14105 Rampart Ct · Village St. George, LA 70810

$188,500

3 bd · 2.0 ba · 1,218 sqft · SingleFamily public records · 28 Days on market

Built 1979 6,969 sqft lot $155/sqft · 6% below area Est $200k · 6% under

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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 +13.8/30.0
• ARV discount +10.2/15.0
• DSCR +4.2/10.0
• 1% rule +3.2/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must see this recently updated 3 bedroom 2 bath home located in a quiet, well-established neighborhood conveniently just minutes from the new Pecue Lane interstate exit and entrance, shopping centers, restaurants, entertainment venues and schools. Home has been freshly painted offers large stylish family room, granite kitchen countertops, new tubs, toilets, faucets, LED lighting fixtures, large bedrooms, walk in closets, large fenced backyard, new patio, new roof , new gutters and so much more. You'll also love the spacious enclosed two car garage. Additional features includes the convenience of the refrigerator and washer remaining with the home.The Subdivision has several entry points from Perkins Road. Don't miss out on this opportunity, move-in ready at an amazing price.

Key facts

• New tubs
• New roof
• 6,969 sq ft lot

Tags

• WELL-ESTABLISHED NEIGHBORHOOD
• MINUTES FROM INTERSTATE
• GRANITE KITCHEN COUNTERTOPS
• NEW TUBS
• NEW ROOF
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $18 ($218/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (18.0% below list).
• Recommended offer: $155k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.9% in Village St. George — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 flat; 625 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 28 days — a 2% lower offer ($186k) 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,558 (18.0% below list)

Questions for the listing agent

1. Built in 1979 — 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. 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?
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: 0.82% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (median comp): $200,428
• List price: $188,500
• Delta: -5.95%
• 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
14105 Rampart Ct	0.00mi	3/2.0	1,218 (0%)	0mo	$188,500	$155	100
13776 Broad Ct	0.22mi	3/2.0	1,222 (+0%)	3mo	$188,500	$154	87
14267 Gravier Ave	0.16mi	3/2.0	1,175 (-4%)	3mo	$150,000	$128	84
14104 Gravier Ave	0.17mi	4/2.0 (+1)	1,260 (+3%)	6mo	$169,500	$135	77
9127 Baronne Dr	0.07mi	4/2.0 (+1)	1,400 (+15%)	8mo	$219,000	$156	60
1977 Denver Dr	0.66mi	3/2.0	1,155 (-5%)	4mo	$195,000	$169	58
7344 Meadowview Ave	0.63mi	3/1.5	1,100 (-10%)	2mo	$169,000	$154	51
7356 Meadowview Ave	0.63mi	4/2.0 (+1)	1,330 (+9%)	5mo	$189,000	$142	46
1922 Mullen Dr	0.72mi	3/1.5	1,375 (+13%)	3mo	$215,000	$156	40
1711 Southland Ct	0.55mi	3/1.5	1,064 (-13%)	14mo	$147,000	$138	39
1884 Mullen Dr	0.73mi	3/2.0	1,375 (+13%)	10mo	$229,000	$167	36
1954 Denver St	0.64mi	3/1.0	1,069 (-12%)	21mo	$130,000	$122	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 · 0.68% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.38×
• Total profit: $-32,953
• Equity at exit: $28,106

10-year hold

• IRR: -15.2%
• Equity multiple: 0.22×
• Total profit: $-41,172
• Equity at exit: $16,298

Cash invested: $52,780 (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 70810

• Rents YoY: 0.7%
• Active inventory: 625
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$989
• Tax from tax record: −$136 /mo · $1,630/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $18

Break-even live

Break-even rent $1,523

Max offer price $188,500

Occupancy floor 94%

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: $47,125
• Closing costs: $5,655
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8933 Baronne Dr Baton Rouge, LA	3.0	2.0	1386	$1,450	$1.05	43d	1	0.10mi
14145 Gravier Ave Baton Rouge, LA	4.0	2.0	1442	$2,200	$1.53	23d	1	0.15mi
13650 Kenner Ave Unit 13650A Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	43d	1	0.36mi
13621 Kenner Ave Unit 13621D Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	23d	1	0.38mi
13610 Kenner Ave Unit 13610D Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	43d	1	0.41mi
7047 Meadow Park Avennue Baton Rouge, LA	3.0	2.0	1100	$1,150	$1.05	43d	1	0.65mi
7317 Meadow Park Ave Baton Rouge, LA	3.0	2.0	1251	$1,600	$1.28	43d	1	0.66mi
8363 Siegen Ln Baton Rouge, LA	1.0–3.0	1.0–1.5	741	$1,111	$1.50	14d	4	0.76mi
1345 Bullrush Dr Baton Rouge, LA	3.0	2.0	1294	$1,800	$1.39	14d	1	1.00mi
9645 Siegen Ln Baton Rouge, LA	2.0	2.0	1100	$1,350	$1.23	43d	1	1.16mi
9849 Siegen Ln Baton Rouge, LA	2.0	2.5	1260	$1,575	$1.25	14d	1	1.27mi
9843 Siegen Ln Baton Rouge, LA	2.0	2.5	1225	$1,500	$1.22	43d	1	1.28mi
1741 Twisted Oak Ln Baton Rouge, LA	3.0	2.0	1368	$1,825	$1.33	43d	1	1.46mi

Listing history 6 events

1. 2026-05-15
   status Pending 785-char remark

   Show marketing remark (786 chars)

   Must see this recently updated 3 bedroom 2 bath home located in a quiet, well-established neighborhood conveniently just minutes from the new Pecue Lane interstate exit and entrance, shopping centers, restaurants, entertainment venues and schools. Home has been freshly painted offers large stylish family room, granite kitchen countertops, new tubs, toilets, faucets, LED lighting fixtures, large bedrooms, walk in closets, large fenced backyard, new patio, new roof , new gutters and so much more. You'll also love the spacious enclosed two car garage. Additional features includes the convenience of the refrigerator and washer remaining with the home. The Subdivision has several entry points from Perkins Road. Don't miss out on this opportunity, move-in ready at an amazing price.

