733 E Grant St · Baton Rouge, LA 70802

$72,000

3 bd · 1.5 ba · 1,089 sqft · SingleFamily · 16 Days on market

Built 1969 4,356 sqft lot Est $86k · 16% 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 +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming brick home featuring 3 bedrooms and 1.5 baths in a convenient location near LSU. This property offers a functional floor plan and plenty of potential for personalization. Whether you're a first-time homebuyer looking for the perfect starter home or an investor seeking a great addition to your portfolio, this property presents an excellent opportunity. Conveniently located near shopping, dining, entertainment, and campus amenities. New electric panel and hot water heater. Don't miss your chance to own this versatile home in a desirable area! You can hear the Golden Band of Tigerland on game days!

Key facts

• Hot water heater
• New electric panel
• Brick home

Tags

• BRICK HOME
• CONVENIENT LOCATION
• FUNCTIONAL FLOOR PLAN
• NEW ELECTRIC PANEL
• HOT WATER HEATER
• VERSATILE HOME

Property features AI

Finance

• Other: Located in the South Baton Rouge subdivision; Directions: From LSU Campus take Highland towards downtown. Turn right onto E. Roosevelt to left on Thomas H. Delpit to right on E. Grant.

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick exterior; Slab foundation
• Exterior features: Brick construction; Slab foundation; Lot dimensions approximately 40 x 108

Interior

• Bathrooms: 1 full bathroom; 1 partial bathroom
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $71k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $498 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $28k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $70,920 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.72% ✓
• Cap rate: 15.02%
• Cash-on-cash: 31.18%
• DSCR: 2.39
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $86,031
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
569 E Buchanan St	0.18mi	3/2.0	1,074 (-1%)	17mo	$45,000	$42	73
2106 Kansas St	0.39mi	3/1.0	1,131 (+4%)	18mo	$89,900	$79	58
432 W Grant St	0.38mi	3/1.0	941 (-14%)	4mo	$78,000	$83	55
1538 Fig St	0.65mi	3/1.0	1,100 (+1%)	20mo	$1,100	$1	50
314 Alice St	0.67mi	3/2.0	1,120 (+3%)	17mo	$129,000	$115	48
1950 Georgia St	0.45mi	2/1.0 (-1)	1,200 (+10%)	16mo	$25,000	$21	41
1507 Lorri Burgess Ave	0.63mi	3/2.0	1,240 (+14%)	6mo	$28,560	$23	41
1855 Kansas St	0.53mi	2/1.0 (-1)	936 (-14%)	10mo	$25,000	$27	36
850 Geranium St	0.71mi	3/1.0	1,210 (+11%)	14mo	$152,000	$126	35
657 Lettsworth St	0.69mi	2/1.0 (-1)	932 (-14%)	17mo	$100,000	$107	22

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-584
• Equity at exit: $10,735

10-year hold

• IRR: 14.1%
• Equity multiple: 2.44×
• Total profit: $28,983
• Equity at exit: $6,225

Cash invested: $20,160 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,239 high
• Mortgage (P&I): −$378
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$30
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $97

Break-even live

Break-even rent $1,116

Max offer price $72,000

Occupancy floor 87%

Sensitivity live

Price	-10% $138	-5% $118	+0% $97	+5% $77	+10% $56
Rent	-10% $-1	-5% $48	+0% $97	+5% $146	+10% $195
Rate	-1.0pp $133	-0.5pp $116	base $97	+0.5pp $79	+1.0pp $60

