3006-3004 Calumet St · Baton Rouge, LA 70806

$82,500

None bd · None ba · 1,548 sqft · SingleFamily public records · 323 Days on market

Built 1985 10,018 sqft lot $53/sqft · 79% above area Est $101k · 19% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

Key facts

• 0.23 acre lot
• Listed 323 days

What this means for you Summary

Snapshot

• This is a single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 rising (+3.4%/yr); 238 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $570 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 + 3.4% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $42k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $82k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 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. 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?
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: 1.50% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.99%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

• ARV (median comp): $101,319
• List price: $82,500
• Delta: -18.57%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3263 Ozark St	0.13mi	4/2.0	1,540 (-0%)	22mo	$144,900	$94	75
3322 Ontario St	0.35mi	3/2.0	1,483 (-4%)	14mo	$139,999	$94	65
3871 Winbourne Ave	0.51mi	3/2.0	1,499 (-3%)	9mo	$179,995	$120	63
3346 Tecumseh St	0.39mi	3/2.0	1,447 (-6%)	15mo	$159,900	$111	58
3743 Geronimo St	0.26mi	3/1.0	1,749 (+13%)	10mo	$55,000	$31	58
3315 Weller Ave	0.48mi	3/1.5	1,591 (+3%)	24mo	$119,000	$75	53
3805 Pocasset St	0.36mi	3/2.0	1,330 (-14%)	9mo	$32,000	$24	52
3217 Huron St	0.19mi	4/2.0	1,744 (+13%)	22mo	$54,900	$31	52
3567 Charles St	0.35mi	3/1.0	1,400 (-10%)	24mo	$1,450	$1	48
3008 Seneca St	0.58mi	3/1.0	1,350 (-13%)	9mo	$64,900	$48	44
2955 Monroe Ave	0.69mi	2/2.0	1,367 (-12%)	19mo	$59,900	$44	32

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 1.77×
• Total profit: $17,761
• Equity at exit: $12,301

10-year hold

• IRR: 27.5%
• Equity multiple: 3.47×
• Total profit: $56,963
• Equity at exit: $7,133

Cash invested: $23,100 (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 70806

• Rents YoY: 3.4%
• Active inventory: 238
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$433
• Tax from tax record: −$27 /mo · $319/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $481

Break-even live

Break-even rent $625

Max offer price $82,500

Occupancy floor 56%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	43d	1	0.15mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	43d	1	0.32mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	23d	1	0.50mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	18d	1	0.50mi
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	23d	1	0.60mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	23d	1	0.79mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	14d	1	0.95mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	18d	1	0.98mi
4912 Breckenridge Ave Baton Rouge, LA	3.0	2.0	1800	$1,075	$0.60	14d	1	1.00mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	23d	1	1.10mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	43d	1	1.27mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	14d	1	1.31mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	1.37mi

Listing history 32 events

1. 2026-06-18
   days on market $82,500 Active 323 DOM
2. 2026-06-17
   days on market $82,500 Active 322 DOM
3. 2026-06-16
   days on market $82,500 Active 321 DOM
4. 2026-06-15
   days on market $82,500 Active 320 DOM
5. 2026-06-14
   days on market $82,500 Active 318 DOM
6. 2026-06-10
   days on market $82,500 Active 315 DOM
7. 2026-06-09
   days on market $82,500 Active 314 DOM
8. 2026-06-08
   days on market $82,500 Active 313 DOM
9. 2026-06-07
   days on market $82,500 Active 312 DOM
10. 2026-06-05
    days on market $82,500 Active 309 DOM
11. 2026-06-03
    days on market $82,500 Active 308 DOM
12. 2026-06-02
    days on market $82,500 Active 307 DOM
13. 2026-06-01
    days on market $82,500 Active 306 DOM
14. 2026-05-31
    days on market $82,500 Active 305 DOM
15. 2026-05-31
    days on market $82,500 Active 304 DOM
16. 2026-05-15
    price $82,500 212-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

17. 2026-05-15
    price $82,500 216-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

18. 2026-01-15
    price $89,500 212-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

19. 2026-01-15
    price $89,500 216-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

20. 2025-12-16
    price $99,500 212-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

21. 2025-12-16
    price $99,500 216-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

22. 2025-10-22
    price $104,500 212-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

23. 2025-10-22
    price $104,500 216-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

24. 2025-10-04
    price $109,500 212-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

25. 2025-10-04
    price $109,500 216-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

26. 2025-09-09
    status Active 216-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

27. 2025-08-06
    status Pending 216-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

28. 2025-07-29
    price $119,900 212-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

29. 2025-07-29
    price $119,900 216-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

30. 2025-06-26
    listed $124,900 Active 212-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

31. 2025-06-26
    listed $124,900 Active 216-char remark

    Show marketing remark (216 chars)

    Multi Family units 6 UNITS 1_ efficient unis 4_ -1 bedroom unit__1-2 bedroom_month to month leases. /the building needs TLC SOLD AS IS WHERE IS . Seller will not make any repairs and will not allow any allowances

32. 2022-09-06
    soldstatus $38,000

ⓘ 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: $319 · $27/mo
• Projected year-2 tax: $454 · $38/mo
• Expected delta: +$135/yr (+$11/mo · 42.4%)

ⓘ 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 · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,803
• − Mortgage interest: −$4,621
• − Property taxes: −$319
• − Insurance: −$412
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$2,400
• Taxable income: $4,682
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $4,648/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): 28,302
• Household income: $55,642
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 1968.0

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 9% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Chinese 1% 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: ▼ -167.56%
• Current HPI: 185.0655
• Rent YoY: ▲ 3.42%
• 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

+117.1% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $82,500 AcadianaMLS
• 2026-05-15 Price Changed $82,500 GBRMLS
• 2026-01-15 Price Changed $89,500 AcadianaMLS
• 2026-01-15 Price Changed $89,500 GBRMLS
• 2025-12-16 Price Changed $99,500 AcadianaMLS
• 2025-12-16 Price Changed $99,500 GBRMLS
• 2025-10-22 Price Changed $104,500 AcadianaMLS
• 2025-10-22 Price Changed $104,500 GBRMLS
• 2025-10-04 Price Changed $109,500 AcadianaMLS
• 2025-10-04 Price Changed $109,500 GBRMLS
• 2025-09-09 Relisted — GBRMLS
• 2025-08-06 Pending — GBRMLS
• 2025-07-29 Price Changed $119,900 AcadianaMLS
• 2025-07-29 Price Changed $119,900 GBRMLS
• 2025-06-26 Listed $124,900 GBRMLS
• 2025-06-26 Listed $124,900 AcadianaMLS
• 2022-09-06 Sold (Public Records) $38,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $319 · +4.7% YoY. Source: county tax records.