155 Marilyn Dr Unit 41A · Baton Rouge, LA 70815

$90,000

2 bd · 2.5 ba · 1,150 sqft · SingleFamily public records · 129 Days on market

Built 1986 $78/sqft · at area comps Est $100k · 10% under $190/mo HOA · 18% of rent

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Why this score? — see what drove the D+ 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 +15.3/30.0
• ARV discount +12.0/15.0
• 1% rule +6.5/10.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 2-bedroom, 2.5-bath corner-unit condo welcomes you with a private front porch stoop overlooking subdivision green space shaded by mature magnolia trees. Inside, you’ll find an open floor plan highlighted by crown molding. The spacious living room features wood-laminate flooring and a cozy fireplace, perfect for relaxing or entertaining. The kitchen offers granite countertops, an undermount sink, brushed-nickel hardware, and white painted cabinets, along with a breakfast bar for bar-stool seating and a separate breakfast area ideal for a dining table. Both bedrooms are located upstairs, each with its own private bathroom, while a convenient half bath downstairs is perfect for guests. Covered parking adds extra convenience and protection year-round.

Key facts

• $190 HOA
• Built 1986
• Listed 129 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $33 ($393/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: 165 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 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 129 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.15% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 7.3

CMA / ARV

• ARV (median comp): $100,030
• List price: $90,000
• Delta: -10.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10055 David Dr	0.47mi	3/1.0 (+1)	1,148 (-0%)	19mo	$150,000	$131	51
10466 Red Oak Dr	0.70mi	2/1.0	1,050 (-9%)	18mo	$120,000	$114	32
1528 San Jauquin Dr	0.65mi	3/2.0 (+1)	1,282 (+12%)	18mo	$212,000	$165	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-12,384
• Equity at exit: $13,419

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-7,636
• Equity at exit: $7,782

Cash invested: $25,200 (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 70815

• Active inventory: 165
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,031 high
• Mortgage (P&I): −$472
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$38
• HOA: −$190
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $33

Break-even live

Break-even rent $990

Max offer price $90,000

Occupancy floor 92%

Sensitivity live

Price	-10% $84	-5% $58	+0% $33	+5% $7	+10% $-18
Rent	-10% $-49	-5% $-8	+0% $33	+5% $73	+10% $114
Rate	-1.0pp $78	-0.5pp $56	base $33	+0.5pp $9	+1.0pp $-14

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260 Sharp Rd Baton Rouge, LA	2.0	1.0	617	$1,019	$1.65	15d	8	0.12mi
10241 Cashel Ave Baton Rouge, LA	2.0	2.0	1000	$1,200	$1.20	24d	1	0.14mi
10241 Cashel Ave Baton Rouge, LA	2.0	2.0	1000	$1,200	$1.20	22d	1	0.14mi
567 Sharp Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	914	$936	$1.02	15d	18	0.33mi
655 Sharp Ln Unit 250 Baton Rouge, LA	2.0	1.0	800	$889	$1.11	44d	1	0.35mi
655 Sharp Ln Apt 252 Baton Rouge, LA	2.0	1.0	800	$829	$1.04	15d	1	0.35mi
655 Sharp Ln Apt 245 Baton Rouge, LA	2.0	1.0	800	$869	$1.09	15d	1	0.35mi
655 Sharp Ln Unit 102 Baton Rouge, LA	2.0	1.0	800	$924	$1.16	44d	1	0.35mi
655 Sharp Ln Apt 383 Baton Rouge, LA	2.0	1.0	800	$829	$1.04	44d	1	0.35mi
655 Sharp Ln Unit 003 Baton Rouge, LA	2.0	1.5	800	$985	$1.23	45d	1	0.35mi
655 Sharp Ln Unit 393 Baton Rouge, LA	2.0	1.0	800	$970	$1.21	15d	1	0.35mi
655 Sharp Ln Unit 246 Baton Rouge, LA	2.0	1.0	800	$849	$1.06	15d	1	0.35mi
655 Sharp Ln Unit 368 Baton Rouge, LA	2.0	1.0	800	$815	$1.02	15d	1	0.35mi
9262 Florida Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	950	$775	$0.82	44d	1	0.64mi
9228 Florida Blvd Unit 8 Baton Rouge, LA	2.0	1.5	972	$750	$0.77	24d	1	0.71mi
9228 Florida Blvd Unit 38 Baton Rouge, LA	2.0	2.0	1000	$800	$0.80	15d	1	0.71mi
9228 Florida Blvd Apt 16 Baton Rouge, LA	2.0	2.0	1000	$800	$0.80	44d	1	0.71mi
9228 Florida Blvd Unit 34 Baton Rouge, LA	1.0	1.0	800	$700	$0.88	24d	1	0.71mi
9228 Florida Blvd Unit 18 Baton Rouge, LA	2.0	2.0	1000	$800	$0.80	24d	1	0.71mi
344 Burgess Pl Baton Rouge, LA	3.0	2.0	1295	$1,675	$1.29	24d	1	0.92mi
11271 Florida Blvd Unit 208 Baton Rouge, LA	2.0	1.0	925	$950	$1.03	44d	1	1.01mi
1411 Cottondale Dr Apt C Baton Rouge, LA	3.0	2.0	1100	$1,000	$0.91	44d	1	1.08mi
1508 Delplaza Dr Unit 1508B Baton Rouge, LA	2.0	1.0	746	$800	$1.07	44d	1	1.21mi
10950 Darryl Dr Baton Rouge, LA	1.0–4.0	1.0–3.0	1090	$1,038	$0.95	15d	86	1.39mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	44d	1	1.46mi
11440 Bard Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1037	$1,072	$1.03	15d	1	1.47mi
1666 Rosedale Dr Baton Rouge, LA	3.0	1.5	1266	$1,500	$1.18	24d	1	1.48mi

