145 Broadmoor Ave · Baton Rouge, LA 70815

$190,000

4 bd · 2.0 ba · 1,988 sqft · SingleFamily public records · 173 Days on market

Built 1956 0.41 ac lot $96/sqft · 22% below area Est $231k · 18% under ↓ 14% since listing

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Why this score? — see what drove the C+ 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.5/10.0
• 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

Discover the charm of this classic mid-century home nestled on a generous lot in the well-established Broadmoor neighborhood. This 4-bedroom, 2-bath residence offers timeless character throughout, featuring custom pine cabinets in the spacious kitchen and warm pine walls in select rooms that add a cozy, inviting feel. Built-in cabinetry in the bathroom showcases the thoughtful craftsmanship of the era. A new roof provides peace of mind and a great start for your updates. With solid construction and original details preserved, this home is full of potential and ready for you to make it your own. Enjoy the convenience of a central Baton Rouge location with the opportunity to personalize a true Broadmoor gem. **New Roof!! Home has Never Flooded!**

Key facts

• Solid construction
• Built-in cabinetry
• Mid-century home

Tags

• MID-CENTURY HOME
• BROADMOOR NEIGHBORHOOD
• CUSTOM PINE CABINETS
• BUILT-IN CABINETRY
• NEW ROOF
• SOLID CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 40% of the median local income ($59k/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 $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 173 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1956 — 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: 1.05% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (median comp): $230,709
• List price: $190,000
• Delta: -17.65%
• 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
9141 Woodbine St	0.25mi	3/2.0 (-1)	2,075 (+4%)	4mo	$239,000	$115	73
9122 Meadowood St	0.16mi	3/1.5 (-1)	1,816 (-9%)	2mo	$225,000	$124	70
9325 Woodbine St	0.37mi	3/2.0 (-1)	2,031 (+2%)	10mo	$255,000	$126	66
741 Louise James Dr	0.59mi	3/2.5 (-1)	1,942 (-2%)	2mo	$525,000	$270	60
710 Broadmoor Ave	0.35mi	3/2.0 (-1)	1,758 (-12%)	0mo	$219,000	$125	59
9434 W Van Pl	0.71mi	3/2.0 (-1)	1,908 (-4%)	7mo	$239,000	$125	49
759 Louise James Dr	0.61mi	3/2.5 (-1)	2,150 (+8%)	4mo	$515,000	$240	48
633 Cora Dr	0.66mi	3/2.0 (-1)	1,917 (-4%)	13mo	$244,000	$127	48
9532 E Damuth Dr	0.71mi	3/3.0 (-1)	2,088 (+5%)	11mo	$205,000	$98	40
535 Thornwood Dr	0.73mi	4/2.0	2,285 (+15%)	8mo	$130,000	$57	35
9435 Goodwood Blvd	0.73mi	3/2.0 (-1)	1,713 (-14%)	4mo	$235,000	$137	34
365 Fernwood Dr	0.70mi	3/2.0 (-1)	1,712 (-14%)	12mo	$195,000	$114	29

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-10,476
• Equity at exit: $28,330

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $17,023
• Equity at exit: $16,428

Cash invested: $53,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$996
• Tax from tax record: −$183 /mo · $2,190/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $319

Break-even live

Break-even rent $1,592

Max offer price $190,000

Occupancy floor 79%

Sensitivity live

Price	-10% $427	-5% $373	+0% $319	+5% $265	+10% $211
Rent	-10% $161	-5% $240	+0% $319	+5% $398	+10% $477
Rate	-1.0pp $415	-0.5pp $367	base $319	+0.5pp $270	+1.0pp $220

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9152 Woodbine St Baton Rouge, LA	4.0	2.0	2322	$2,200	$0.95	44d	1	0.25mi
9922 N Parkview Dr Baton Rouge, LA	3.0	2.0	1847	$2,500	$1.35	44d	1	0.84mi
600 Wooddale Blvd Baton Rouge, LA	1.0–3.0	1.0–3.5	1225	$1,537	$1.25	15d	16	0.87mi
9540 Lindale Ave Unit A Baton Rouge, LA	3.0	2.5	1655	$1,900	$1.15	24d	1	0.99mi
814 Lonita St Baton Rouge, LA	3.0	2.0	1678	$1,900	$1.13	24d	1	1.09mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	44d	1	1.50mi

