9343 Tearose Ln · Gardere, LA 70810

$128,500

3 bd · 2.0 ba · 1,129 sqft · SingleFamily public records · 99 Days on market

Built 2008 4,356 sqft lot $114/sqft · at area comps Est $133k · at est.

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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 +21.9/30.0
• ARV discount +9.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special or starter home opportunity in the Rosewood subdivision. Home offers a large living room and breakfast nook, an extended driveway providing ample parking and a spacious backyard; perfect for outdoor activities or future enhancements. With some repairs and TLC, this home has tremendous potential to increase in value. Whether you're an investor looking to renovate and sell, or a buyer eager to personalize your first home, this property is ideal for those ready to make improvements and add value.

Key facts

• Breakfast nook
• Spacious backyard
• Large living room

Tags

• LARGE LIVING ROOM
• BREAKFAST NOOK
• EXTENDED DRIVEWAY
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.1% in Gardere — 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 64/100 on livability (#167 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A; Watch: crime D, employment D, amenities F.
• 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 flat; 625 active listings in the ZIP; 40 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; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent is only 17% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $888 of loan paydown is wiped out by about $4k 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 99 days — a 9% lower offer ($117k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,935 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. Crime grade is D 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?
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: 1.02% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.73%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (median comp): $132,877
• List price: $128,500
• Delta: -3.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2239 St Croix Ave	0.16mi	3/2.0	1,112 (-2%)	5mo	$125,000	$112	86
9390 Pascagoula Dr	0.12mi	3/2.0	1,112 (-2%)	15mo	$125,000	$112	80
2167 St Croix Ave	0.19mi	3/2.0	1,112 (-2%)	12mo	$125,000	$112	78
9351 Bimini Dr	0.25mi	3/2.0	1,112 (-2%)	16mo	$125,000	$112	72
9398 Pascagoula Dr	0.13mi	2/2.0 (-1)	1,100 (-3%)	20mo	$3,000	$3	68
1832 Elvin Dr	0.37mi	3/2.0	1,112 (-2%)	20mo	$1,400	$1	64
1835 Fountain Ave	0.68mi	2/2.0 (-1)	1,150 (+2%)	1mo	$155,000	$135	60
1835 General Cleburne Ave	0.45mi	2/1.0 (-1)	1,105 (-2%)	8mo	$92,000	$83	60
2144 General Mouton Ave	0.29mi	3/2.0	1,210 (+7%)	19mo	$180,000	$149	59
9555 Old Hermitage Pkwy	0.72mi	3/2.0	1,200 (+6%)	1mo	$235,000	$196	55
2131 Fountain Ave	0.69mi	2/2.0 (-1)	1,155 (+2%)	19mo	$124,700	$108	43
1733 General Cleburne Ave	0.51mi	3/2.0	1,294 (+15%)	22mo	$1,600	$1	34

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 · 0.68% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-10,979
• Equity at exit: $19,160

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-4,779
• Equity at exit: $11,110

Cash invested: $35,980 (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 70810

• Rents YoY: 0.7%
• Active inventory: 625
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$674
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $202

