2732 Huron St · Baton Rouge, LA 70805

$39,900

3 bd · 1.0 ba · 1,104 sqft · SingleFamily · 96 Days on market

Built 1930 4,791 sqft lot Est $74k · 46% 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
• 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

Calling all DIY Owners of investors! This 3-bedroom, 1-bath home in the Istrouma area is a prime candidate for your next project. Situated on a fully fenced lot with a single carport, this property offers a solid footprint for a full restoration. The interior features a living room, formal dining room, and a massive eat-in kitchen with enough space to create a custom breakfast nook or secondary sitting area. Whether you're looking to flip or build your rental portfolio, this diamond in the rough is priced to move.

Key facts

• Formal dining room
• Living room
• Single carport

Tags

• FULLY FENCED LOT
• SINGLE CARPORT
• MASSIVE EAT-IN KITCHEN
• CUSTOM BREAKFAST NOOK
• FORMAL DINING ROOM
• LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $986/mo this rent would consume 47% of the median local household income ($25k/yr) (locally 1980% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 0.0% 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 96 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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.
7. 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.
8. 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: 2.47% ✓
• Cap rate: 22.15%
• Cash-on-cash: 56.65%
• DSCR: 3.52
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $73,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3235 Alliquippa St	0.06mi	2/1.0 (-1)	1,200 (+9%)	5mo	$80,000	$67	73
3216 Brady St	0.31mi	3/1.0	1,038 (-6%)	6mo	$69,900	$67	70
3736 Alliquippa St	0.38mi	3/1.5	1,050 (-5%)	5mo	$109,900	$105	68
3130 Hiawatha St	0.28mi	2/1.0 (-1)	1,012 (-8%)	5mo	$36,900	$36	64
3430 Oswego St	0.46mi	2/1.0 (-1)	1,180 (+7%)	1mo	$95,900	$81	62
2927 Tecumseh St	0.29mi	3/2.0	1,245 (+13%)	3mo	$182,500	$147	59
3911 Dalton St	0.69mi	3/1.0	1,033 (-6%)	2mo	$29,000	$28	56
3032 Seneca St	0.44mi	2/1.0 (-1)	1,000 (-9%)	8mo	$10,000	$10	52
2908 Adams Ave	0.61mi	3/1.0	1,232 (+12%)	9mo	$100,000	$81	45
3691 Dalton St	0.58mi	4/1.0 (+1)	1,225 (+11%)	10mo	$52,500	$43	42
2711 Jackson Ave	0.75mi	3/2.0	1,200 (+9%)	7mo	$79,000	$66	41
3825 Keokuk St	0.47mi	4/2.0 (+1)	1,265 (+15%)	5mo	$59,500	$47	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 51.7%
• Equity multiple: 3.17×
• Total profit: $24,235
• Equity at exit: $5,949

10-year hold

• IRR: 55.9%
• Equity multiple: 5.76×
• Total profit: $53,188
• 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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $986 high
• Mortgage (P&I): −$209
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $527

Break-even live

Break-even rent $319

Max offer price $39,900

Occupancy floor 42%

Sensitivity live

Price	-10% $550	-5% $539	+0% $527	+5% $516	+10% $505
Rent	-10% $449	-5% $488	+0% $527	+5% $566	+10% $605
Rate	-1.0pp $548	-0.5pp $538	base $527	+0.5pp $517	+1.0pp $507

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	44d	1	0.42mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	44d	1	0.58mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	44d	1	0.58mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	44d	1	0.64mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	20d	1	0.71mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	24d	1	0.76mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	20d	1	0.98mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	20d	1	1.03mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	1.05mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	1.07mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	15d	1	1.10mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	15d	1	1.11mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	1.12mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	1.17mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	24d	1	1.18mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	1.24mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	24d	1	1.31mi