Listing history 11 events

1. 2026-05-11
   status Pending 754-char remark

   Show marketing remark (760 chars)

   Discover the charm of this classic mid-century home nestled on a generous lot in the well-established Broadmoor neighborhood. This 4-bedroom, 2-bath residence offers timeless character throughout, featuring custom pine cabinets in the spacious kitchen and warm pine walls in select rooms that add a cozy, inviting feel. Built-in cabinetry in the bathroom showcases the thoughtful craftsmanship of the era. A new roof provides peace of mind and a great start for your updates. With solid construction and original details preserved, this home is full of potential and ready for you to make it your own. Enjoy the convenience of a central Baton Rouge location with the opportunity to personalize a true Broadmoor gem. * * New Roof!! Home has Never Flooded! * *

2. 2026-05-11
   status Pending 760-char remark

   Show marketing remark (760 chars)

   Discover the charm of this classic mid-century home nestled on a generous lot in the well-established Broadmoor neighborhood. This 4-bedroom, 2-bath residence offers timeless character throughout, featuring custom pine cabinets in the spacious kitchen and warm pine walls in select rooms that add a cozy, inviting feel. Built-in cabinetry in the bathroom showcases the thoughtful craftsmanship of the era. A new roof provides peace of mind and a great start for your updates. With solid construction and original details preserved, this home is full of potential and ready for you to make it your own. Enjoy the convenience of a central Baton Rouge location with the opportunity to personalize a true Broadmoor gem. * * New Roof!! Home has Never Flooded! * *

3. 2026-04-29
   price $190,000 754-char remark

   Show marketing remark (754 chars)

   Discover the charm of this classic mid-century home nestled on a generous lot in the well-established Broadmoor neighborhood. This 4-bedroom, 2-bath residence offers timeless character throughout, featuring custom pine cabinets in the spacious kitchen and warm pine walls in select rooms that add a cozy, inviting feel. Built-in cabinetry in the bathroom showcases the thoughtful craftsmanship of the era. A new roof provides peace of mind and a great start for your updates. With solid construction and original details preserved, this home is full of potential and ready for you to make it your own. Enjoy the convenience of a central Baton Rouge location with the opportunity to personalize a true Broadmoor gem. **New Roof!! Home has Never Flooded!**

4. 2026-04-28
   price $190,000 760-char remark

   Show marketing remark (760 chars)

   Discover the charm of this classic mid-century home nestled on a generous lot in the well-established Broadmoor neighborhood. This 4-bedroom, 2-bath residence offers timeless character throughout, featuring custom pine cabinets in the spacious kitchen and warm pine walls in select rooms that add a cozy, inviting feel. Built-in cabinetry in the bathroom showcases the thoughtful craftsmanship of the era. A new roof provides peace of mind and a great start for your updates. With solid construction and original details preserved, this home is full of potential and ready for you to make it your own. Enjoy the convenience of a central Baton Rouge location with the opportunity to personalize a true Broadmoor gem. * * New Roof!! Home has Never Flooded! * *

5. 2026-03-13
   price $199,900 754-char remark

   Show marketing remark (760 chars)

   Discover the charm of this classic mid-century home nestled on a generous lot in the well-established Broadmoor neighborhood. This 4-bedroom, 2-bath residence offers timeless character throughout, featuring custom pine cabinets in the spacious kitchen and warm pine walls in select rooms that add a cozy, inviting feel. Built-in cabinetry in the bathroom showcases the thoughtful craftsmanship of the era. A new roof provides peace of mind and a great start for your updates. With solid construction and original details preserved, this home is full of potential and ready for you to make it your own. Enjoy the convenience of a central Baton Rouge location with the opportunity to personalize a true Broadmoor gem. * * New Roof!! Home has Never Flooded! * *

6. 2026-03-13
   price $199,900 760-char remark

   Show marketing remark (760 chars)

   Discover the charm of this classic mid-century home nestled on a generous lot in the well-established Broadmoor neighborhood. This 4-bedroom, 2-bath residence offers timeless character throughout, featuring custom pine cabinets in the spacious kitchen and warm pine walls in select rooms that add a cozy, inviting feel. Built-in cabinetry in the bathroom showcases the thoughtful craftsmanship of the era. A new roof provides peace of mind and a great start for your updates. With solid construction and original details preserved, this home is full of potential and ready for you to make it your own. Enjoy the convenience of a central Baton Rouge location with the opportunity to personalize a true Broadmoor gem. * * New Roof!! Home has Never Flooded! * *

