2604 Jackson Ave · Baton Rouge, LA 70802

$78,500

3 bd · 1.0 ba · 1,392 sqft · SingleFamily · 153 Days on market

Built 1958 6,098 sqft lot $56/sqft · 16% below area Est $93k · 16% 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 +30.0/30.0
• ARV discount +14.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great investment property! 3Bedrooms/1Bathroom raised cottage with hardwood flooring except in bathroom. High ceilings and lots of natural light. Nice L-shaped front porch. Corner lot with lots of parking space. Washer/dryer hookups inside. Previous rent rate was $1375/month. Owner/agent.

Key facts

• Hardwood flooring
• Natural light
• Parking space

Tags

• HARDWOOD FLOORING
• HIGH CEILINGS
• NATURAL LIGHT
• L-SHAPED FRONT PORCH
• CORNER LOT
• PARKING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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.
• Zoned schools: Capitol Elementary School (math 22% / reading 22%, grade F, #415 of 646 statewide, top 67%, 300 students, 94% FRL); Capitol Middle School (math 4% / reading 10%, grade F, #212 of 218 statewide, top 97%, 580 students, 87% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 80% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 202 active listings in the ZIP; 30 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $543 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $78k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $69,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.61% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.20%
• DSCR: 2.25
• GRM: 5.2

CMA / ARV

• ARV (median comp): $93,493
• List price: $78,500
• Delta: -16.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2342 Cherry St	0.28mi	3/1.0	1,423 (+2%)	10mo	$35,000	$25	75
3008 Seneca St	0.45mi	3/1.0	1,350 (-3%)	9mo	$64,900	$48	67
2537 Madison Ave	0.15mi	3/2.0	1,297 (-7%)	13mo	$67,000	$52	67
2711 Jackson Ave	0.06mi	3/2.0	1,200 (-14%)	7mo	$79,000	$66	64
1650 N 32nd St	0.39mi	3/2.0	1,341 (-4%)	10mo	$90,000	$67	63
2654 Madison Ave	0.13mi	3/2.0	1,532 (+10%)	14mo	$120,000	$78	62
2908 Adams Ave	0.25mi	3/1.0	1,232 (-12%)	9mo	$100,000	$81	62
2704 Duke St	0.34mi	3/2.0	1,300 (-7%)	15mo	$207,000	$159	56
2627 Edgewood Dr	0.73mi	3/2.0	1,371 (-2%)	9mo	$160,000	$117	52
2325 N 20th St	0.44mi	3/1.0	1,246 (-10%)	14mo	$64,900	$52	50
2927 Tecumseh St	0.64mi	3/2.0	1,245 (-11%)	3mo	$182,500	$147	46
3135 Monroe Ave	0.41mi	2/1.0 (-1)	1,205 (-13%)	13mo	$70,000	$58	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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.13×
• Total profit: $24,901
• Equity at exit: $11,705

10-year hold

• IRR: 35.8%
• Equity multiple: 4.86×
• Total profit: $84,919
• Equity at exit: $6,787

Cash invested: $21,980 (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: 202
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$412
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $517

Break-even live

Break-even rent $613

Max offer price $78,500

Occupancy floor 54%

Sensitivity live

Price	-10% $561	-5% $539	+0% $517	+5% $494	+10% $472
Rent	-10% $416	-5% $466	+0% $517	+5% $567	+10% $617
Rate	-1.0pp $556	-0.5pp $536	base $517	+0.5pp $496	+1.0pp $475

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: $19,625
• Closing costs: $2,355
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	45d	1	0.37mi
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	25d	1	0.39mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	15d	1	0.40mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	25d	1	0.42mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	25d	1	0.60mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	15d	1	0.64mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	45d	1	0.71mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	25d	1	0.71mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	20d	1	0.90mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	20d	1	0.92mi
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	22d	1	1.04mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	20d	1	1.09mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	25d	1	1.13mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	45d	1	1.14mi
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	25d	1	1.19mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	45d	1	1.21mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	25d	1	1.23mi
1346 Main St Unit A Baton Rouge, LA	3.0	2.0	1200	$1,600	$1.33	45d	1	1.24mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	20d	1	1.29mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	25d	1	1.29mi
999 N 9th St Apt 319 Baton Rouge, LA	3.0	2.0	1050	$1,085	$1.03	45d	1	1.31mi
999 N 9th St Unit 419 Baton Rouge, LA	3.0	2.0	1050	$1,170	$1.11	25d	1	1.31mi
999 N 9th St Apt 219 Baton Rouge, LA	3.0	2.0	1050	$1,185	$1.13	15d	1	1.31mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	45d	1	1.33mi
759 Spanish Town Rd Baton Rouge, LA	2.0	1.0	1176	$1,650	$1.40	45d	1	1.39mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	25d	1	1.41mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	45d	1	1.42mi
3044 Wilshire Dr Baton Rouge, LA	3.0	2.0	1734	$2,350	$1.36	15d	1	1.43mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	15d	31	1.44mi
239 West Dr Baton Rouge, LA	2.0	1.0	1428	$1,250	$0.88	25d	1	1.48mi

