4545 Paige St · Baton Rouge, LA 70811

$39,900

2 bd · 1.0 ba · 1,095 sqft · SingleFamily · 64 Days on market

Built 1961 Fair condition 4,138 sqft lot $36/sqft · 64% below area ↓ 4% 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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cottage Style, Spacious 2 bedroom, 1 bathroom home with formal dining room, large rooms, New Roof, Upgraded electrical, flood zone X (Flood insurance not required) and large porch and patio. Long term tenant (9years). The Lots next door are for sale also. Don't miss out on this opportunity. Tenant occupied month to month. Perfect for investors or first time home buyers.

Key facts

• Upgraded electrical
• Large patio
• Large porch

Tags

• NEW ROOF
• UPGRADED ELECTRICAL
• LARGE PORCH
• LARGE PATIO

🏷️ Possibly a rental listed for sale. The $39,900 price doesn't fit this home's estimated sale value (~$112,079) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.1% 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: 123 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (23%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.54% ✓
• Cap rate: 22.06%
• Cash-on-cash: 56.32%
• DSCR: 3.51
• GRM: 3.3

CMA / ARV

• ARV (median comp): $112,079
• List price: $39,900
• Delta: -64.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4775 Stearns St	0.17mi	3/2.0 (+1)	1,000 (-9%)	2mo	$13,400	$13	67
4799 Stearns St	0.18mi	3/2.0 (+1)	1,000 (-9%)	2mo	$13,400	$13	66
4313 Glen Oaks Dr	0.42mi	3/1.0 (+1)	1,127 (+3%)	11mo	$140,000	$124	62
5422 Sumrall Dr	0.62mi	3/1.0 (+1)	1,116 (+2%)	21mo	$135,000	$121	46
5123 Paige St	0.33mi	3/1.5 (+1)	1,216 (+11%)	20mo	$1,000	$1	43
5284 Peerless St	0.46mi	3/3.0 (+1)	1,238 (+13%)	9mo	$130,000	$105	36
5165 Oaklon Ave	0.51mi	3/2.0 (+1)	1,250 (+14%)	20mo	$160,000	$128	27
5525 Paige St	0.63mi	3/3.0 (+1)	1,238 (+13%)	13mo	$99,000	$80	25
5535 Paige St	0.63mi	3/3.0 (+1)	1,238 (+13%)	13mo	$99,000	$80	25
5515 Paige St	0.63mi	3/3.0 (+1)	1,238 (+13%)	13mo	$95,000	$77	25
5553 Paige St	0.65mi	3/3.0 (+1)	1,238 (+13%)	13mo	$99,000	$80	24

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: 54.7%
• Equity multiple: 3.41×
• Total profit: $26,947
• Equity at exit: $5,949

10-year hold

• IRR: 59.8%
• Equity multiple: 6.96×
• Total profit: $66,531
• Equity at exit: $3,450

Cash invested: $11,172 (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 70811

• Home prices YoY: -30.8%
• Active inventory: 123
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,013 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $524

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 43%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	43d	1	0.22mi
4540 Crown Ave Unit 85 Baton Rouge, LA	2.0	1.0	700	$850	$1.21	43d	1	0.22mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	19d	1	0.22mi
4540 Crown Ave Unit 93 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	43d	1	0.22mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	0.22mi
8210 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	765	$920	$1.20	14d	1	0.58mi
8280 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	745	$1,148	$1.54	14d	1	0.62mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	14d	1	0.62mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	1.05mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	23d	1	1.24mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	43d	1	1.25mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	43d	1	1.25mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	43d	1	1.25mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	14d	1	1.25mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	1.45mi
2203 Fairchild St Baton Rouge, LA	2.0	1.0	800	$1,000	$1.25	43d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $39,900 Active 64 DOM
2. 2026-06-17
   days on market $39,900 Active 63 DOM
3. 2026-06-16
   days on market $39,900 Active 62 DOM
4. 2026-06-15
   days on market $39,900 Active 61 DOM
5. 2026-06-14
   days on market $39,900 Active 59 DOM
6. 2026-06-10
   days on market $39,900 Active 56 DOM
7. 2026-06-09
   days on market $39,900 Active 55 DOM
8. 2026-06-08
   days on market $39,900 Active 54 DOM
9. 2026-06-07
   days on market $39,900 Active 53 DOM
10. 2026-06-05
    days on market $39,900 Active 50 DOM
11. 2026-06-03
    days on market $39,900 Active 49 DOM
12. 2026-06-02
    days on market $39,900 Active 48 DOM
13. 2026-06-01
    days on market $39,900 Active 47 DOM
14. 2026-05-31
    days on market $39,900 Active 46 DOM
15. 2026-05-31
    days on market $39,900 Active 45 DOM
16. 2026-05-06
    price $49,900 372-char remark

