3925 Topeka St · Baton Rouge, LA 70805

$39,900

4 bd · 1.0 ba · 1,400 sqft · SingleFamily · 191 Days on market

Built 1950 4,356 sqft lot $28/sqft · 13% below area Est $46k · 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 +13.3/15.0
• 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

4BR/1BA home conveniently located between Plank Road and the interstate. Long term tenant pays $600.00 monthly and wants to remain. Great opportunity to purchase and gain immediate positive cash flow. Ask about buying as a package with 3130 Hiawatha, 2934-2936 Osceola, 3920 Geronimo, 2922 Osceola and 3929 Topeka.

Key facts

• 4,356 sq ft lot
• Built 1950
• Listed 191 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.4% 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; 13 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).
• At $1,443/mo this rent would consume 68% of the median local household income ($25k/yr) (locally 1980% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.
• Current owner paid $13k; list at $40k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 3.62% ✓
• Cap rate: 32.41%
• Cash-on-cash: 93.28%
• DSCR: 5.15
• GRM: 2.3

CMA / ARV

• ARV (median comp): $45,771
• List price: $39,900
• Delta: -12.83%
• 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
3825 Keokuk St	0.10mi	4/2.0	1,265 (-10%)	5mo	$59,500	$47	71
3805 Pocasset St	0.18mi	3/2.0 (-1)	1,330 (-5%)	9mo	$32,000	$24	67
3169 Sherwood St	0.39mi	3/1.0 (-1)	1,196 (-15%)	0mo	$89,500	$75	52
3017 Winbourne Ave	0.47mi	3/2.0 (-1)	1,307 (-7%)	9mo	$19,900	$15	50
5013 Douglas Ave	0.69mi	3/1.5 (-1)	1,455 (+4%)	9mo	$47,000	$32	46
3335 N 38th St	0.65mi	3/1.0 (-1)	1,275 (-9%)	6mo	$55,000	$43	45
3333 Byron St	0.67mi	3/1.5 (-1)	1,561 (+12%)	1mo	$64,900	$42	42
3577 Shelley St	0.65mi	3/1.0 (-1)	1,241 (-11%)	6mo	$130,000	$105	40
3765 Webb Dr	0.74mi	4/2.0	1,190 (-15%)	1mo	$120,000	$101	35
3322 Ontario St	0.73mi	3/2.0 (-1)	1,483 (+6%)	15mo	$139,999	$94	35
3815 Webb Dr	0.74mi	3/1.0 (-1)	1,190 (-15%)	4mo	$10,000	$8	32
4236 Delaware St	0.70mi	3/2.0 (-1)	1,200 (-14%)	9mo	$79,500	$66	27

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: 83.0%
• Equity multiple: 4.62×
• Total profit: $40,444
• Equity at exit: $5,949

10-year hold

• IRR: 85.6%
• Equity multiple: 8.60×
• Total profit: $84,892
• Equity at exit: $3,450

Cash invested: $11,172 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$209
• Tax from tax record: −$45 /mo · $546/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $802

Break-even live

Break-even rent $428

Max offer price $39,900

Occupancy floor 39%

Sensitivity live

Price	-10% $825	-5% $813	+0% $802	+5% $791	+10% $779
Rent	-10% $688	-5% $745	+0% $802	+5% $859	+10% $916
Rate	-1.0pp $822	-0.5pp $812	base $802	+0.5pp $792	+1.0pp $781

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	24d	1	0.24mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	44d	1	0.47mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	15d	1	0.61mi
4912 Breckenridge Ave Baton Rouge, LA	3.0	2.0	1800	$1,075	$0.60	15d	1	0.64mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	24d	1	0.66mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	19d	1	0.66mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	19d	1	0.68mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	24d	1	0.69mi
3835 Sherwood St Baton Rouge, LA	5.0	2.0	1615	$1,850	$1.15	24d	1	0.71mi
3835 Sherwood St Baton Rouge, LA	5.0	2.0	1615	$1,850	$1.15	44d	1	0.71mi
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	24d	1	0.93mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	0.95mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	24d	1	1.46mi