Listing history 30 events

1. 2026-06-22
   days on market $78,500 Active 153 DOM
2. 2026-06-18
   days on market $78,500 Active 150 DOM
3. 2026-06-17
   days on market $78,500 Active 149 DOM
4. 2026-06-16
   days on market $78,500 Active 148 DOM
5. 2026-06-15
   days on market $78,500 Active 147 DOM
6. 2026-06-14
   days on market $78,500 Active 145 DOM
7. 2026-06-10
   days on market $78,500 Active 142 DOM
8. 2026-06-09
   days on market $78,500 Active 141 DOM
9. 2026-06-08
   days on market $78,500 Active 140 DOM
10. 2026-06-07
    days on market $78,500 Active 139 DOM
11. 2026-06-05
    days on market $78,500 Active 136 DOM
12. 2026-06-03
    days on market $78,500 Active 135 DOM
13. 2026-06-02
    days on market $78,500 Active 134 DOM
14. 2026-06-01
    days on market $78,500 Active 133 DOM
15. 2026-05-31
    days on market $78,500 Active 132 DOM
16. 2026-05-31
    days on market $78,500 Active 131 DOM
17. 2026-05-05
    price $78,500 289-char remark

    Show marketing remark (289 chars)

    Great investment property! 3Bedrooms/1Bathroom raised cottage with hardwood flooring except in bathroom. High ceilings and lots of natural light. Nice L-shaped front porch. Corner lot with lots of parking space. Washer/dryer hookups inside. Previous rent rate was $1375/month. Owner/agent.

18. 2026-05-05
    price $78,500 289-char remark

    Show marketing remark (289 chars)

    Great investment property! 3Bedrooms/1Bathroom raised cottage with hardwood flooring except in bathroom. High ceilings and lots of natural light. Nice L-shaped front porch. Corner lot with lots of parking space. Washer/dryer hookups inside. Previous rent rate was $1375/month. Owner/agent.

19. 2026-03-09
    price $85,000 289-char remark

    Show marketing remark (289 chars)

    Great investment property! 3Bedrooms/1Bathroom raised cottage with hardwood flooring except in bathroom. High ceilings and lots of natural light. Nice L-shaped front porch. Corner lot with lots of parking space. Washer/dryer hookups inside. Previous rent rate was $1375/month. Owner/agent.

20. 2026-03-09
    price $85,000 289-char remark

    Show marketing remark (289 chars)

    Great investment property! 3Bedrooms/1Bathroom raised cottage with hardwood flooring except in bathroom. High ceilings and lots of natural light. Nice L-shaped front porch. Corner lot with lots of parking space. Washer/dryer hookups inside. Previous rent rate was $1375/month. Owner/agent.

21. 2026-01-20
    listed $89,000 Active 289-char remark

    Show marketing remark (289 chars)

    Great investment property! 3Bedrooms/1Bathroom raised cottage with hardwood flooring except in bathroom. High ceilings and lots of natural light. Nice L-shaped front porch. Corner lot with lots of parking space. Washer/dryer hookups inside. Previous rent rate was $1375/month. Owner/agent.

22. 2026-01-19
    listed $89,000 Active 289-char remark

    Show marketing remark (289 chars)

    Great investment property! 3Bedrooms/1Bathroom raised cottage with hardwood flooring except in bathroom. High ceilings and lots of natural light. Nice L-shaped front porch. Corner lot with lots of parking space. Washer/dryer hookups inside. Previous rent rate was $1375/month. Owner/agent.

23. 2021-10-01
    soldstatus Sold
24. 2021-10-01
    soldstatus $34,000
25. 2021-07-11
    status Pending
26. 2021-07-04
    status Active
27. 2021-06-28
    status Pending
28. 2021-06-15
    listed $39,500 Active
29. 2021-06-15
    listed $39,500
30. 2021-06-15
    listed $39,500

ⓘ 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: $476 · $40/mo
• Projected year-2 tax: $476 · $40/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: $15,199
• − Mortgage interest: −$4,397
• − Property taxes: −$476
• − Insurance: −$392
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$2,284
• Taxable income: $5,217
• Est. tax owed @ 24.0%: −$1,252
• After-tax cash flow: $4,946/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

+98.7% since first listed

14 events — show timeline

• 2026-05-05 Price Changed $78,500 AcadianaMLS
• 2026-05-05 Price Changed $78,500 GBRMLS
• 2026-03-09 Price Changed $85,000 AcadianaMLS
• 2026-03-09 Price Changed $85,000 GBRMLS
• 2026-01-20 Listed $89,000 GBRMLS
• 2026-01-19 Listed $89,000 AcadianaMLS
• 2021-10-01 Sold (MLS) $34,000 WCARE
• 2021-10-01 Sold (MLS) — GBRMLS
• 2021-07-11 Pending — GBRMLS
• 2021-07-04 Relisted — GBRMLS
• 2021-06-28 Pending — GBRMLS
• 2021-06-15 Listed $39,500 AcadianaMLS
• 2021-06-15 Listed $39,500 WCARE
• 2021-06-15 Listed $39,500 GBRMLS

Property tax history

+2.3%/yr

Latest (2025): $476 · +4.7% YoY. Source: county tax records.