Break-even live

Break-even rent $1,054

Max offer price $128,500

Occupancy floor 80%

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: $32,125
• Closing costs: $3,855
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2934 Nicholson Lake Dr Baton Rouge, LA	3.0	2.0	1500	$2,000	$1.33	43d	1	0.25mi
2934 Nicholson Lake Dr Baton Rouge, LA	3.0	2.0	1500	$2,000	$1.33	23d	1	0.25mi
1934 Elvin Dr Baton Rouge, LA	3.0	2.0	1112	$1,600	$1.44	43d	1	0.30mi
3111 Nicholson Lake Dr Baton Rouge, LA	3.0	2.0	1468	$2,000	$1.36	21d	1	0.32mi
2705 Amanda Dr Unit A Baton Rouge, LA	2.0	2.0	972	$800	$0.82	14d	1	0.39mi
11959 Nicholson Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	1092	$1,678	$1.54	14d	6	0.46mi
8526 Leake Ave Unit 8526-D Baton Rouge, LA	2.0	2.0	974	$900	$0.92	43d	1	0.48mi
2182 Gardere Ln Unit B Baton Rouge, LA	2.0	2.0	1000	$800	$0.80	23d	1	0.58mi
2265 Anne Marie Dr Unit D Baton Rouge, LA	2.0	2.0	972	$800	$0.82	43d	1	0.58mi
2266 Anne Marie Dr Unit C Baton Rouge, LA	2.0	2.0	1000	$850	$0.85	14d	1	0.61mi
2266 Anne Marie Dr Unit C Baton Rouge, LA	2.0	2.0	1000	$750	$0.75	43d	1	0.61mi
2266 Anne Marie Dr Unit B Baton Rouge, LA	2.0	2.0	1000	$900	$0.90	43d	1	0.61mi
2059 Mariner Dr Unit 2059-20 Baton Rouge, LA	2.0	2.0	950	$925	$0.97	23d	1	0.65mi
8425 Ned Ave Unit D Baton Rouge, LA	2.0	2.0	970	$875	$0.90	43d	1	0.66mi
2038 Jasper Ave Unit GM 2038-C Baton Rouge, LA	2.0	1.5	1100	$900	$0.82	43d	1	0.68mi
2029 Jasper Ave Unit 2029-B Baton Rouge, LA	3.0	2.0	1350	$1,250	$0.93	23d	1	0.72mi
2029 Jasper Ave Unit 2029-D Baton Rouge, LA	3.0	2.0	1350	$1,200	$0.89	44d	1	0.72mi
8726 Elvin Dr Unit B Baton Rouge, LA	2.0	1.5	1300	$1,800	$1.38	43d	1	0.73mi
8726 Elvin Dr Unit B Baton Rouge, LA	2.0	1.5	1300	$1,800	$1.38	23d	1	0.73mi
8736 Elvin Dr Unit C Baton Rouge, LA	2.0	1.5	1140	$1,100	$0.96	23d	1	0.74mi
8736 Elvin Dr Unit A Baton Rouge, LA	2.0	1.5	1140	$1,100	$0.96	43d	1	0.74mi
1646 Jade Ave Unit GM 1646-D Baton Rouge, LA	2.0	1.5	1100	$900	$0.82	14d	1	0.74mi
1646 Jade Ave Unit GM 1646-C Baton Rouge, LA	2.0	1.5	1100	$850	$0.77	43d	1	0.74mi
1616 Jade Ave Baton Rouge, LA	2.0	1.5	1000	$900	$0.90	23d	1	0.75mi
8234 Keel Ave Baton Rouge, LA	3.0	2.0	1000	$1,000	$1.00	43d	1	0.76mi
1717 Jade Ave Unit 2 Gardere, LA	2.0	1.5	1000	$900	$0.90	43d	1	0.78mi
1717 Jade Ave Unit 1 Baton Rouge, LA	2.0	1.5	1000	$900	$0.90	23d	1	0.78mi
8724 GSRI Ave Unit 8724-B Baton Rouge, LA	2.0	1.0	853	$950	$1.11	14d	1	0.78mi
8246 Ned Ave Apt C Baton Rouge, LA	2.0	2.0	990	$750	$0.76	23d	1	0.80mi
1773 Starboard Dr Unit 1773-1 Baton Rouge, LA	2.0	1.5	1100	$995	$0.90	19d	1	0.80mi
8723 GSRI Ave Unit 8723-B Baton Rouge, LA	2.0	1.0	853	$950	$1.11	21d	1	0.82mi
8215 Skysail Ave Baton Rouge, LA	2.0	2.0	1000	$750	$0.75	23d	1	0.84mi
8225 Ned Ave Unit 8225-C Baton Rouge, LA	2.0	2.0	970	$950	$0.98	44d	1	0.86mi
1434 Jasper Ave Baton Rouge, LA	2.0	1.5	1000	$800	$0.80	43d	1	0.87mi
1658 Starboard Dr Unit 1658-C Baton Rouge, LA	2.0	1.5	1100	$850	$0.77	14d	1	0.89mi
1711 Mast Dr Unit 1711-4 Baton Rouge, LA	3.0	2.5	1185	$1,100	$0.93	44d	1	0.90mi
1648 Starboard Dr Apt C Baton Rouge, LA	2.0	1.0	980	$850	$0.87	43d	1	0.91mi
8911 GSRI Ave Baton Rouge, LA	2.0	2.0	1100	$1,150	$1.05	43d	1	0.94mi
1707 Port Dr Unit D Baton Rouge, LA	2.0	2.0	875	$950	$1.09	43d	1	0.96mi
8727 Granite Dr Unit 8727-C Baton Rouge, LA	2.0	1.5	1100	$940	$0.85	19d	1	0.96mi

