2913 Addison St · Baton Rouge, LA 70805

$45,000

2 bd · 1.0 ba · 850 sqft · SingleFamily · 29 Days on market

Built 1971 5,662 sqft lot Est $52k · 13% 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 +13.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Home is currently tenant-occupied; please do not disturb tenants. Property is in need of repairs and is being sold as part of a 12-home investment portfolio. Seller has limited knowledge of the property.

Key facts

• 5,662 sq ft lot
• 2 parking spots
• Built 1971

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Wood siding and frame construction
• Exterior features: Metal roof; Lot in Berkley Hill subdivision; Lot dimensions approximately 128 x 50

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating; Window unit cooling
• Interior features: Window cooling units

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.6% 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 soft (-1.2%/yr); 155 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 42% of the median local income ($25k/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 $311 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 + 0.0% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.97% ✓
• Cap rate: 17.65%
• Cash-on-cash: 40.56%
• DSCR: 2.80
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $51,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4014 Dalton St	0.33mi	2/1.0	890 (+5%)	10mo	$27,200	$31	68
5122 Bradley St	0.32mi	2/1.0	900 (+6%)	17mo	$49,900	$55	61
3122 N Foster Dr	0.25mi	2/2.0	907 (+7%)	15mo	$125,000	$138	61
5131 Fairfields Ave	0.64mi	2/1.0	900 (+6%)	2mo	$44,000	$49	58
3780 Conrad Dr	0.62mi	2/1.0	928 (+9%)	3mo	$16,000	$17	53
4924 Ritterman Ave	0.19mi	2/1.0	966 (+14%)	20mo	$95,000	$98	51
3969 Chippewa St	0.38mi	2/1.0	964 (+13%)	11mo	$35,000	$36	51
5080 Jackson St	0.70mi	2/1.0	823 (-3%)	14mo	$49,900	$61	50
2975 Blackwell Dr	0.55mi	2/1.0	900 (+6%)	20mo	$95,000	$106	47
2768 Bartlett St	0.27mi	3/2.0 (+1)	975 (+15%)	21mo	$54,900	$56	37
3648 Iroquois St	0.60mi	2/1.0	730 (-14%)	17mo	$60,000	$82	34
5249 Madison Ave	0.65mi	2/1.0	951 (+12%)	20mo	$95,000	$100	33

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: 33.7%
• Equity multiple: 2.37×
• Total profit: $17,226
• Equity at exit: $6,710

10-year hold

• IRR: 39.1%
• Equity multiple: 4.16×
• Total profit: $39,852
• Equity at exit: $3,891

Cash invested: $12,600 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $886 high
• Mortgage (P&I): −$236
• Tax from tax record: −$20 /mo · $235/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $426

Break-even live

Break-even rent $347

Max offer price $45,000

Occupancy floor 47%

Sensitivity live

Price	-10% $451	-5% $439	+0% $426	+5% $413	+10% $400
Rent	-10% $356	-5% $391	+0% $426	+5% $461	+10% $496
Rate	-1.0pp $449	-0.5pp $437	base $426	+0.5pp $414	+1.0pp $402

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	19d	1	0.39mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	24d	1	0.41mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	19d	1	0.42mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	0.43mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	44d	1	0.45mi
3258 Blackwell Dr Baton Rouge, LA	1.0	1.0	562	$750	$1.33	24d	1	0.60mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	0.72mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	44d	1	0.93mi
3942 W Brookstown Dr Baton Rouge, LA	1.0	1.0	650	$675	$1.04	44d	3	0.98mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	24d	26	1.05mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	15d	20	1.07mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	24d	1	1.13mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	44d	1	1.14mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	1.16mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,240	$0.95	15d	31	1.17mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	24d	1	1.21mi
2933 Dayton St Unit A Baton Rouge, LA	1.0	1.0	800	$540	$0.68	15d	1	1.30mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	24d	1	1.31mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	44d	1	1.32mi
2121 Lobdell Blvd Unit H54 Baton Rouge, LA	3.0	2.0	950	$1,194	$1.26	15d	1	1.35mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	1.35mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	1.37mi
1251 N Ardenwood Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	923	$899	$0.97	44d	1	1.40mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	24d	1	1.40mi

