2012 Alabama St · Baton Rouge, LA 70802

$30,000

3 bd · 1.0 ba · 819 sqft · SingleFamily · 92 Days on market

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

BACK ON THE MARKET...REDUCED PRICE...THIS SELLER IS MOTIVATED AND READY TO NEGOTIATE! Super cute cottage on mature street in South Baton Rouge. With the right touches this one could be the perfect income generator. Needs a new roof and other renovations but is an ideal flip or rental due to potential return on investment. Easy to Show!

Key facts

• Listed 92 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single story
• Construction: Vinyl siding; Built as a residential single family
• Exterior features: Porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 37.5% 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 rising fast (+6.6%/yr); 188 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 43% of the median local income ($34k/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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago; this cycle's ask has dropped $9k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $30k implies a 50% gain — meaningful room to come down on a strong offer.

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 $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 4.11% ✓
• Cap rate: 37.50%
• Cash-on-cash: 111.46%
• DSCR: 5.96
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $67,977
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
376 E Grant St	0.40mi	3/1.0	796 (-3%)	13mo	$75,000	$94	66
1855 Kansas St	0.11mi	2/1.0 (-1)	936 (+14%)	10mo	$25,000	$27	58
2174 Virginia St	0.28mi	3/1.0	886 (+8%)	24mo	$11,000	$12	53
432 W Grant St	0.46mi	3/1.0	941 (+15%)	4mo	$78,000	$83	51
839 W Mckinley St	0.64mi	2/1.0 (-1)	888 (+8%)	2mo	$118,000	$133	50
657 Lettsworth St	0.26mi	2/1.0 (-1)	932 (+14%)	17mo	$100,000	$107	45
1115 Napoleon St	0.70mi	2/1.0 (-1)	900 (+10%)	20mo	$30,000	$33	29
1113 Napoleon St	0.70mi	2/1.0 (-1)	900 (+10%)	20mo	$30,000	$33	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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.89×
• Total profit: $49,450
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 16.17×
• Total profit: $127,452
• Equity at exit: $2,594

Cash invested: $8,400 (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: 188
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$157
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $780

Break-even live

Break-even rent $244

Max offer price $30,000

Occupancy floor 32%

Sensitivity live

Price	-10% $797	-5% $789	+0% $780	+5% $772	+10% $763
Rent	-10% $683	-5% $732	+0% $780	+5% $829	+10% $878
Rate	-1.0pp $795	-0.5pp $788	base $780	+0.5pp $772	+1.0pp $765

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	44d	1	0.26mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	24d	1	0.30mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	44d	1	0.30mi
1538 Fig St Baton Rouge, LA	3.0	1.0	1100	$1,100	$1.00	24d	1	0.44mi
3005 Highland Rd Unit 5A Baton Rouge, LA	2.0	1.0	810	$850	$1.05	44d	1	0.54mi
279 Chatsworth St Baton Rouge, LA	2.0	2.0	840	$1,250	$1.49	44d	1	0.57mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	14d	1	0.57mi
3101 Highland Rd Baton Rouge, LA	2.0	1.0	955	$1,038	$1.09	14d	2	0.58mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	24d	1	0.65mi
1702 Terrace Ave Baton Rouge, LA	4.0	2.0	1117	$1,400	$1.25	24d	1	0.66mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,696	$2.11	14d	28	0.69mi
417 E State St Baton Rouge, LA	3.0	1.0–2.0	849	$1,350	$1.59	14d	26	0.72mi
1130 Aster St Baton Rouge, LA	2.0	1.0	652	$695	$1.07	44d	1	0.93mi
1136 Aster St Baton Rouge, LA	2.0	1.0	700	$695	$0.99	44d	1	0.93mi
1212 Aster St Unit 1136 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	24d	1	0.94mi
1212 Aster St Unit 1132 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	44d	1	0.94mi
636 Napoleon St Baton Rouge, LA	2.0	1.0	1065	$1,650	$1.55	14d	1	0.98mi
648 Penalver St Unit 2 Baton Rouge, LA	2.0	1.0	1000	$1,200	$1.20	14d	1	1.02mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	14d	1	1.03mi
3003 River Rd Baton Rouge, LA	1.0–2.0	1.0	670	$1,099	$1.64	14d	18	1.12mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	44d	1	1.33mi
866 Arlington Ave Unit 206 Baton Rouge, LA	2.0	1.0	950	$895	$0.94	44d	1	1.37mi
878 Kenmore Ave Unit C Baton Rouge, LA	2.0	1.0	1100	$1,000	$0.91	21d	1	1.43mi
625 Convention St Baton Rouge, LA	1.0–2.0	1.0–2.0	883	$1,818	$2.06	14d	9	1.45mi
623 S Eugene St Unit 1 Baton Rouge, LA	2.0	1.0	980	$1,400	$1.43	44d	1	1.46mi