HOA detail

• Monthly dues: $190 · $2,280/yr

Listing history 24 events

1. 2026-06-18
   days on market $90,000 Active 129 DOM
2. 2026-06-17
   days on market $90,000 Active 128 DOM
3. 2026-06-16
   days on market $90,000 Active 127 DOM
4. 2026-06-15
   days on market $90,000 Active 126 DOM
5. 2026-06-14
   days on market $90,000 Active 124 DOM
6. 2026-06-10
   days on market $90,000 Active 121 DOM
7. 2026-06-09
   days on market $90,000 Active 120 DOM
8. 2026-06-08
   days on market $90,000 Active 119 DOM
9. 2026-06-07
   days on market $90,000 Active 118 DOM
10. 2026-06-05
    days on market $90,000 Active 115 DOM
11. 2026-06-03
    days on market $90,000 Active 114 DOM
12. 2026-06-02
    days on market $90,000 Active 113 DOM
13. 2026-06-01
    days on market $90,000 Active 112 DOM
14. 2026-05-31
    days on market $90,000 Active 111 DOM
15. 2026-05-31
    days on market $90,000 Active 110 DOM
16. 2026-02-09
    listed $90,000 Active 777-char remark

    Show marketing remark (771 chars)

    This charming 2-bedroom, 2.5-bath corner-unit condo welcomes you with a private front porch stoop overlooking subdivision green space shaded by mature magnolia trees. Inside, you'll find an open floor plan highlighted by crown molding. The spacious living room features wood-laminate flooring and a cozy fireplace, perfect for relaxing or entertaining. The kitchen offers granite countertops, an undermount sink, brushed-nickel hardware, and white painted cabinets, along with a breakfast bar for bar-stool seating and a separate breakfast area ideal for a dining table. Both bedrooms are located upstairs, each with its own private bathroom, while a convenient half bath downstairs is perfect for guests. Covered parking adds extra convenience and protection year-round.

17. 2026-02-09
    listed $90,000 Active 771-char remark

    Show marketing remark (771 chars)

    This charming 2-bedroom, 2.5-bath corner-unit condo welcomes you with a private front porch stoop overlooking subdivision green space shaded by mature magnolia trees. Inside, you'll find an open floor plan highlighted by crown molding. The spacious living room features wood-laminate flooring and a cozy fireplace, perfect for relaxing or entertaining. The kitchen offers granite countertops, an undermount sink, brushed-nickel hardware, and white painted cabinets, along with a breakfast bar for bar-stool seating and a separate breakfast area ideal for a dining table. Both bedrooms are located upstairs, each with its own private bathroom, while a convenient half bath downstairs is perfect for guests. Covered parking adds extra convenience and protection year-round.

18. 2021-03-01
    soldstatus $85,000
19. 2021-02-26
    soldstatus Sold
20. 2020-10-08
    status Pending
21. 2020-10-05
    listed $85,000 Active
22. 2020-10-05
    listed $85,000
23. 2014-01-16
    soldstatus $62,500
24. 2005-05-27
    soldstatus $62,500

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $991 · $83/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 · 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: $12,376
• − Mortgage interest: −$5,041
• − Property taxes: −$991
• − Insurance: −$450
• − Repairs & maintenance: −$990
• − Management: −$990
• − HOA: −$2,280
• − Depreciation: −$2,618
• Taxable loss: −$984
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $629/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): 31,024
• Household income: $59,254
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1461.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 48% White 25% Hispanic / Latino 16% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Estonian 1% Iranian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 14% Vietnamese 5% Arabic 2%

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: ▼ -145.28%
• Current HPI: 181.3654
• Rent YoY: —
• 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

+44.0% since first listed

9 events — show timeline

• 2026-02-09 Listed $90,000 GBRMLS
• 2026-02-09 Listed $90,000 AcadianaMLS
• 2021-03-01 Sold (Public Records) $85,000 Public Records
• 2021-02-26 Sold (MLS) — GBRMLS
• 2020-10-08 Pending — GBRMLS
• 2020-10-05 Listed $85,000 AcadianaMLS
• 2020-10-05 Listed $85,000 GBRMLS
• 2014-01-16 Sold (Public Records) $62,500 Public Records
• 2005-05-27 Sold (Public Records) $62,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $991 · +4.7% YoY. Source: county tax records.