5710 Byron St · Baton Rouge, LA 70805

$9,500

2 bd · 1.0 ba · 700 sqft · SingleFamily · 26 Days on market

Built 1975 5,227 sqft lot Est $15k · 38% under

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

BURNED OUT HOUSE , HOME IS CURRENLTY BOARDED DUE TO FIRE . SOLD AS IS WHERE IS DUE TO SAFETY CONCERNS . CORNER LOT .

Key facts

• 5,227 sq ft lot
• Built 1975
• Listed 25 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Single-family detached residence
• Construction: Approximately 700 square feet (building size)
• Exterior features: Public water service; Subdivision: White Plains; Directions: Byron St on the right

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Burned out house boarded as a safety hazard

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($784 rent vs $10k).
• Recommended offer: $9k (1.5% below list) — sets the bar for market timing.
• Cap rate 76.3% 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: Claiborne Elementary School (math 12% / reading 17%, grade F, #516 of 646 statewide, top 82%, 590 students, 91% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 76% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 155 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 37% of the median local income ($25k/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 $66 of loan paydown is wiped out by about $285 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $9,357 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.26% ✓
• Cap rate: 76.33%
• Cash-on-cash: 250.12%
• DSCR: 12.13
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $15,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5169 Annette St	0.20mi	2/1.0	700 (0%)	4mo	$9,500	$14	87
4957 Brookstown Dr	0.31mi	3/1.0 (+1)	613 (-12%)	17mo	$19,900	$32	46
5725 St Katherine Ave	0.32mi	2/1.0	600 (-14%)	23mo	$12,900	$22	42

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: —
• Equity multiple: 12.84×
• Total profit: $31,485
• Equity at exit: $1,416

10-year hold

• IRR: —
• Equity multiple: 25.08×
• Total profit: $64,049
• Equity at exit: $821

Cash invested: $2,660 (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: 1.0×

Monthly cashflow live

• Estimated rent: $784 high
• Mortgage (P&I): −$50
• Tax from tax record: −$11 /mo · $137/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $554

Break-even live

Break-even rent $83

Max offer price $9,500

Occupancy floor 24%

Sensitivity live

Price	-10% $560	-5% $557	+0% $554	+5% $552	+10% $549
Rent	-10% $492	-5% $523	+0% $554	+5% $585	+10% $616
Rate	-1.0pp $559	-0.5pp $557	base $554	+0.5pp $552	+1.0pp $549

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: $2,375
• Closing costs: $285
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	25d	26	0.37mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	15d	20	0.38mi
5515 Prescott Rd Baton Rouge, LA	1.0	1.0	457	$615	$1.35	45d	32	0.41mi
4358 N Foster Dr Apt B Baton Rouge, LA	2.0	1.0	434	$595	$1.37	45d	1	0.47mi
4358 N Foster Dr Apt B Baton Rouge, LA	2.0	1.0	434	$595	$1.37	25d	1	0.47mi
5665 McClelland Dr Unit 116 Baton Rouge, LA	1.0	1.0	545	$750	$1.38	45d	1	0.51mi
5665 McClelland Dr Baton Rouge, LA	1.0	1.0	545	$800	$1.47	15d	1	0.51mi
3942 W Brookstown Dr Baton Rouge, LA	1.0	1.0	650	$675	$1.04	45d	3	0.55mi
3258 Blackwell Dr Baton Rouge, LA	1.0	1.0	562	$750	$1.33	25d	1	1.05mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,019	$0.96	15d	18	1.37mi
3131 Dayton St Unit B Baton Rouge, LA	1.0	1.0	500	$725	$1.45	25d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $9,500 Active 26 DOM
2. 2026-06-17
   days on market $9,500 Active 25 DOM
3. 2026-06-16
   days on market $9,500 Active 24 DOM
4. 2026-06-15
   days on market $9,500 Active 23 DOM
5. 2026-06-14
   days on market $9,500 Active 21 DOM
6. 2026-06-10
   days on market $9,500 Active 18 DOM
7. 2026-06-09
   days on market $9,500 Active 17 DOM
8. 2026-06-08
   days on market $9,500 Active 16 DOM
9. 2026-06-07
   days on market $9,500 Active 15 DOM
10. 2026-06-05
    days on market $9,500 Active 12 DOM
11. 2026-06-03
    days on market $9,500 Active 11 DOM
12. 2026-06-02
    days on market $9,500 Active 10 DOM
13. 2026-06-01
    days on market $9,500 Active 9 DOM
14. 2026-05-31
    days on market $9,500 Active 8 DOM
15. 2026-05-31
    days on market $9,500 Active 7 DOM
16. 2026-05-24
    listed $9,500 Active
17. 2007-10-03
    soldstatus $8,000

ⓘ 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: $137 · $11/mo
• Projected year-2 tax: $137 · $11/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,412
• − Mortgage interest: −$532
• − Property taxes: −$137
• − Insurance: −$48
• − Repairs & maintenance: −$753
• − Management: −$753
• − Depreciation: −$276
• Taxable income: $6,913
• Est. tax owed @ 24.0%: −$1,659
• After-tax cash flow: $4,994/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

+18.8% since first listed

2 events — show timeline

• 2026-05-24 Listed $9,500 GBRMLS
• 2007-10-03 Sold (Public Records) $8,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $137 · +4.7% YoY. Source: county tax records.