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 E McKinley St Baton Rouge, LA	3.0	1.0	1200	$1,185	$0.99	24d	1	0.14mi
3005 Highland Rd Unit 5A Baton Rouge, LA	2.0	1.0	810	$850	$1.05	45d	1	0.18mi
3101 Highland Rd Baton Rouge, LA	2.0	1.0	955	$1,038	$1.09	15d	2	0.19mi
417 E State St Baton Rouge, LA	3.0	1.0–2.0	849	$1,350	$1.59	15d	26	0.27mi
408 E State St Unit B Baton Rouge, LA	2.0	2.0	1258	$1,100	$0.87	45d	1	0.29mi
2273 Carolina St Baton Rouge, LA	3.0	2.0	1244	$1,050	$0.84	45d	1	0.32mi
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	45d	1	0.42mi
634 W Grant St Baton Rouge, LA	3.0	2.0	1467	$1,850	$1.26	45d	1	0.52mi
1538 Fig St Baton Rouge, LA	3.0	1.0	1100	$1,100	$1.00	24d	1	0.64mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	24d	1	0.64mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	45d	1	0.64mi
1430 S 17th St Baton Rouge, LA	3.0	2.0	1136	$3,499	$3.08	45d	1	0.88mi
1136 Aster St Baton Rouge, LA	2.0	1.0	700	$695	$0.99	45d	1	0.90mi
1212 Aster St Unit 1132 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	45d	1	0.91mi
1212 Aster St Unit 1136 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	24d	1	0.91mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	24d	1	0.94mi
1702 Terrace Ave Baton Rouge, LA	4.0	2.0	1117	$1,400	$1.25	24d	1	0.95mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	15d	1	0.97mi
279 Chatsworth St Baton Rouge, LA	2.0	2.0	840	$1,250	$1.49	45d	1	0.97mi
1133 Maximillian St Baton Rouge, LA	3.0	2.0	1240	$1,100	$0.89	45d	1	1.06mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,696	$2.11	15d	28	1.09mi
3003 River Rd Baton Rouge, LA	1.0–2.0	1.0	670	$1,099	$1.64	15d	18	1.13mi
802 S 18th St Baton Rouge, LA	3.0	2.0	1293	$1,690	$1.31	24d	1	1.25mi
4264 Oxford Ave Unit 3 Baton Rouge, LA	2.0	1.0	1000	$1,350	$1.35	45d	1	1.29mi
4264 Oxford Ave Unit 4 Baton Rouge, LA	2.0	1.0	1000	$1,295	$1.29	24d	1	1.29mi
718 Park Blvd Unit 1 Baton Rouge, LA	2.0	1.0	1189	$1,500	$1.26	24d	1	1.33mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	15d	1	1.35mi
1035 Rittiner Dr Baton Rouge, LA	3.0	1.0	1145	$1,200	$1.05	15d	1	1.39mi
636 Napoleon St Baton Rouge, LA	2.0	1.0	1065	$1,650	$1.55	15d	1	1.43mi
925 Rittiner Dr Unit 927 Baton Rouge, LA	3.0	1.0	1147	$1,250	$1.09	45d	1	1.44mi
648 Penalver St Unit 2 Baton Rouge, LA	2.0	1.0	1000	$1,200	$1.20	15d	1	1.47mi
4464 Highland Rd Baton Rouge, LA	2.0	2.0	1219	$1,675	$1.37	45d	1	1.48mi

Listing history 14 events

1. 2026-06-16
   statusdays on market $72,000 Pending 16 DOM
2. 2026-06-15
   days on market $72,000 Active 15 DOM
3. 2026-06-14
   remarks 699-char remark
4. 2026-06-14
   days on market $72,000 Active 13 DOM
5. 2026-06-10
   days on market $72,000 Active 10 DOM
6. 2026-06-09
   days on market $72,000 Active 9 DOM
7. 2026-06-08
   days on market $72,000 Active 8 DOM
8. 2026-06-07
   remarks 669-char remark
9. 2026-06-07
   pricedays on market $72,000 Active 7 DOM
10. 2026-06-05
    days on market $99,550 Active 4 DOM
11. 2026-06-03
    days on market $99,550 Active 3 DOM
12. 2026-06-02
    days on market $99,550 Active 2 DOM
13. 2026-06-01
    remarks 611-char remark
14. 2026-06-01
    listed $99,550 Active 1 DOM

ⓘ 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: $567 · $47/mo
• Projected year-2 tax: $567 · $47/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 AE · 99% 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: $14,865
• − Mortgage interest: −$4,033
• − Property taxes: −$567
• − Insurance: −$5,478
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$2,095
• Taxable income: $313
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $1,092/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

+37.3% since first listed

15 events — show timeline

• 2026-05-31 Listed $99,550 GBRMLS
• 2026-05-31 Listed $99,550 AcadianaMLS
• 2017-04-03 Sold (MLS) — GBRMLS
• 2017-03-18 Pending — GBRMLS
• 2017-03-08 Price Changed $39,000 GBRMLS
• 2017-02-02 Price Changed $47,000 GBRMLS
• 2017-01-10 Listed $49,900 GBRMLS
• 2017-01-07 Listed $39,000 AcadianaMLS
• 2016-09-16 Listed $84,900 AcadianaMLS
• 2016-08-23 Delisted — GBRMLS
• 2016-04-06 Pending — GBRMLS
• 2016-03-24 Price Changed $80,000 GBRMLS
• 2016-02-29 Listed $85,000 GBRMLS
• 2016-02-29 Listed $80,000 AcadianaMLS
• 2013-06-20 Listed $72,500 AcadianaMLS

Property tax history

+17.1%/yr

Latest (2025): $567 · +4.7% YoY. Source: county tax records.