Listing history 38 events

1. 2026-06-18
   days on market $30,000 Active 92 DOM
2. 2026-06-17
   days on market $30,000 Active 91 DOM
3. 2026-06-16
   days on market $30,000 Active 90 DOM
4. 2026-06-15
   days on market $30,000 Active 89 DOM
5. 2026-06-14
   days on market $30,000 Active 87 DOM
6. 2026-06-10
   days on market $30,000 Active 84 DOM
7. 2026-06-09
   days on market $30,000 Active 83 DOM
8. 2026-06-08
   days on market $30,000 Active 82 DOM
9. 2026-06-07
   days on market $30,000 Active 81 DOM
10. 2026-06-05
    days on market $30,000 Active 78 DOM
11. 2026-06-03
    days on market $30,000 Active 77 DOM
12. 2026-06-02
    days on market $30,000 Active 76 DOM
13. 2026-06-01
    days on market $30,000 Active 75 DOM
14. 2026-05-31
    days on market $30,000 Active 74 DOM
15. 2026-05-31
    days on market $30,000 Active 73 DOM
16. 2026-05-17
    price $30,000 337-char remark

    Show marketing remark (337 chars)

    BACK ON THE MARKET...REDUCED PRICE...THIS SELLER IS MOTIVATED AND READY TO NEGOTIATE! Super cute cottage on mature street in South Baton Rouge. With the right touches this one could be the perfect income generator. Needs a new roof and other renovations but is an ideal flip or rental due to potential return on investment. Easy to Show!

17. 2026-05-17
    price $30,000

    Show marketing remark (337 chars)

    BACK ON THE MARKET...REDUCED PRICE...THIS SELLER IS MOTIVATED AND READY TO NEGOTIATE! Super cute cottage on mature street in South Baton Rouge. With the right touches this one could be the perfect income generator. Needs a new roof and other renovations but is an ideal flip or rental due to potential return on investment. Easy to Show!

18. 2026-05-17
    status Active 337-char remark

    Show marketing remark (337 chars)

    BACK ON THE MARKET...REDUCED PRICE...THIS SELLER IS MOTIVATED AND READY TO NEGOTIATE! Super cute cottage on mature street in South Baton Rouge. With the right touches this one could be the perfect income generator. Needs a new roof and other renovations but is an ideal flip or rental due to potential return on investment. Easy to Show!

19. 2026-05-17
    status Active

    Show marketing remark (337 chars)

    BACK ON THE MARKET...REDUCED PRICE...THIS SELLER IS MOTIVATED AND READY TO NEGOTIATE! Super cute cottage on mature street in South Baton Rouge. With the right touches this one could be the perfect income generator. Needs a new roof and other renovations but is an ideal flip or rental due to potential return on investment. Easy to Show!

20. 2026-04-20
    status Pending 337-char remark

    Show marketing remark (337 chars)

    BACK ON THE MARKET...REDUCED PRICE...THIS SELLER IS MOTIVATED AND READY TO NEGOTIATE! Super cute cottage on mature street in South Baton Rouge. With the right touches this one could be the perfect income generator. Needs a new roof and other renovations but is an ideal flip or rental due to potential return on investment. Easy to Show!

21. 2026-04-20
    status Pending

    Show marketing remark (337 chars)

    BACK ON THE MARKET...REDUCED PRICE...THIS SELLER IS MOTIVATED AND READY TO NEGOTIATE! Super cute cottage on mature street in South Baton Rouge. With the right touches this one could be the perfect income generator. Needs a new roof and other renovations but is an ideal flip or rental due to potential return on investment. Easy to Show!

22. 2026-04-03
    price $32,000 337-char remark

    Show marketing remark (337 chars)

    BACK ON THE MARKET...REDUCED PRICE...THIS SELLER IS MOTIVATED AND READY TO NEGOTIATE! Super cute cottage on mature street in South Baton Rouge. With the right touches this one could be the perfect income generator. Needs a new roof and other renovations but is an ideal flip or rental due to potential return on investment. Easy to Show!

