1118 Convention St · Baton Rouge, LA 70802

$80,000

None bd · None ba · 3,150 sqft · SingleFamily · 278 Days on market

4,356 sqft lot $25/sqft · 80% below area ↓ 11% since listing

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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

Investor Special in Downtown Baton Rouge! This duplex at 1118 Convention St. is your next flip opportunity, listed under $100K. Located minutes from the Capitol, restaurants, and downtown hot spots, this property has the location and layout to command top-dollar rents or resale value. With an estimated $75K-$100K in rehab, you're looking at a potential ARV of $250K-$300K. Each unit offers great bones and endless potential. Bring your vision, your crew, and let's make it happen. CASH or hard money only., The property is currently tenant-occupied, so please respect their privacy and do not disturb. Let's explore how this property can become your next profitable venture!

Key facts

• 4,356 sq ft lot
• 4 parking spots
• Listed 278 days

🏷️ Possibly a rental listed for sale. The $80,000 price doesn't fit this home's estimated sale value (~$408,619) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 4.2% 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: The Dufrocq School (math 25% / reading 41%, grade F, #297 of 646 statewide, top 46%, 488 students, 72% FRL); Westdale Middle School (math 15% / reading 30%, grade F, #151 of 218 statewide, top 70%, 757 students, 69% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,415/mo this rent would consume 49% of the median local household income ($34k/yr) (locally 1831% 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 $553 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 5y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.77% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.17%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $408,619
• List price: $80,000
• Delta: -80.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.26×
• Total profit: $28,226
• Equity at exit: $11,928

10-year hold

• IRR: 38.3%
• Equity multiple: 5.21×
• Total profit: $94,259
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$102 /mo · $1,223/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $563

Break-even live

Break-even rent $702

Max offer price $80,000

Occupancy floor 55%

Sensitivity live

Price	-10% $608	-5% $586	+0% $563	+5% $541	+10% $518
Rent	-10% $451	-5% $507	+0% $563	+5% $619	+10% $675
Rate	-1.0pp $603	-0.5pp $584	base $563	+0.5pp $542	+1.0pp $521

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 Convention St Baton Rouge, LA	3.0	2.0	2200	$1,675	$0.76	16d	1	0.70mi

Listing history 32 events

1. 2026-06-01
   days on market $80,000 Active 278 DOM
2. 2026-05-31
   days on market $80,000 Active 277 DOM
3. 2026-05-31
   days on market $80,000 Active 276 DOM
4. 2026-03-04
   price $80,000 676-char remark

   Show marketing remark (707 chars)

   Investor Special in Downtown Baton Rouge! This duplex at 1118 Convention St. is your next flip opportunity, listed under $100K. Located minutes from the Capitol, restaurants, and downtown hot spots, this property has the location and layout to command top-dollar rents or resale value. With an estimated $75K–$100K in rehab, you’re looking at a potential ARV of $250K–$300K. Each unit offers great bones and endless potential. Bring your vision, your crew, and let’s make it happen. CASH or hard money only. , The property is currently tenant-occupied, so please respect their privacy and do not disturb. Let’s explore how this property can become your next profitable venture!

5. 2026-03-04
   price $80,000 707-char remark

   Show marketing remark (707 chars)

   Investor Special in Downtown Baton Rouge! This duplex at 1118 Convention St. is your next flip opportunity, listed under $100K. Located minutes from the Capitol, restaurants, and downtown hot spots, this property has the location and layout to command top-dollar rents or resale value. With an estimated $75K–$100K in rehab, you’re looking at a potential ARV of $250K–$300K. Each unit offers great bones and endless potential. Bring your vision, your crew, and let’s make it happen. CASH or hard money only. , The property is currently tenant-occupied, so please respect their privacy and do not disturb. Let’s explore how this property can become your next profitable venture!

6. 2026-03-02
   status Active 676-char remark

   Show marketing remark (707 chars)

   Investor Special in Downtown Baton Rouge! This duplex at 1118 Convention St. is your next flip opportunity, listed under $100K. Located minutes from the Capitol, restaurants, and downtown hot spots, this property has the location and layout to command top-dollar rents or resale value. With an estimated $75K–$100K in rehab, you’re looking at a potential ARV of $250K–$300K. Each unit offers great bones and endless potential. Bring your vision, your crew, and let’s make it happen. CASH or hard money only. , The property is currently tenant-occupied, so please respect their privacy and do not disturb. Let’s explore how this property can become your next profitable venture!

7. 2026-03-02
   status Active 707-char remark

   Show marketing remark (707 chars)

   Investor Special in Downtown Baton Rouge! This duplex at 1118 Convention St. is your next flip opportunity, listed under $100K. Located minutes from the Capitol, restaurants, and downtown hot spots, this property has the location and layout to command top-dollar rents or resale value. With an estimated $75K–$100K in rehab, you’re looking at a potential ARV of $250K–$300K. Each unit offers great bones and endless potential. Bring your vision, your crew, and let’s make it happen. CASH or hard money only. , The property is currently tenant-occupied, so please respect their privacy and do not disturb. Let’s explore how this property can become your next profitable venture!

8. 2025-10-08
   price $83,000 676-char remark

   Show marketing remark (707 chars)

   Investor Special in Downtown Baton Rouge! This duplex at 1118 Convention St. is your next flip opportunity, listed under $100K. Located minutes from the Capitol, restaurants, and downtown hot spots, this property has the location and layout to command top-dollar rents or resale value. With an estimated $75K–$100K in rehab, you’re looking at a potential ARV of $250K–$300K. Each unit offers great bones and endless potential. Bring your vision, your crew, and let’s make it happen. CASH or hard money only. , The property is currently tenant-occupied, so please respect their privacy and do not disturb. Let’s explore how this property can become your next profitable venture!