Listing history 17 events

1. 2026-06-18
   days on market $128,500 Active 99 DOM
2. 2026-06-17
   days on market $128,500 Active 98 DOM
3. 2026-06-16
   days on market $128,500 Active 97 DOM
4. 2026-06-15
   days on market $128,500 Active 96 DOM
5. 2026-06-14
   days on market $128,500 Active 94 DOM
6. 2026-06-10
   days on market $128,500 Active 91 DOM
7. 2026-06-09
   days on market $128,500 Active 90 DOM
8. 2026-06-08
   days on market $128,500 Active 89 DOM
9. 2026-06-07
   days on market $128,500 Active 88 DOM
10. 2026-06-05
    days on market $128,500 Active 85 DOM
11. 2026-06-03
    days on market $128,500 Active 84 DOM
12. 2026-06-02
    days on market $128,500 Active 83 DOM
13. 2026-06-01
    days on market $128,500 Active 82 DOM
14. 2026-05-31
    days on market $128,500 Active 81 DOM
15. 2026-05-31
    days on market $128,500 Active 80 DOM
16. 2026-03-11
    listed $128,500 Active 515-char remark

    Show marketing remark (515 chars)

    Investor special or starter home opportunity in the Rosewood subdivision. Home offers a large living room and breakfast nook, an extended driveway providing ample parking and a spacious backyard; perfect for outdoor activities or future enhancements. With some repairs and TLC, this home has tremendous potential to increase in value. Whether you're an investor looking to renovate and sell, or a buyer eager to personalize your first home, this property is ideal for those ready to make improvements and add value.

17. 2026-03-11
    listed $128,500 Active 515-char remark

    Show marketing remark (515 chars)

    Investor special or starter home opportunity in the Rosewood subdivision. Home offers a large living room and breakfast nook, an extended driveway providing ample parking and a spacious backyard; perfect for outdoor activities or future enhancements. With some repairs and TLC, this home has tremendous potential to increase in value. Whether you're an investor looking to renovate and sell, or a buyer eager to personalize your first home, this property is ideal for those ready to make improvements and add value.

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $1,261 · $105/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 · 0% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,708
• − Mortgage interest: −$7,198
• − Property taxes: −$1,261
• − Insurance: −$642
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$3,738
• Taxable income: $356
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $2,335/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 — Gardere

• Score: 64/100
• State rank: #167
• US rank: #14008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardere, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 42,659
• Household income: $92,098
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1106.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 55% Black 29% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Slovak 2% Scottish 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -117.55%
• Current HPI: 172.7593
• Rent YoY: ▲ 0.68%
• 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

• 2026-03-11 Listed $128,500 AcadianaMLS
• 2026-03-11 Listed $128,500 GBRMLS

Property tax history

+22.8%/yr

Latest (2025): $1,261 · -0.4% YoY. Source: county tax records.