23. 2026-04-03
    price $32,000

    Show marketing remark (337 chars)

    BACK ON THE MARKET...REDUCED PRICE...THIS SELLER IS MOTIVATED AND READY TO NEGOTIATE! Super cute cottage on mature street in South Baton Rouge. With the right touches this one could be the perfect income generator. Needs a new roof and other renovations but is an ideal flip or rental due to potential return on investment. Easy to Show!

24. 2026-03-15
    price $34,900 337-char remark

    Show marketing remark (337 chars)

    BACK ON THE MARKET...REDUCED PRICE...THIS SELLER IS MOTIVATED AND READY TO NEGOTIATE! Super cute cottage on mature street in South Baton Rouge. With the right touches this one could be the perfect income generator. Needs a new roof and other renovations but is an ideal flip or rental due to potential return on investment. Easy to Show!

25. 2026-03-15
    price $34,900

    Show marketing remark (337 chars)

    BACK ON THE MARKET...REDUCED PRICE...THIS SELLER IS MOTIVATED AND READY TO NEGOTIATE! Super cute cottage on mature street in South Baton Rouge. With the right touches this one could be the perfect income generator. Needs a new roof and other renovations but is an ideal flip or rental due to potential return on investment. Easy to Show!

26. 2026-02-19
    listed $39,000 Active 337-char remark

    Show marketing remark (337 chars)

    BACK ON THE MARKET...REDUCED PRICE...THIS SELLER IS MOTIVATED AND READY TO NEGOTIATE! Super cute cottage on mature street in South Baton Rouge. With the right touches this one could be the perfect income generator. Needs a new roof and other renovations but is an ideal flip or rental due to potential return on investment. Easy to Show!

27. 2026-02-19
    listed $39,000 Active

    Show marketing remark (337 chars)

    BACK ON THE MARKET...REDUCED PRICE...THIS SELLER IS MOTIVATED AND READY TO NEGOTIATE! Super cute cottage on mature street in South Baton Rouge. With the right touches this one could be the perfect income generator. Needs a new roof and other renovations but is an ideal flip or rental due to potential return on investment. Easy to Show!

28. 2021-08-12
    historical
29. 2019-11-20
    status Pending
30. 2019-11-11
    listed $19,000 Active
31. 2019-11-11
    listed $19,000
32. 2007-02-16
    soldstatus
33. 2007-02-16
    soldstatus
34. 2007-02-16
    soldstatus $20,000
35. 2006-12-07
    listed $22,900
36. 2006-12-07
    listed $24,900
37. 2006-12-07
    listed $22,900
38. 2006-12-07
    listed $24,900

ⓘ 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: $277 · $23/mo
• Projected year-2 tax: $277 · $23/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 · 20 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: $14,781
• − Mortgage interest: −$1,680
• − Property taxes: −$277
• − Insurance: −$150
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$873
• Taxable income: $9,436
• Est. tax owed @ 24.0%: −$2,265
• After-tax cash flow: $7,098/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

+31.0% since first listed

23 events — show timeline

• 2026-05-17 Price Changed $30,000 AcadianaMLS
• 2026-05-17 Price Changed $30,000 GBRMLS
• 2026-05-17 Relisted — AcadianaMLS
• 2026-05-17 Relisted — GBRMLS
• 2026-04-20 Pending — AcadianaMLS
• 2026-04-20 Pending — GBRMLS
• 2026-04-03 Price Changed $32,000 AcadianaMLS
• 2026-04-03 Price Changed $32,000 GBRMLS
• 2026-03-15 Price Changed $34,900 AcadianaMLS
• 2026-03-15 Price Changed $34,900 GBRMLS
• 2026-02-19 Listed $39,000 GBRMLS
• 2026-02-19 Listed $39,000 AcadianaMLS
• 2021-08-12 Delisted — GBRMLS
• 2019-11-20 Pending — GBRMLS
• 2019-11-11 Listed $19,000 AcadianaMLS
• 2019-11-11 Listed $19,000 GBRMLS
• 2007-02-16 Sold (Public Records) $20,000 Public Records
• 2007-02-16 Sold (MLS) — GSREIN
• 2007-02-16 Sold (MLS) — GBRMLS
• 2006-12-07 Listed $24,900 GSREIN
• 2006-12-07 Listed $22,900 AcadianaMLS
• 2006-12-07 Listed $24,900 AcadianaMLS
• 2006-12-07 Listed $22,900 GBRMLS

Property tax history

+1.6%/yr

Latest (2025): $277 · +4.7% YoY. Source: county tax records.