2612 Illinois · Baton Rouge, LA 70802

$30,000

2 bd · 1.0 ba · 1,061 sqft · SingleFamily · 40 Days on market

Built 1975 Poor condition 3,484 sqft lot $28/sqft · 71% below area

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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
• Schools +2.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD AS IS WHERE IS , NO REPAIRS , NO ALLOWANCES , SELLER WILL NOT PAY ANY ATTORNEY FEES IF ANY CHARGED BY THE BUYERS ATTORNEY THE BUYER WILL PAY THESE FEES NO EXCEPTIONS .

Key facts

• 3,484 sq ft lot
• Parking
• Built 1975

Property features AI

Finance

• Other: Property listed by Shirley Kirby & Associates
• Financial info: Financial details not provided
• HOA & community: Subdivision: South Baton Rouge

Exterior

• Parking: One parking space
• Security: Security details not provided
• Utilities: Public water; Sewer and power details not provided
• Home design: Detached single-family residence; One story
• Construction: Wood siding construction; Year built not provided; Foundation details not provided; Roof details not provided
• Exterior features: Lot approximately 0.08 acres (about 30 x 120)

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms: information not provided
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Single-story interior
• Laundry & utility: No heating or cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $633 ($8k/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: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.6% 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.
• Zoned schools: Belfair Montessori School (math 27% / reading 47%, grade F, #251 of 646 statewide, top 41%, 264 students, 69% FRL); Glasgow Middle School (math 29% / reading 40%, grade F, #93 of 218 statewide, top 43%, 550 students, 60% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Zoned-school proficiency averages 44% at this address vs 28% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.6%/yr); 202 active listings in the ZIP; 28 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; 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 37% 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($29k) 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 $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.55% ✓
• Cap rate: 31.62%
• Cash-on-cash: 90.45%
• DSCR: 5.02
• GRM: 2.3

CMA / ARV

• ARV (median comp): $102,381
• List price: $30,000
• Delta: -70.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
994 W Mc Kinley St	0.07mi	3/2.0 (+1)	1,072 (+1%)	9mo	$101,000	$94	78
1242 Aster St	0.25mi	3/2.0 (+1)	1,066 (+0%)	11mo	$107,500	$101	69
1173 W Mckinley St	0.04mi	3/2.0 (+1)	1,150 (+8%)	8mo	$57,000	$50	69
432 W Grant St	0.49mi	3/1.0 (+1)	941 (-11%)	4mo	$78,000	$83	50
985 W Grant St	0.08mi	3/1.0 (+1)	912 (-14%)	22mo	$59,000	$65	49
1376 W Chimes St	0.34mi	3/2.0 (+1)	975 (-8%)	23mo	$112,500	$115	43
850 Geranium St	0.37mi	3/1.0 (+1)	1,210 (+14%)	14mo	$152,000	$126	43

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: 95.2%
• Equity multiple: 5.70×
• Total profit: $39,460
• Equity at exit: $4,473

10-year hold

• IRR: 98.6%
• Equity multiple: 13.37×
• Total profit: $103,941
• 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: 202
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,064 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $633

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 35%

Sensitivity live

Price	-10% $654	-5% $643	+0% $633	+5% $623	+10% $612
Rent	-10% $549	-5% $591	+0% $633	+5% $675	+10% $717
Rate	-1.0pp $648	-0.5pp $641	base $633	+0.5pp $625	+1.0pp $617

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1136 Aster St Baton Rouge, LA	2.0	1.0	700	$695	$0.99	45d	1	0.20mi
1212 Aster St Unit 1132 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	45d	1	0.21mi
1212 Aster St Unit 1136 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	25d	1	0.21mi
3132 Wyoming St Unit 1 Baton Rouge, LA	1.0	1.0	700	$650	$0.93	45d	1	0.23mi
3003 River Rd Baton Rouge, LA	1.0–2.0	1.0	670	$1,099	$1.64	15d	18	0.29mi
634 W Grant St Baton Rouge, LA	3.0	2.0	1467	$1,850	$1.26	45d	1	0.37mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	25d	1	0.60mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	45d	1	0.60mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	15d	1	0.74mi
279 Chatsworth St Baton Rouge, LA	2.0	2.0	840	$1,250	$1.49	45d	1	0.74mi
2030 Colorado St Baton Rouge, LA	1.0	1.0	900	$700	$0.78	45d	1	0.74mi
470 E McKinley St Baton Rouge, LA	3.0	1.0	1200	$1,185	$0.99	25d	1	0.76mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,696	$2.11	15d	28	0.77mi
3005 Highland Rd Unit 5A Baton Rouge, LA	2.0	1.0	810	$850	$1.05	45d	1	0.78mi
101 River House Pl Unit 1D Baton Rouge, LA	1.0	1.0	703	$1,391	$1.98	25d	1	0.79mi
3101 Highland Rd Baton Rouge, LA	2.0	1.0	955	$1,038	$1.09	15d	2	0.81mi
417 E State St Baton Rouge, LA	3.0	1.0–2.0	849	$1,202	$1.41	15d	26	1.02mi
408 E State St Unit B Baton Rouge, LA	2.0	2.0	1258	$1,100	$0.87	45d	1	1.02mi
416 E State St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	45d	1	1.03mi
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	45d	1	1.06mi
1133 Maximillian St Baton Rouge, LA	3.0	2.0	1240	$1,100	$0.89	45d	1	1.13mi
2273 Carolina St Baton Rouge, LA	3.0	2.0	1244	$1,050	$0.84	45d	1	1.14mi
1538 Fig St Baton Rouge, LA	3.0	1.0	1100	$1,100	$1.00	25d	1	1.27mi
648 Penalver St Unit 2 Baton Rouge, LA	2.0	1.0	1000	$1,200	$1.20	15d	1	1.34mi
756 Europe St Baton Rouge, LA	1.0	1.0	1050	$1,175	$1.12	15d	1	1.36mi
636 Napoleon St Baton Rouge, LA	2.0	1.0	1065	$1,650	$1.55	15d	1	1.38mi
1430 S 17th St Baton Rouge, LA	3.0	2.0	1136	$3,499	$3.08	45d	1	1.40mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	25d	1	1.46mi

