9477 Lansdowne Rd · Central, LA 70818

$74,850

3 bd · 2.0 ba · 1,140 sqft · SingleFamily · 318 Days on market

Built 2025 Good condition $66/sqft · 61% below area

---

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
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New Mobile Homes located in Central City School District and available for immediate move-in. Quiet neighborhood with security cameras throughout. Paved streets and driveways. On-site management for immediate attention to needs and concerns. $425/mo lot rent.

Key facts

• Security cameras
• Quiet neighborhood
• On-site management

Tags

• CENTRAL CITY SCHOOL DISTRICT
• QUIET NEIGHBORHOOD
• SECURITY CAMERAS
• PAVED STREETS
• ON-SITE MANAGEMENT

🏷️ Possibly a rental listed for sale. The $74,850 price doesn't fit this home's estimated sale value (~$190,117) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $973 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 4.0% in Central — 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 (#25 in LA, #4,761 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B; Watch: amenities F, commute F.
• Central Community School District (suburban): math 50% / reading 54% proficiency, ranked #9 of 98 in LA (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Central Middle School (math 48% / reading 46%, grade D+, #37 of 218 statewide, top 18%, 1,163 students, 53% FRL); Central High School (math 45% / reading 53%, grade D, #40 of 265 statewide, top 15%, 1,587 students, 47% FRL).
• Market conditions: 156 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 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 + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 31 sale attempts since 3y ago; this cycle's ask is 5658% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $65,868 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.52% ✓
• Cap rate: 21.89%
• Cash-on-cash: 55.71%
• DSCR: 3.48
• GRM: 3.3

CMA / ARV

• ARV (median comp): $190,117
• List price: $74,850
• Delta: -60.60%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9688 Tanglewood Dr	0.27mi	3/2.0	1,364 (+20%)	4mo	$223,000	$163	59
10225 Blackwater Rd	0.93mi	3/2.0	1,176 (+3%)	6mo	$185,000	$157	54
11143 Gate Way Dr	0.92mi	3/2.0	1,203 (+6%)	14mo	$214,900	$179	44
11232 Eva Mae Ct	0.97mi	3/2.0	1,288 (+13%)	5mo	$204,900	$159	39
9114 Monhegan Ave	0.96mi	3/2.0	1,321 (+16%)	1mo	$145,000	$110	39
10734 Big Sur Dr	0.70mi	3/2.0	1,316 (+15%)	12mo	$215,000	$163	33
9144 Monhegan Ave	0.94mi	3/2.0	1,335 (+17%)	12mo	$195,000	$146	30
10757 Lovett Rd	0.66mi	2/1.0 (-1)	961 (-16%)	8mo	$249,999	$260	29
10238 Dundee Dr	0.99mi	3/2.0	1,350 (+18%)	22mo	$190,000	$141	21

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.0%
• Equity multiple: 3.38×
• Total profit: $49,870
• Equity at exit: $11,160

10-year hold

• IRR: 59.2%
• Equity multiple: 6.89×
• Total profit: $123,339
• Equity at exit: $6,472

Cash invested: $20,958 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $212,500 ($151/sqft)
• Median days on market: 91 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +10.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70818

• Active inventory: 156
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,886 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,123/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $973

Break-even live

Break-even rent $655

Max offer price $74,850

Occupancy floor 43%

Sensitivity live

Price	-10% $1,025	-5% $999	+0% $973	+5% $947	+10% $921
Rent	-10% $824	-5% $898	+0% $973	+5% $1,048	+10% $1,122
Rate	-1.0pp $1,011	-0.5pp $992	base $973	+0.5pp $954	+1.0pp $934

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: $18,712
• Closing costs: $2,246
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9477 Lansdowne Rd Lot 1 Baton Rouge, LA	4.0	2.0	1330	$1,300	$0.98	16d	1	0.13mi

