desirable corner lot, the home offers ample parking and plenty of outdoor space to enjoy. Conveniently located with close proximity to the interstate, commuting and access to shopping, dining, and everyday essentials is a breeze. Whether you're an investor looking for flip, looking to add to your rental portfolio, or a buyer looking to customize your dream home, this is a fantastic opportunity to add value and create something special!

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$203/yr (+$17/mo · 47.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 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: $16,534
• − Mortgage interest: −$6,442
• − Property taxes: −$429
• − Insurance: −$5,694
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$3,345
• Taxable loss: −$2,022
• Est. tax savings @ 24.0%: +$485
• After-tax cash flow: $187/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): 23,288
• Household income: $25,397
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 1980.0

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 (95%)
• Race & ethnicity: Black 95% Hispanic / Latino 2% White 2% Two or more races 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -110.79%
• Current HPI: 75.7121
• Rent YoY: ▼ -1.21%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-18 Pending — AcadianaMLS
• 2026-06-18 Pending — GBRMLS
• 2026-04-28 Listed $115,000 GBRMLS
• 2026-04-28 Listed $115,000 AcadianaMLS

Property tax history

+20.5%/yr

Latest (2025): $429 · +4.7% YoY. Source: county tax records.