2. 2026-05-15
   status Pending 786-char remark

   Show marketing remark (786 chars)

   Must see this recently updated 3 bedroom 2 bath home located in a quiet, well-established neighborhood conveniently just minutes from the new Pecue Lane interstate exit and entrance, shopping centers, restaurants, entertainment venues and schools. Home has been freshly painted offers large stylish family room, granite kitchen countertops, new tubs, toilets, faucets, LED lighting fixtures, large bedrooms, walk in closets, large fenced backyard, new patio, new roof , new gutters and so much more. You'll also love the spacious enclosed two car garage. Additional features includes the convenience of the refrigerator and washer remaining with the home. The Subdivision has several entry points from Perkins Road. Don't miss out on this opportunity, move-in ready at an amazing price.

3. 2026-04-30
   price $188,500 785-char remark

   Show marketing remark (786 chars)

   Must see this recently updated 3 bedroom 2 bath home located in a quiet, well-established neighborhood conveniently just minutes from the new Pecue Lane interstate exit and entrance, shopping centers, restaurants, entertainment venues and schools. Home has been freshly painted offers large stylish family room, granite kitchen countertops, new tubs, toilets, faucets, LED lighting fixtures, large bedrooms, walk in closets, large fenced backyard, new patio, new roof , new gutters and so much more. You'll also love the spacious enclosed two car garage. Additional features includes the convenience of the refrigerator and washer remaining with the home. The Subdivision has several entry points from Perkins Road. Don't miss out on this opportunity, move-in ready at an amazing price.

4. 2026-04-30
   price $188,500 786-char remark

   Show marketing remark (786 chars)

   Must see this recently updated 3 bedroom 2 bath home located in a quiet, well-established neighborhood conveniently just minutes from the new Pecue Lane interstate exit and entrance, shopping centers, restaurants, entertainment venues and schools. Home has been freshly painted offers large stylish family room, granite kitchen countertops, new tubs, toilets, faucets, LED lighting fixtures, large bedrooms, walk in closets, large fenced backyard, new patio, new roof , new gutters and so much more. You'll also love the spacious enclosed two car garage. Additional features includes the convenience of the refrigerator and washer remaining with the home. The Subdivision has several entry points from Perkins Road. Don't miss out on this opportunity, move-in ready at an amazing price.

5. 2026-04-16
   listed $185,500 Active 785-char remark

   Show marketing remark (786 chars)

   Must see this recently updated 3 bedroom 2 bath home located in a quiet, well-established neighborhood conveniently just minutes from the new Pecue Lane interstate exit and entrance, shopping centers, restaurants, entertainment venues and schools. Home has been freshly painted offers large stylish family room, granite kitchen countertops, new tubs, toilets, faucets, LED lighting fixtures, large bedrooms, walk in closets, large fenced backyard, new patio, new roof , new gutters and so much more. You'll also love the spacious enclosed two car garage. Additional features includes the convenience of the refrigerator and washer remaining with the home. The Subdivision has several entry points from Perkins Road. Don't miss out on this opportunity, move-in ready at an amazing price.

6. 2026-04-16
   listed $185,500 Active 786-char remark

   Show marketing remark (786 chars)

   Must see this recently updated 3 bedroom 2 bath home located in a quiet, well-established neighborhood conveniently just minutes from the new Pecue Lane interstate exit and entrance, shopping centers, restaurants, entertainment venues and schools. Home has been freshly painted offers large stylish family room, granite kitchen countertops, new tubs, toilets, faucets, LED lighting fixtures, large bedrooms, walk in closets, large fenced backyard, new patio, new roof , new gutters and so much more. You'll also love the spacious enclosed two car garage. Additional features includes the convenience of the refrigerator and washer remaining with the home. The Subdivision has several entry points from Perkins Road. Don't miss out on this opportunity, move-in ready at an amazing price.

ⓘ 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: $1,630 · $136/mo
• Projected year-2 tax: $1,629 · $136/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,547
• − Mortgage interest: −$10,559
• − Property taxes: −$1,630
• − Insurance: −$942
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$5,484
• Taxable loss: −$3,035
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $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 — Village St. George

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Village St. George, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 42,659
• Household income: $92,098
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1106.0

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 0.60)
• Race & ethnicity: White 55% Black 29% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Slovak 2% Scottish 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -117.55%
• Current HPI: 172.7593
• Rent YoY: ▲ 0.68%
• 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

+1.6% since first listed

6 events — show timeline

• 2026-05-15 Pending — AcadianaMLS
• 2026-05-15 Pending — GBRMLS
• 2026-04-30 Price Changed $188,500 AcadianaMLS
• 2026-04-30 Price Changed $188,500 GBRMLS
• 2026-04-16 Listed $185,500 GBRMLS
• 2026-04-16 Listed $185,500 AcadianaMLS

Property tax history

+4.7%/yr

Latest (2025): $1,630 · -0.5% YoY. Source: county tax records.