Listing history 18 events

1. 2026-06-22
   days on market $30,000 Active 40 DOM
2. 2026-06-18
   days on market $30,000 Active 37 DOM
3. 2026-06-17
   days on market $30,000 Active 36 DOM
4. 2026-06-16
   days on market $30,000 Active 35 DOM
5. 2026-06-15
   days on market $30,000 Active 34 DOM
6. 2026-06-14
   days on market $30,000 Active 32 DOM
7. 2026-06-10
   days on market $30,000 Active 29 DOM
8. 2026-06-09
   days on market $30,000 Active 28 DOM
9. 2026-06-08
   days on market $30,000 Active 27 DOM
10. 2026-06-07
    days on market $30,000 Active 26 DOM
11. 2026-06-05
    days on market $30,000 Active 23 DOM
12. 2026-06-03
    days on market $30,000 Active 22 DOM
13. 2026-06-02
    days on market $30,000 Active 21 DOM
14. 2026-06-01
    days on market $30,000 Active 20 DOM
15. 2026-05-31
    days on market $30,000 Active 19 DOM
16. 2026-05-31
    days on market $30,000 Active 18 DOM
17. 2026-05-11
    listed $30,000 Active 173-char remark

    Show marketing remark (172 chars)

    SOLD AS IS WHERE IS , NO REPAIRS , NO ALLOWANCES , SELLER WILL NOT PAY ANY ATTORNEY FEES IF ANY CHARGED BY THE BUYERS ATTORNEY THE BUYER WILL PAY THESE FEES NO EXCEPTIONS .

18. 2026-05-11
    listed $30,000 Active 172-char remark

    Show marketing remark (172 chars)

    SOLD AS IS WHERE IS , NO REPAIRS , NO ALLOWANCES , SELLER WILL NOT PAY ANY ATTORNEY FEES IF ANY CHARGED BY THE BUYERS ATTORNEY THE BUYER WILL PAY THESE FEES NO EXCEPTIONS .

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,766
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$873
• Taxable income: $7,571
• Est. tax owed @ 24.0%: −$1,817
• After-tax cash flow: $5,781/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including exterior siding, windows, and porch repairs. Debris removal and initial exterior repairs will improve curb appeal and accessibility, paving the way for further interior updates and improvements.

Repairs flagged

• Major Exterior siding — Peeling and damaged
• Major Windows — Broken or missing
• Major Porch — In disrepair

Value-add opportunities

• Both Debris removal and exterior repairs — Clearing debris and repairing the exterior will improve curb appeal and accessibility.
• Both Interior repairs and updates — Once the exterior is repaired, the interior can be assessed and updated to improve both resale and rental value.
• Both Roof repair — A new roof will significantly improve the home's appearance and value.
• Both Flooring replacement — Replacing damaged flooring will improve the home's condition and appeal.
• Both Interior updates — Updating the interior will make the home more attractive to potential buyers or renters.
• Both Landscaping — Landscaping will enhance the home's curb appeal and overall aesthetic appeal, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Peeling and damaged	Major	$15,000–50,000
Windows · Broken or missing	Major	$15,000–50,000
Porch · In disrepair	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Debris removal and exterior repairs — Clearing debris and repairing the exterior will improve curb appeal and accessibility. ↑
• Both Interior repairs and updates — Once the exterior is repaired, the interior can be assessed and updated to improve both resale and rental value. ↑
• Both Roof repair — A new roof will significantly improve the home's appearance and value. ↑
• Both Flooring replacement — Replacing damaged flooring will improve the home's condition and appeal. ↑
• Both Interior updates — Updating the interior will make the home more attractive to potential buyers or renters. ↑
• Both Landscaping — Landscaping will enhance the home's curb appeal and overall aesthetic appeal, making it more attractive to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-05-11 Listed $30,000 AcadianaMLS
• 2026-05-11 Listed $30,000 GBRMLS