Listing history 29 events

1. 2026-06-18
   days on market $39,900 Active 191 DOM
2. 2026-06-17
   days on market $39,900 Active 190 DOM
3. 2026-06-16
   days on market $39,900 Active 189 DOM
4. 2026-06-15
   days on market $39,900 Active 188 DOM
5. 2026-06-14
   days on market $39,900 Active 186 DOM
6. 2026-06-10
   days on market $39,900 Active 183 DOM
7. 2026-06-09
   days on market $39,900 Active 182 DOM
8. 2026-06-08
   days on market $39,900 Active 181 DOM
9. 2026-06-07
   days on market $39,900 Active 180 DOM
10. 2026-06-05
    days on market $39,900 Active 177 DOM
11. 2026-06-03
    days on market $39,900 Active 176 DOM
12. 2026-06-02
    days on market $39,900 Active 175 DOM
13. 2026-06-01
    days on market $39,900 Active 174 DOM
14. 2026-05-31
    days on market $39,900 Active 173 DOM
15. 2026-05-31
    days on market $39,900 Active 172 DOM
16. 2025-12-09
    listed $39,900 Active 314-char remark

    Show marketing remark (314 chars)

    4BR/1BA home conveniently located between Plank Road and the interstate. Long term tenant pays $600.00 monthly and wants to remain. Great opportunity to purchase and gain immediate positive cash flow. Ask about buying as a package with 3130 Hiawatha, 2934-2936 Osceola, 3920 Geronimo, 2922 Osceola and 3929 Topeka.

17. 2025-12-08
    listed $39,900 Active 314-char remark

    Show marketing remark (314 chars)

    4BR/1BA home conveniently located between Plank Road and the interstate. Long term tenant pays $600.00 monthly and wants to remain. Great opportunity to purchase and gain immediate positive cash flow. Ask about buying as a package with 3130 Hiawatha, 2934-2936 Osceola, 3920 Geronimo, 2922 Osceola and 3929 Topeka.

18. 2025-09-22
    soldstatus $13,320
19. 2025-05-20
    soldstatus $272,760
20. 2022-12-05
    soldstatus $309,000
21. 2022-10-01
    historical
22. 2022-08-04
    price $30,000
23. 2022-08-03
    status Active
24. 2022-07-28
    status Pending
25. 2022-04-28
    status Active
26. 2022-03-19
    status Pending
27. 2022-03-09
    listed $50,000 Active
28. 2022-03-09
    listed $30,000
29. 2005-10-20
    soldstatus $100,000

ⓘ 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: $546 · $45/mo
• Projected year-2 tax: $546 · $45/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $17,313
• − Mortgage interest: −$2,235
• − Property taxes: −$546
• − Insurance: −$997
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$1,161
• Taxable income: $9,604
• Est. tax owed @ 24.0%: −$2,305
• After-tax cash flow: $7,319/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

-60.1% since first listed

14 events — show timeline

• 2025-12-09 Listed $39,900 GBRMLS
• 2025-12-08 Listed $39,900 AcadianaMLS
• 2025-09-22 Sold (Public Records) $13,320 Public Records
• 2025-05-20 Sold (Public Records) $272,760 Public Records
• 2022-12-05 Sold (Public Records) $309,000 Public Records
• 2022-10-01 Delisted — GBRMLS
• 2022-08-04 Price Changed $30,000 GBRMLS
• 2022-08-03 Relisted — GBRMLS
• 2022-07-28 Pending — GBRMLS
• 2022-04-28 Relisted — GBRMLS
• 2022-03-19 Pending — GBRMLS
• 2022-03-09 Listed $30,000 AcadianaMLS
• 2022-03-09 Listed $50,000 GBRMLS
• 2005-10-20 Sold (Public Records) $100,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $546 · +4.7% YoY. Source: county tax records.