Listing history 50 events

1. 2026-08-08
   days on market $74,850 Active 318 DOM
2. 2026-08-07
   days on market $74,850 Active 317 DOM
3. 2026-08-06
   days on market $74,850 Active 316 DOM
4. 2026-08-05
   days on market $74,850 Active 315 DOM
5. 2026-08-04
   pricedays on market $74,850 Active 314 DOM
6. 2026-08-03
   days on market $74,900 Active 313 DOM
7. 2026-07-31
   days on market $74,900 Active 310 DOM
8. 2026-07-29
   days on market $74,900 Active 308 DOM
9. 2026-07-27
   days on market $74,900 Active 306 DOM
10. 2026-07-25
    days on market $74,900 Active 304 DOM
11. 2026-07-23
    days on market $74,900 Active 302 DOM
12. 2026-07-22
    days on market $74,900 Active 301 DOM
13. 2026-07-21
    days on market $74,900 Active 300 DOM
14. 2026-07-18
    days on market $74,900 Active 297 DOM
15. 2026-07-16
    days on market $74,900 Active 295 DOM
16. 2026-07-16
    days on market $74,900 Active 294 DOM
17. 2026-07-14
    days on market $74,900 Active 293 DOM
18. 2026-07-13
    days on market $74,900 Active 292 DOM
19. 2026-07-12
    days on market $74,900 Active 291 DOM
20. 2026-07-11
    days on market $74,900 Active 290 DOM
21. 2026-07-10
    days on market $74,900 Active 289 DOM
22. 2026-07-09
    days on market $74,900 Active 288 DOM
23. 2026-07-07
    days on market $74,900 Active 286 DOM
24. 2026-07-06
    days on market $74,900 Active 285 DOM
25. 2026-07-05
    days on market $74,900 Active 284 DOM
26. 2026-07-04
    days on market $74,900 Active 283 DOM
27. 2026-07-03
    days on market $74,900 Active 282 DOM
28. 2026-07-02
    days on market $74,900 Active 281 DOM
29. 2026-07-01
    days on market $74,900 Active 280 DOM
30. 2026-06-30
    days on market $74,900 Active 279 DOM
31. 2026-06-29
    days on market $74,900 Active 278 DOM
32. 2026-06-28
    days on market $74,900 Active 277 DOM
33. 2026-06-28
    days on market $74,900 Active 276 DOM
34. 2026-06-27
    days on market $74,900 Active 275 DOM
35. 2026-06-25
    days on market $74,900 Active 273 DOM
36. 2026-06-23
    days on market $74,900 Active 271 DOM
37. 2026-06-22
    days on market $74,900 Active 270 DOM
38. 2026-06-18
    days on market $74,900 Active 267 DOM
39. 2026-06-17
    days on market $74,900 Active 266 DOM
40. 2026-06-16
    days on market $74,900 Active 265 DOM
41. 2026-06-15
    days on market $74,900 Active 264 DOM
42. 2026-06-14
    days on market $74,900 Active 262 DOM
43. 2026-06-10
    days on market $74,900 Active 259 DOM
44. 2026-06-09
    days on market $74,900 Active 258 DOM
45. 2026-06-08
    days on market $74,900 Active 257 DOM
46. 2026-06-07
    days on market $74,900 Active 256 DOM
47. 2026-06-05
    days on market $74,900 Active 253 DOM
48. 2026-06-03
    days on market $74,900 Active 252 DOM
49. 2026-06-02
    days on market $74,900 Active 251 DOM
50. 2026-06-01
    days on market $74,900 Active 250 DOM

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

Taxation est. · year 1

• Rental income: $22,637
• − Mortgage interest: −$4,193
• − Property taxes: −$1,123
• − Insurance: −$374
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$2,177
• Taxable income: $11,148
• Est. tax owed @ 24.0%: −$2,675
• After-tax cash flow: $9,001/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 · 10 photos

Good 80/100 None rehab

This mobile home is in excellent condition with no visible repairs needed. It is move-in ready and offers a good investment opportunity.

Value-add opportunities

• Both Landscaping — Aesthetic improvements can enhance curb appeal and property value ↑
• Both Painting — Fresh paint can make the interior look more inviting and modern ↑

Schools (NCES district)

• District: Central Community School District
• NCES district ID: 2200125
• Math proficiency: 50% ▼ -32.00%
• Reading proficiency: 54% ▼ -31.00%
• Median HH income: $66,584
• Composite: 46.02/100
• National rank: #2528
• State rank: #9 of 98 in LA

B Composite livability gradescore 74/100

Livability — Central

• Score: 74/100
• State rank: #25
• US rank: #4761

Category grades

Amenities F Commute F Cost of living B Crime B Employment A+ Housing A+ Health & safety C+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Central, LA
• County: East Baton Rouge Parish · 464,810 people
• City population: 10,403
• Metro: Baton Rouge, LA
• Population (ZIP): 9,370
• Household income: $78,432
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 4% of renters

---

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 White (70%)
• Race & ethnicity: White 70% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -132.34%
• Current HPI: 169.9642
• 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

