2361 70th Ave · Baton Rouge, LA 70807

$16,900

2 bd · 1.0 ba · 893 sqft · SingleFamily · 20 Days on market

Built 1960 5,998 sqft lot

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Why this score? — see what drove the D+ 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Opportunity awaits in this two bedroom one bath home with carport parking. Work is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

Key facts

• 5,998 sq ft lot
• Parking
• Built 1960

Property features AI

Exterior

• Parking: Carport with space for one vehicle
• Utilities: Public water; Public sewer
• Home design: Single-story frame home; Slab foundation
• Construction: Frame construction
• Exterior features: Rectangular lot; Located outside city limits

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Total of 4 rooms; Average condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $17k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $17k).
• Recommended offer: $17k (1.5% below list) — sets the bar for market timing.
• Cap rate 57.0% 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: 101 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• At $1,053/mo this rent would consume 46% of the median local household income ($28k/yr) (locally 1092% 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 (-0.9%/yr); year-one equity from $117 of loan paydown is wiped out by about $147 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 (-0.9% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($17k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $16,646 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.23% ✓
• Cap rate: 56.96%
• Cash-on-cash: 180.96%
• DSCR: 9.05
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $57,152
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 69th St	0.20mi	2/1.0	937 (+5%)	9mo	$20,000	$21	75
2799 72nd Ave	0.33mi	3/1.0 (+1)	900 (+1%)	10mo	$89,900	$100	70
2858 75th Ave	0.38mi	3/1.0 (+1)	900 (+1%)	16mo	$28,200	$31	62
1677 78th Ave	0.59mi	3/1.5 (+1)	969 (+8%)	4mo	$125,000	$129	48
6724 Village Dr	0.46mi	3/1.0 (+1)	1,020 (+14%)	14mo	$65,000	$64	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.36×
• Total profit: $44,290
• Equity at exit: $4,184

10-year hold

• IRR: —
• Equity multiple: 21.84×
• Total profit: $98,635
• Equity at exit: $4,483

Cash invested: $4,732 (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 70807

• Home prices YoY: -1.1%
• Active inventory: 101
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,053 high
• Mortgage (P&I): −$89
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $714

Break-even live

Break-even rent $150

Max offer price $16,900

Occupancy floor 27%

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: $4,225
• Closing costs: $507
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2203 Fairchild St Baton Rouge, LA	2.0	1.0	800	$1,000	$1.25	43d	1	0.68mi
1555 Swan Ave Baton Rouge, LA	1.0	1.0	800	$900	$1.12	23d	1	0.94mi
4540 Crown Ave Unit 85 Baton Rouge, LA	2.0	1.0	700	$850	$1.21	43d	1	1.29mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	19d	1	1.29mi
4540 Crown Ave Unit 93 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	43d	1	1.29mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	43d	1	1.29mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	1.29mi
947 Grebe St Unit 4 Baton Rouge, LA	2.0	1.0	650	$1,050	$1.62	19d	1	1.37mi

Listing history 17 events

1. 2026-06-18
   days on market $16,900 Active 20 DOM
2. 2026-06-17
   days on market $16,900 Active 19 DOM
3. 2026-06-16
   days on market $16,900 Active 18 DOM
4. 2026-06-15
   price $16,900 Active 17 DOM
5. 2026-06-15
   days on market $17,000 Active 17 DOM
6. 2026-06-14
   days on market $17,000 Active 15 DOM
7. 2026-06-10
   days on market $17,000 Active 12 DOM
8. 2026-06-09
   days on market $17,000 Active 11 DOM
9. 2026-06-08
   days on market $17,000 Active 10 DOM
10. 2026-06-07
    days on market $17,000 Active 9 DOM
11. 2026-06-05
    days on market $17,000 Active 6 DOM
12. 2026-06-03
    days on market $17,000 Active 5 DOM
13. 2026-06-02
    days on market $17,000 Active 4 DOM
14. 2026-06-01
    days on market $17,000 Active 3 DOM
15. 2026-05-31
    days on market $17,000 Active 2 DOM
16. 2026-05-29
    listed $17,000 Active

    Show marketing remark (261 chars)

    Opportunity awaits in this two bedroom one bath home with carport parking. Work is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

17. 2026-05-29
    listed $17,000 Active 261-char remark

    Show marketing remark (261 chars)

    Opportunity awaits in this two bedroom one bath home with carport parking. Work is required to make this home move in ready but could be worth the effort. Whether you decide to customize this home for yourself or rent it out, this house could be a great option.

ⓘ 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: $272 · $23/mo
• Projected year-2 tax: $272 · $23/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $12,636
• − Mortgage interest: −$947
• − Property taxes: −$272
• − Insurance: −$84
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$492
• Taxable income: $8,820
• Est. tax owed @ 24.0%: −$2,117
• After-tax cash flow: $6,446/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): 15,300
• Household income: $27,534
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1092.0

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 (91%)
• Race & ethnicity: Black 91% Two or more races 6% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▼ -0.87%
• Current HPI: 78.3629
• Rent YoY: —
• 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

• 2026-05-29 Listed $17,000 AcadianaMLS
• 2026-05-29 Listed $17,000 GSREIN

Property tax history

+22.9%/yr

Latest (2025): $272 · +4.7% YoY. Source: county tax records.