Listing history 20 events

1. 2026-06-18
   days on market $45,000 Active 29 DOM
2. 2026-06-17
   days on market $45,000 Active 28 DOM
3. 2026-06-16
   days on market $45,000 Active 27 DOM
4. 2026-06-15
   days on market $45,000 Active 26 DOM
5. 2026-06-14
   days on market $45,000 Active 24 DOM
6. 2026-06-10
   days on market $45,000 Active 21 DOM
7. 2026-06-09
   days on market $45,000 Active 20 DOM
8. 2026-06-08
   days on market $45,000 Active 19 DOM
9. 2026-06-07
   days on market $45,000 Active 18 DOM
10. 2026-06-05
    days on market $45,000 Active 15 DOM
11. 2026-06-03
    days on market $45,000 Active 14 DOM
12. 2026-06-02
    days on market $45,000 Active 13 DOM
13. 2026-06-01
    days on market $45,000 Active 12 DOM
14. 2026-05-31
    days on market $45,000 Active 11 DOM
15. 2026-05-31
    days on market $45,000 Active 10 DOM
16. 2026-05-20
    listed $45,000 Active

    Show marketing remark (203 chars)

    Home is currently tenant-occupied; please do not disturb tenants. Property is in need of repairs and is being sold as part of a 12-home investment portfolio. Seller has limited knowledge of the property.

17. 2026-05-20
    listed $45,000 Active 203-char remark

    Show marketing remark (203 chars)

    Home is currently tenant-occupied; please do not disturb tenants. Property is in need of repairs and is being sold as part of a 12-home investment portfolio. Seller has limited knowledge of the property.

18. 2004-11-02
    soldstatus 311-char remark

    Show marketing remark (311 chars)

    THERE ARE MULTIPLE CONTRACTS ON SUBJECT, SELLER IS ACCEPTING BEST AND HIGHEST NO LATER THAN FRIDAY OCT 8,2004 AT 5:00PM. SELLER WILL RESPOND ON MONDAY OCT 11,2004. SELLER WILL ONLY CONSIDER CONTRACTS THAT PROVIDE ALL REQUIRED INFORMATION LISTED ABOVE NO EXCEPTIONS. CALL LISTING AGENT IF YOU HAVE ANY QUESTIONS.

19. 2004-09-14
    listed $11,900 311-char remark

    Show marketing remark (311 chars)

    THERE ARE MULTIPLE CONTRACTS ON SUBJECT, SELLER IS ACCEPTING BEST AND HIGHEST NO LATER THAN FRIDAY OCT 8,2004 AT 5:00PM. SELLER WILL RESPOND ON MONDAY OCT 11,2004. SELLER WILL ONLY CONSIDER CONTRACTS THAT PROVIDE ALL REQUIRED INFORMATION LISTED ABOVE NO EXCEPTIONS. CALL LISTING AGENT IF YOU HAVE ANY QUESTIONS.

20. 2004-09-14
    listed $11,900

    Show marketing remark (311 chars)

    THERE ARE MULTIPLE CONTRACTS ON SUBJECT, SELLER IS ACCEPTING BEST AND HIGHEST NO LATER THAN FRIDAY OCT 8,2004 AT 5:00PM. SELLER WILL RESPOND ON MONDAY OCT 11,2004. SELLER WILL ONLY CONSIDER CONTRACTS THAT PROVIDE ALL REQUIRED INFORMATION LISTED ABOVE NO EXCEPTIONS. CALL LISTING AGENT IF YOU HAVE ANY QUESTIONS.

ⓘ 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: $235 · $20/mo
• Projected year-2 tax: $247 · $21/mo
• Expected delta: +$13/yr (+$1/mo · 5.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone 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: $10,636
• − Mortgage interest: −$2,521
• − Property taxes: −$235
• − Insurance: −$225
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$1,309
• Taxable income: $4,644
• Est. tax owed @ 24.0%: −$1,115
• After-tax cash flow: $3,996/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

+278.2% since first listed

5 events — show timeline

• 2026-05-20 Listed $45,000 AcadianaMLS
• 2026-05-20 Listed $45,000 GBRMLS
• 2004-11-02 Sold (MLS) — GBRMLS
• 2004-09-14 Listed $11,900 AcadianaMLS
• 2004-09-14 Listed $11,900 GBRMLS

Property tax history

+3.4%/yr

Latest (2025): $235 · +4.7% YoY. Source: county tax records.