+18.2% since first listed

63 events — show timeline

• 2026-05-13 Listed for Rent $1,300 TURBOTENANT
• 2026-01-17 Rental Removed $1,250 TURBOTENANT
• 2026-01-15 Listed for Rent $1,250 TURBOTENANT
• 2025-12-05 Rental Removed $1,250 TURBOTENANT
• 2025-11-23 Price Changed $1,250 TURBOTENANT
• 2025-10-30 Listed for Rent $1,300 TURBOTENANT
• 2025-09-23 Listed $74,900 AcadianaMLS
• 2025-09-23 Listed $74,900 GSREIN
• 2025-09-11 Rental Removed $1,300 TURBOTENANT
• 2025-08-19 Listed for Rent $1,300 TURBOTENANT
• 2025-08-12 Rental Removed $1,200 TURBOTENANT
• 2025-05-24 Listed for Rent $1,250 TURBOTENANT
• 2025-05-05 Rental Removed $1,250 TURBOTENANT
• 2025-04-19 Price Changed $1,250 TURBOTENANT
• 2025-04-17 Listed for Rent $1,250 TURBOTENANT
• 2025-04-17 Rental Removed $1,250 TURBOTENANT
• 2025-04-04 Listed for Rent $1,250 TURBOTENANT
• 2025-03-02 Rental Removed $1,200 TURBOTENANT
• 2025-02-11 Listed for Rent $1,200 TURBOTENANT
• 2025-01-17 Rental Removed $1,211 TURBOTENANT
• 2025-01-11 Listed for Rent $1,211 TURBOTENANT
• 2024-12-21 Rental Removed $1,211 TURBOTENANT
• 2024-11-27 Listed for Rent $1,211 TURBOTENANT
• 2024-11-25 Rental Removed $1,250 TURBOTENANT
• 2024-11-21 Price Changed $1,250 TURBOTENANT
• 2024-11-18 Listed for Rent $1,200 TURBOTENANT
• 2024-11-17 Rental Removed $1,200 TURBOTENANT
• 2024-10-22 Rental Removed $1,200 TURBOTENANT
• 2024-10-22 Listed for Rent $1,200 TURBOTENANT
• 2024-10-22 Listed for Rent $1,250 TURBOTENANT
• 2024-10-22 Rental Removed $1,200 TURBOTENANT
• 2024-09-22 Listed for Rent $1,200 TURBOTENANT
• 2024-09-22 Rental Removed $1,200 TURBOTENANT
• 2024-07-26 Listed for Rent $1,200 TURBOTENANT
• 2024-07-26 Rental Removed $1,300 TURBOTENANT
• 2024-07-23 Listed for Rent $1,300 TURBOTENANT
• 2024-07-19 Rental Removed $1,300 TURBOTENANT
• 2024-07-19 Rental Removed $1,300 TURBOTENANT
• 2024-07-18 Listed for Rent $1,300 TURBOTENANT
• 2024-06-30 Listed for Rent $1,200 TURBOTENANT
• 2024-06-30 Rental Removed $1,200 TURBOTENANT
• 2024-06-21 Listed for Rent $1,200 TURBOTENANT
• 2024-06-21 Rental Removed $1,250 TURBOTENANT
• 2024-06-12 Listed for Rent $1,250 TURBOTENANT
• 2024-06-12 Rental Removed $1,250 TURBOTENANT
• 2024-06-12 Rental Removed $1,250 TURBOTENANT
• 2024-06-05 Listed for Rent $1,250 TURBOTENANT
• 2024-04-24 Listed for Rent $1,200 TURBOTENANT
• 2024-02-24 Rental Removed $1,100 TURBOTENANT
• 2024-02-07 Listed for Rent $1,100 TURBOTENANT
• 2024-01-28 Rental Removed $1,100 TURBOTENANT
• 2023-12-08 Listed for Rent $1,100 TURBOTENANT
• 2023-11-20 Rental Removed $1,100 TURBOTENANT
• 2023-10-20 Listed for Rent $1,100 TURBOTENANT
• 2023-10-14 Rental Removed $1,100 TURBOTENANT
• 2023-09-24 Listed for Rent $1,100 TURBOTENANT
• 2023-08-24 Rental Removed $1,100 TURBOTENANT
• 2023-08-17 Listed for Rent $1,100 TURBOTENANT
• 2023-08-13 Rental Removed $1,100 TURBOTENANT
• 2023-08-10 Listed for Rent $1,100 TURBOTENANT
• 2023-08-03 Rental Removed $1,100 TURBOTENANT
• 2023-08-02 Listed for Rent $1,100 TURBOTENANT
• 2022-11-18 Rental Removed — TURBOTENANT