17448 Ashton Ave · Central, LA 70739

$180,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 229 Days on market

Built 1984 0.25 ac lot $182/sqft · 9% below area Est $199k · 10% 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 +20.6/30.0
• ARV discount +11.9/15.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• Schools +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come make this precious cottage your home. Home updated in 2014, with new paint, appliances, bathroom fixtures. Current owner added the carport and fenced the back yard. Great home for first time home owner or single owner. Lovely, large back patio that is covered for your home backyard gatherings. Put this home on your list to see.

Key facts

• Fenced back yard
• Large back patio
• Added carport

Tags

• NEW PAINT
• NEW APPLIANCES
• NEW BATHROOM FIXTURES
• ADDED CARPORT
• FENCED BACK YARD
• LARGE BACK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (2.4% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.3% 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: schools A+, employment A+, housing A+; 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.
• Market conditions: 110 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 22y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; 43% 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 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: 0.98% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (median comp): $199,487
• List price: $180,000
• Delta: -9.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17524 Sally Ave	0.06mi	3/1.0	1,002 (+1%)	2mo	$185,000	$185	93
17546 Hedges Dr	0.13mi	3/1.0	1,042 (+6%)	11mo	$175,000	$168	76
11026 Ronson Dr	0.12mi	3/1.0	1,060 (+7%)	9mo	$199,000	$188	75
17536 Hedges Dr	0.12mi	3/1.0	1,070 (+8%)	16mo	$165,000	$154	68
11237 Logan Dr	0.28mi	3/1.0	1,057 (+7%)	16mo	$180,000	$170	62
11146 Shandon Dr	0.18mi	3/1.0	1,080 (+9%)	20mo	$99,900	$93	59
11173 Village Green Dr	0.19mi	3/1.5	1,098 (+11%)	14mo	$189,000	$172	59
17311 Lawnside Ave	0.28mi	3/1.0	1,116 (+13%)	15mo	$170,000	$152	53
11329 Norway Pine Dr	0.50mi	3/1.0	1,052 (+6%)	17mo	$165,000	$157	52

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-13,916
• Equity at exit: $26,839

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $7,431
• Equity at exit: $15,563

Cash invested: $50,400 (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 70739

• Active inventory: 110
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,756 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $240

Break-even live

Break-even rent $1,453

Max offer price $180,000

Occupancy floor 81%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-07
   days on market $180,000 Active 229 DOM
2. 2026-06-05
   days on market $180,000 Active 226 DOM
3. 2026-06-03
   days on market $180,000 Active 225 DOM
4. 2026-06-02
   days on market $180,000 Active 224 DOM
5. 2026-06-01
   days on market $180,000 Active 223 DOM
6. 2026-05-31
   days on market $180,000 Active 222 DOM
7. 2026-05-31
   days on market $180,000 Active 221 DOM
8. 2026-04-29
   price $180,000 334-char remark

   Show marketing remark (334 chars)

   Come make this precious cottage your home. Home updated in 2014, with new paint, appliances, bathroom fixtures. Current owner added the carport and fenced the back yard. Great home for first time home owner or single owner. Lovely, large back patio that is covered for your home backyard gatherings. Put this home on your list to see.

9. 2026-04-28
   price $180,000 334-char remark

   Show marketing remark (334 chars)

   Come make this precious cottage your home. Home updated in 2014, with new paint, appliances, bathroom fixtures. Current owner added the carport and fenced the back yard. Great home for first time home owner or single owner. Lovely, large back patio that is covered for your home backyard gatherings. Put this home on your list to see.

10. 2026-03-18
    price $185,000 334-char remark

    Show marketing remark (334 chars)

    Come make this precious cottage your home. Home updated in 2014, with new paint, appliances, bathroom fixtures. Current owner added the carport and fenced the back yard. Great home for first time home owner or single owner. Lovely, large back patio that is covered for your home backyard gatherings. Put this home on your list to see.

11. 2026-03-18
    price $185,000 334-char remark

    Show marketing remark (334 chars)

    Come make this precious cottage your home. Home updated in 2014, with new paint, appliances, bathroom fixtures. Current owner added the carport and fenced the back yard. Great home for first time home owner or single owner. Lovely, large back patio that is covered for your home backyard gatherings. Put this home on your list to see.