7. 2026-01-05
   price $210,000 754-char remark

   Show marketing remark (760 chars)

   Discover the charm of this classic mid-century home nestled on a generous lot in the well-established Broadmoor neighborhood. This 4-bedroom, 2-bath residence offers timeless character throughout, featuring custom pine cabinets in the spacious kitchen and warm pine walls in select rooms that add a cozy, inviting feel. Built-in cabinetry in the bathroom showcases the thoughtful craftsmanship of the era. A new roof provides peace of mind and a great start for your updates. With solid construction and original details preserved, this home is full of potential and ready for you to make it your own. Enjoy the convenience of a central Baton Rouge location with the opportunity to personalize a true Broadmoor gem. * * New Roof!! Home has Never Flooded! * *

8. 2026-01-05
   price $210,000 760-char remark

   Show marketing remark (760 chars)

   Discover the charm of this classic mid-century home nestled on a generous lot in the well-established Broadmoor neighborhood. This 4-bedroom, 2-bath residence offers timeless character throughout, featuring custom pine cabinets in the spacious kitchen and warm pine walls in select rooms that add a cozy, inviting feel. Built-in cabinetry in the bathroom showcases the thoughtful craftsmanship of the era. A new roof provides peace of mind and a great start for your updates. With solid construction and original details preserved, this home is full of potential and ready for you to make it your own. Enjoy the convenience of a central Baton Rouge location with the opportunity to personalize a true Broadmoor gem. * * New Roof!! Home has Never Flooded! * *

9. 2025-11-19
   listed $220,000 Active 754-char remark

   Show marketing remark (760 chars)

   Discover the charm of this classic mid-century home nestled on a generous lot in the well-established Broadmoor neighborhood. This 4-bedroom, 2-bath residence offers timeless character throughout, featuring custom pine cabinets in the spacious kitchen and warm pine walls in select rooms that add a cozy, inviting feel. Built-in cabinetry in the bathroom showcases the thoughtful craftsmanship of the era. A new roof provides peace of mind and a great start for your updates. With solid construction and original details preserved, this home is full of potential and ready for you to make it your own. Enjoy the convenience of a central Baton Rouge location with the opportunity to personalize a true Broadmoor gem. * * New Roof!! Home has Never Flooded! * *

10. 2025-11-19
    listed $220,000 Active 760-char remark

    Show marketing remark (760 chars)

    Discover the charm of this classic mid-century home nestled on a generous lot in the well-established Broadmoor neighborhood. This 4-bedroom, 2-bath residence offers timeless character throughout, featuring custom pine cabinets in the spacious kitchen and warm pine walls in select rooms that add a cozy, inviting feel. Built-in cabinetry in the bathroom showcases the thoughtful craftsmanship of the era. A new roof provides peace of mind and a great start for your updates. With solid construction and original details preserved, this home is full of potential and ready for you to make it your own. Enjoy the convenience of a central Baton Rouge location with the opportunity to personalize a true Broadmoor gem. * * New Roof!! Home has Never Flooded! * *

11. 1985-03-22
    soldstatus

ⓘ 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: $2,190 · $183/mo
• Projected year-2 tax: $2,190 · $183/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $23,955
• − Mortgage interest: −$10,643
• − Property taxes: −$2,190
• − Insurance: −$950
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$5,527
• Taxable income: $812
• Est. tax owed @ 24.0%: −$195
• After-tax cash flow: $3,633/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

-13.6% since first listed

11 events — show timeline

• 2026-05-11 Pending — AcadianaMLS
• 2026-05-11 Pending — GBRMLS
• 2026-04-29 Price Changed $190,000 AcadianaMLS
• 2026-04-28 Price Changed $190,000 GBRMLS
• 2026-03-13 Price Changed $199,900 AcadianaMLS
• 2026-03-13 Price Changed $199,900 GBRMLS
• 2026-01-05 Price Changed $210,000 AcadianaMLS
• 2026-01-05 Price Changed $210,000 GBRMLS
• 2025-11-19 Listed $220,000 GBRMLS
• 2025-11-19 Listed $220,000 AcadianaMLS
• 1985-03-22 Sold (Public Records) — Public Records

Property tax history

+15.7%/yr

Latest (2025): $2,190 · +4.4% YoY. Source: county tax records.