Listing history 29 events

1. 2026-06-18
   days on market $39,900 Active 96 DOM
2. 2026-06-17
   days on market $39,900 Active 95 DOM
3. 2026-06-16
   days on market $39,900 Active 94 DOM
4. 2026-06-15
   days on market $39,900 Active 93 DOM
5. 2026-06-14
   days on market $39,900 Active 91 DOM
6. 2026-06-10
   days on market $39,900 Active 88 DOM
7. 2026-06-09
   days on market $39,900 Active 87 DOM
8. 2026-06-08
   days on market $39,900 Active 86 DOM
9. 2026-06-07
   days on market $39,900 Active 85 DOM
10. 2026-06-05
    days on market $39,900 Active 82 DOM
11. 2026-06-03
    days on market $39,900 Active 81 DOM
12. 2026-06-03
    price $39,900 Active 80 DOM
13. 2026-06-02
    days on market $44,900 Active 80 DOM
14. 2026-06-01
    days on market $44,900 Active 79 DOM
15. 2026-05-31
    days on market $44,900 Active 78 DOM
16. 2026-05-31
    days on market $44,900 Active 77 DOM
17. 2026-04-15
    status Pending 519-char remark

    Show marketing remark (519 chars)

    Calling all DIY Owners of investors! This 3-bedroom, 1-bath home in the Istrouma area is a prime candidate for your next project. Situated on a fully fenced lot with a single carport, this property offers a solid footprint for a full restoration. The interior features a living room, formal dining room, and a massive eat-in kitchen with enough space to create a custom breakfast nook or secondary sitting area. Whether you're looking to flip or build your rental portfolio, this diamond in the rough is priced to move.

18. 2026-04-15
    status Pending

    Show marketing remark (519 chars)

    Calling all DIY Owners of investors! This 3-bedroom, 1-bath home in the Istrouma area is a prime candidate for your next project. Situated on a fully fenced lot with a single carport, this property offers a solid footprint for a full restoration. The interior features a living room, formal dining room, and a massive eat-in kitchen with enough space to create a custom breakfast nook or secondary sitting area. Whether you're looking to flip or build your rental portfolio, this diamond in the rough is priced to move.

19. 2026-01-30
    listed $44,900 Active 519-char remark

    Show marketing remark (519 chars)

    Calling all DIY Owners of investors! This 3-bedroom, 1-bath home in the Istrouma area is a prime candidate for your next project. Situated on a fully fenced lot with a single carport, this property offers a solid footprint for a full restoration. The interior features a living room, formal dining room, and a massive eat-in kitchen with enough space to create a custom breakfast nook or secondary sitting area. Whether you're looking to flip or build your rental portfolio, this diamond in the rough is priced to move.

20. 2026-01-30
    listed $44,900 Active

    Show marketing remark (519 chars)

    Calling all DIY Owners of investors! This 3-bedroom, 1-bath home in the Istrouma area is a prime candidate for your next project. Situated on a fully fenced lot with a single carport, this property offers a solid footprint for a full restoration. The interior features a living room, formal dining room, and a massive eat-in kitchen with enough space to create a custom breakfast nook or secondary sitting area. Whether you're looking to flip or build your rental portfolio, this diamond in the rough is priced to move.

21. 2025-10-11
    price $44,900
22. 2025-10-11
    price $44,900
23. 2025-09-10
    price $46,900
24. 2025-09-10
    price $46,900
25. 2025-08-05
    listed $47,900 Active
26. 2025-08-05
    listed $47,900 Active
27. 2005-11-28
    soldstatus
28. 2004-08-17
    listed $30,000
29. 2004-08-17
    listed $30,000

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $310 · $26/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 · 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: $11,835
• − Mortgage interest: −$2,235
• − Property taxes: −$310
• − Insurance: −$200
• − Repairs & maintenance: −$947
• − Management: −$947
• − Depreciation: −$1,161
• Taxable income: $6,036
• Est. tax owed @ 24.0%: −$1,449
• After-tax cash flow: $4,880/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

+49.7% since first listed

13 events — show timeline

• 2026-04-15 Pending — AcadianaMLS
• 2026-04-15 Pending — GBRMLS
• 2026-01-30 Listed $44,900 GBRMLS
• 2026-01-30 Listed $44,900 AcadianaMLS
• 2025-10-11 Price Changed $44,900 AcadianaMLS
• 2025-10-11 Price Changed $44,900 GBRMLS
• 2025-09-10 Price Changed $46,900 AcadianaMLS
• 2025-09-10 Price Changed $46,900 GBRMLS
• 2025-08-05 Listed $47,900 GBRMLS
• 2025-08-05 Listed $47,900 AcadianaMLS
• 2005-11-28 Sold (Public Records) — Public Records
• 2004-08-17 Listed $30,000 AcadianaMLS
• 2004-08-17 Listed $30,000 GBRMLS

Property tax history

+2.7%/yr

Latest (2025): $310 · +4.7% YoY. Source: county tax records.