12. 2025-10-21
    listed $195,000 Active 334-char remark

    Show marketing remark (334 chars)

    Come make this precious cottage your home. Home updated in 2014, with new paint, appliances, bathroom fixtures. Current owner added the carport and fenced the back yard. Great home for first time home owner or single owner. Lovely, large back patio that is covered for your home backyard gatherings. Put this home on your list to see.

13. 2025-10-21
    listed $195,000 Active 334-char remark

    Show marketing remark (334 chars)

    Come make this precious cottage your home. Home updated in 2014, with new paint, appliances, bathroom fixtures. Current owner added the carport and fenced the back yard. Great home for first time home owner or single owner. Lovely, large back patio that is covered for your home backyard gatherings. Put this home on your list to see.

14. 2019-04-11
    soldstatus $126,000
15. 2019-04-10
    soldstatus Sold
16. 2019-03-04
    status Pending
17. 2019-02-27
    price $126,000
18. 2018-12-27
    listed $130,000 Active
19. 2018-12-27
    listed $126,000
20. 2015-03-03
    soldstatus
21. 2015-01-16
    listed $115,000
22. 2015-01-16
    listed $115,000
23. 2014-10-17
    listed $145,000
24. 2014-10-17
    listed $145,000
25. 2014-05-05
    soldstatus $67,595
26. 2014-05-01
    soldstatus
27. 2014-01-30
    listed $74,900
28. 2014-01-30
    listed $74,900
29. 2014-01-09
    soldstatus $95,830
30. 2007-05-11
    soldstatus $107,000
31. 2004-04-30
    soldstatus
32. 2004-01-28
    listed $85,000
33. 2004-01-28
    listed $85,000

ⓘ 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: $1,543 · $129/mo
• Projected year-2 tax: $1,543 · $129/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,075
• − Mortgage interest: −$10,083
• − Property taxes: −$1,543
• − Insurance: −$900
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$5,236
• Taxable loss: −$58
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $2,894/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: 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

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
• City population: 10,403
• Population (ZIP): 13,714

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Black 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 12% Italian 4% Serbian 1%
• Foreign-born: 2% · Canada, Guatemala, Vietnam
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -100.93%
• Current HPI: 183.5126
• Rent YoY: —
• Metro: —
• 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

+111.8% since first listed

26 events — show timeline

• 2026-04-29 Price Changed $180,000 AcadianaMLS
• 2026-04-28 Price Changed $180,000 GBRMLS
• 2026-03-18 Price Changed $185,000 AcadianaMLS
• 2026-03-18 Price Changed $185,000 GBRMLS
• 2025-10-21 Listed $195,000 GBRMLS
• 2025-10-21 Listed $195,000 AcadianaMLS
• 2019-04-11 Sold (Public Records) $126,000 Public Records
• 2019-04-10 Sold (MLS) — GBRMLS
• 2019-03-04 Pending — GBRMLS
• 2019-02-27 Price Changed $126,000 GBRMLS
• 2018-12-27 Listed $126,000 AcadianaMLS
• 2018-12-27 Listed $130,000 GBRMLS
• 2015-03-03 Sold (MLS) — GBRMLS
• 2015-01-16 Listed $115,000 AcadianaMLS
• 2015-01-16 Listed $115,000 GBRMLS
• 2014-10-17 Listed $145,000 AcadianaMLS
• 2014-10-17 Listed $145,000 GBRMLS
• 2014-05-05 Sold (Public Records) $67,595 Public Records
• 2014-05-01 Sold (MLS) — GBRMLS
• 2014-01-30 Listed $74,900 GBRMLS
• 2014-01-30 Listed $74,900 AcadianaMLS
• 2014-01-09 Sold (Public Records) $95,830 Public Records
• 2007-05-11 Sold (Public Records) $107,000 Public Records
• 2004-04-30 Sold (MLS) — GBRMLS
• 2004-01-28 Listed $85,000 GBRMLS
• 2004-01-28 Listed $85,000 AcadianaMLS

Property tax history

+12.1%/yr

Latest (2025): $1,543 · -0.4% YoY. Source: county tax records.