    Show marketing remark (372 chars)

    Cottage Style, Spacious 2 bedroom, 1 bathroom home with formal dining room, large rooms, New Roof, Upgraded electrical, flood zone X (Flood insurance not required) and large porch and patio. Long term tenant (9years). The Lots next door are for sale also. Don't miss out on this opportunity. Tenant occupied month to month. Perfect for investors or first time home buyers.

17. 2026-05-06
    price $49,900 372-char remark

    Show marketing remark (372 chars)

    Cottage Style, Spacious 2 bedroom, 1 bathroom home with formal dining room, large rooms, New Roof, Upgraded electrical, flood zone X (Flood insurance not required) and large porch and patio. Long term tenant (9years). The Lots next door are for sale also. Don't miss out on this opportunity. Tenant occupied month to month. Perfect for investors or first time home buyers.

18. 2026-04-15
    listed $52,000 Active 372-char remark

    Show marketing remark (372 chars)

    Cottage Style, Spacious 2 bedroom, 1 bathroom home with formal dining room, large rooms, New Roof, Upgraded electrical, flood zone X (Flood insurance not required) and large porch and patio. Long term tenant (9years). The Lots next door are for sale also. Don't miss out on this opportunity. Tenant occupied month to month. Perfect for investors or first time home buyers.

19. 2026-04-15
    listed $52,000 Active 372-char remark

    Show marketing remark (372 chars)

    Cottage Style, Spacious 2 bedroom, 1 bathroom home with formal dining room, large rooms, New Roof, Upgraded electrical, flood zone X (Flood insurance not required) and large porch and patio. Long term tenant (9years). The Lots next door are for sale also. Don't miss out on this opportunity. Tenant occupied month to month. Perfect for investors or first time home buyers.

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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: $12,153
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$1,161
• Taxable income: $6,015
• Est. tax owed @ 24.0%: −$1,444
• After-tax cash flow: $4,849/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 · 5 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathroom, and to improve the curb appeal and interior aesthetics. The property is currently occupied and has a good roof, but the interior and exterior need attention.

Repairs flagged

• Major kitchen appliances — old and outdated
• Major bathroom fixtures — dated and worn

Value-add opportunities

• Resale update kitchen appliances — modern appliances attract buyers
• Resale renovate bathroom — modern bathroom enhances appeal
• Both paint interior walls — fresh paint improves curb appeal and interior aesthetics
• Both trim exterior siding — new siding enhances curb appeal and value
• Both replace worn flooring — new flooring improves living spaces and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · old and outdated	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale update kitchen appliances — modern appliances attract buyers ↑
• Resale renovate bathroom — modern bathroom enhances appeal ↑
• Both paint interior walls — fresh paint improves curb appeal and interior aesthetics ↑
• Both trim exterior siding — new siding enhances curb appeal and value ↑
• Both replace worn flooring — new flooring improves living spaces and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 12,154
• Household income: $45,523
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 444.0

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 (82%)
• Race & ethnicity: Black 82% White 9% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · 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: ▼ -64.98%
• Current HPI: 146.22
• 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

-4.0% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $49,900 AcadianaMLS
• 2026-05-06 Price Changed $49,900 GBRMLS
• 2026-04-15 Listed $52,000 GBRMLS
• 2026-04-15 Listed $52,000 AcadianaMLS