9. 2025-10-08
   price $83,000 707-char remark

   Show marketing remark (707 chars)

   Investor Special in Downtown Baton Rouge! This duplex at 1118 Convention St. is your next flip opportunity, listed under $100K. Located minutes from the Capitol, restaurants, and downtown hot spots, this property has the location and layout to command top-dollar rents or resale value. With an estimated $75K–$100K in rehab, you’re looking at a potential ARV of $250K–$300K. Each unit offers great bones and endless potential. Bring your vision, your crew, and let’s make it happen. CASH or hard money only. , The property is currently tenant-occupied, so please respect their privacy and do not disturb. Let’s explore how this property can become your next profitable venture!

10. 2025-08-27
    listed $85,000 Active 707-char remark

    Show marketing remark (676 chars)

    Investor Special in Downtown Baton Rouge! This duplex at 1118 Convention St. is your next flip opportunity, listed under $100K. Located minutes from the Capitol, restaurants, and downtown hot spots, this property has the location and layout to command top-dollar rents or resale value. With an estimated $75K-$100K in rehab, you're looking at a potential ARV of $250K-$300K. Each unit offers great bones and endless potential. Bring your vision, your crew, and let's make it happen. CASH or hard money only., The property is currently tenant-occupied, so please respect their privacy and do not disturb. Let's explore how this property can become your next profitable venture!

11. 2025-08-27
    listed $85,000 Active 676-char remark

    Show marketing remark (676 chars)

    Investor Special in Downtown Baton Rouge! This duplex at 1118 Convention St. is your next flip opportunity, listed under $100K. Located minutes from the Capitol, restaurants, and downtown hot spots, this property has the location and layout to command top-dollar rents or resale value. With an estimated $75K-$100K in rehab, you're looking at a potential ARV of $250K-$300K. Each unit offers great bones and endless potential. Bring your vision, your crew, and let's make it happen. CASH or hard money only., The property is currently tenant-occupied, so please respect their privacy and do not disturb. Let's explore how this property can become your next profitable venture!

12. 2025-04-09
    price $85,000
13. 2025-04-09
    price $85,000
14. 2025-03-17
    listed $91,000 Active
15. 2025-03-17
    listed $91,000 Active
16. 2024-12-17
    price $91,000
17. 2024-12-16
    price $91,000
18. 2024-12-11
    listed $95,000 Active
19. 2024-12-11
    historical
20. 2024-10-19
    price $95,000
21. 2024-10-18
    price $95,000
22. 2024-09-06
    status Active
23. 2024-09-03
    status Pending
24. 2024-08-27
    price $99,000
25. 2024-07-01
    listed $99,000 Active
26. 2024-07-01
    listed $100,000 Active
27. 2021-07-07
    soldstatus Sold
28. 2021-07-07
    soldstatus $87,000
29. 2021-06-15
    status Pending
30. 2021-05-30
    listed $89,900 Active
31. 2021-05-30
    listed $89,900
32. 1979-12-14
    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: $1,223 · $102/mo
• Projected year-2 tax: $1,223 · $102/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 (unshaded) · 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: $16,983
• − Mortgage interest: −$4,481
• − Property taxes: −$1,223
• − Insurance: −$400
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$2,327
• Taxable income: $5,833
• Est. tax owed @ 24.0%: −$1,400
• After-tax cash flow: $5,358/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

-11.0% since first listed

29 events — show timeline

• 2026-03-04 Price Changed $80,000 AcadianaMLS
• 2026-03-04 Price Changed $80,000 GBRMLS
• 2026-03-02 Relisted — AcadianaMLS
• 2026-03-02 Relisted — GBRMLS
• 2025-10-08 Price Changed $83,000 AcadianaMLS
• 2025-10-08 Price Changed $83,000 GBRMLS
• 2025-08-27 Listed $85,000 GBRMLS
• 2025-08-27 Listed $85,000 AcadianaMLS
• 2025-04-09 Price Changed $85,000 AcadianaMLS
• 2025-04-09 Price Changed $85,000 GBRMLS
• 2025-03-17 Listed $91,000 GBRMLS
• 2025-03-17 Listed $91,000 AcadianaMLS
• 2024-12-17 Price Changed $91,000 AcadianaMLS
• 2024-12-16 Price Changed $91,000 GBRMLS
• 2024-12-11 Listed $95,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-10-19 Price Changed $95,000 GBRMLS
• 2024-10-18 Price Changed $95,000 AcadianaMLS
• 2024-09-06 Relisted — GBRMLS
• 2024-09-03 Pending — GBRMLS
• 2024-08-27 Price Changed $99,000 GBRMLS
• 2024-07-01 Listed $100,000 GBRMLS
• 2024-07-01 Listed $99,000 AcadianaMLS
• 2021-07-07 Sold (Public Records) $87,000 Public Records
• 2021-07-07 Sold (MLS) — GBRMLS
• 2021-06-15 Pending — GBRMLS
• 2021-05-30 Listed $89,900 AcadianaMLS
• 2021-05-30 Listed $89,900 GBRMLS
• 1979-12-14 Sold (Public Records) — Public Records

Property tax history

+12.9%/yr

Latest (2025): $1,223 · +4.3% YoY. Source: county tax records.