1925 Harelson St · Baton Rouge, LA 70805

$17,500

2 bd · 1.0 ba · 600 sqft · SingleFamily · 303 Days on market

Built 1960 6,098 sqft lot $29/sqft · 58% below area ↓ 20% since listing

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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
• 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 MLS

investors welcome as is where is no repairs handyman special no waiting periods

Key facts

• 6,098 sq ft lot
• Built 1960
• Listed 303 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($937 rent vs $18k).
• Recommended offer: $15k (12.0% below list) — sets the bar for market timing.
• Cap rate 48.8% 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 soft (-1.2%/yr); 155 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 44% 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 $121 of loan paydown is wiped out by about $525 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (29%) 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 $15,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.35% ✓
• Cap rate: 48.85%
• Cash-on-cash: 151.98%
• DSCR: 7.76
• GRM: 1.6

CMA / ARV

• ARV (median comp): $41,226
• List price: $17,500
• Delta: -57.55%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.93×
• Total profit: $33,958
• Equity at exit: $2,609

10-year hold

• IRR: —
• Equity multiple: 15.27×
• Total profit: $69,911
• Equity at exit: $1,513

Cash invested: $4,900 (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: 1.6×

Monthly cashflow live

• Estimated rent: $937 high
• Mortgage (P&I): −$92
• Tax from tax record: −$20 /mo · $243/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $621

Break-even live

Break-even rent $151

Max offer price $17,500

Occupancy floor 29%

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: $4,375
• Closing costs: $525
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,240	$0.95	14d	31	0.49mi
1251 N Ardenwood Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	923	$899	$0.97	43d	1	0.88mi
636 N 39th St Apt 2 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	14d	1	0.94mi
3258 Blackwell Dr Baton Rouge, LA	1.0	1.0	562	$750	$1.33	23d	1	1.02mi
115 S Leo St Baton Rouge, LA	1.0	1.0	550	$1,100	$2.00	23d	1	1.24mi
650 N Ardenwood Dr Baton Rouge, LA	1.0–4.0	1.0–2.0	951	$1,025	$1.08	43d	1	1.26mi
4430 Hatcher Ave Unit 115 Baton Rouge, LA	1.0	1.0	598	$900	$1.51	43d	1	1.30mi
6645 Harry Dr Baton Rouge, LA	2.0–4.0	1.0–2.0	1013	$955	$0.94	14d	14	1.37mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,120	$1.45	14d	6	1.38mi
4735 Government St #102 Baton Rouge, LA	1.0	1.0	690	$875	$1.27	14d	1	1.41mi
3153 Pampas St Unit 1 Baton Rouge, LA	1.0	1.0	500	$550	$1.10	43d	1	1.47mi
6867 Titian Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	886	$825	$0.93	14d	3	1.49mi
2136 Lobdell Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	860	$1,066	$1.24	14d	24	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $17,500 Active 303 DOM
2. 2026-06-17
   days on market $17,500 Active 302 DOM
3. 2026-06-16
   days on market $17,500 Active 301 DOM
4. 2026-06-15
   days on market $17,500 Active 300 DOM
5. 2026-06-14
   days on market $17,500 Active 298 DOM
6. 2026-06-10
   days on market $17,500 Active 295 DOM
7. 2026-06-09
   days on market $17,500 Active 294 DOM
8. 2026-06-08
   days on market $17,500 Active 293 DOM
9. 2026-06-07
   days on market $17,500 Active 292 DOM
10. 2026-06-05
    days on market $17,500 Active 289 DOM
11. 2026-06-03
    days on market $17,500 Active 288 DOM
12. 2026-06-02
    days on market $17,500 Active 287 DOM
13. 2026-06-01
    days on market $17,500 Active 286 DOM
14. 2026-05-31
    days on market $17,500 Active 285 DOM
15. 2026-05-31
    days on market $17,500 Active 284 DOM
16. 2026-05-12
    price $19,500 79-char remark

    Show marketing remark (80 chars)

    investors welcome as is where is no repairs handyman special no waiting periods

17. 2026-05-12
    price $19,500 80-char remark

    Show marketing remark (80 chars)

    investors welcome as is where is no repairs handyman special no waiting periods

18. 2025-12-16
    price $21,500 79-char remark

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    investors welcome as is where is no repairs handyman special no waiting periods

19. 2025-12-16
    price $21,500 80-char remark

    Show marketing remark (80 chars)

    investors welcome as is where is no repairs handyman special no waiting periods

20. 2025-09-06
    price $22,500 79-char remark

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    investors welcome as is where is no repairs handyman special no waiting periods

21. 2025-09-06
    price $22,500 80-char remark

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    investors welcome as is where is no repairs handyman special no waiting periods

22. 2025-08-19
    listed $24,500 Active 80-char remark

    Show marketing remark (79 chars)

    investors welcome as is where is no repairs handyman special no waiting periods

23. 2025-08-19
    listed $24,500 Active 79-char remark

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    investors welcome as is where is no repairs handyman special no waiting periods

24. 1986-07-31
    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: $243 · $20/mo
• Projected year-2 tax: $243 · $20/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,239
• − Mortgage interest: −$980
• − Property taxes: −$243
• − Insurance: −$88
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$509
• Taxable income: $7,621
• Est. tax owed @ 24.0%: −$1,829
• After-tax cash flow: $5,618/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

-20.4% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $19,500 AcadianaMLS
• 2026-05-12 Price Changed $19,500 GBRMLS
• 2025-12-16 Price Changed $21,500 AcadianaMLS
• 2025-12-16 Price Changed $21,500 GBRMLS
• 2025-09-06 Price Changed $22,500 AcadianaMLS
• 2025-09-06 Price Changed $22,500 GBRMLS
• 2025-08-19 Listed $24,500 GBRMLS
• 2025-08-19 Listed $24,500 AcadianaMLS
• 1986-07-31 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $243 · +4.7% YoY. Source: county tax records.