2138 Minnesota St · Baton Rouge, LA 70802

$89,900

3 bd · 2.0 ba · 1,360 sqft · SingleFamily · 115 Days on market

Built 1950 3,484 sqft lot $66/sqft · 21% above area Est $74k · 21% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bank owned property: Come and see this beautifully updated home featuring no carpet, granite countertops, and more! Schedule your private showing today. Note: Some photos have been virtually staged and digitally enhanced, including the addition or removal of furniture, windows, and/or doors, to help visualize the property's potential. Images may not reflect the property's current condition.

Key facts

• 3,484 sq ft lot
• Built 1950
• Listed 115 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 fast (+6.6%/yr); 188 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,398/mo this rent would consume 49% of the median local household income ($34k/yr) (locally 1831% 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 $622 of loan paydown is wiped out by about $3k 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 + 6.6% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 2y ago; this cycle's ask has dropped $60k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $90k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.55% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.82%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (median comp): $74,235
• List price: $89,900
• Delta: 21.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2163 Colorado St	0.23mi	3/2.5	1,413 (+4%)	9mo	$175,000	$124	73
1940 Nebraska St	0.21mi	3/2.0	1,300 (-4%)	14mo	$34,900	$27	71
647 Cotton St	0.53mi	3/2.0	1,350 (-1%)	9mo	$125,000	$93	67
2002 Thomas H Delpit Dr	0.35mi	3/1.0	1,313 (-4%)	9mo	$98,000	$75	66
806 Violet St	0.51mi	3/2.0	1,419 (+4%)	17mo	$169,900	$120	55
1507 Lorri Burgess Ave	0.73mi	3/2.0	1,240 (-9%)	5mo	$28,560	$23	47
1555 Utah St	0.54mi	3/2.0	1,468 (+8%)	20mo	$60,000	$41	45
1310 Aster St	0.72mi	3/1.0	1,244 (-8%)	6mo	$139,900	$112	43
857 Geranium St	0.64mi	3/1.0	1,300 (-4%)	19mo	$135,000	$104	43
850 Geranium St	0.61mi	3/1.0	1,210 (-11%)	14mo	$152,000	$126	37
964 Terrace Ave	0.64mi	3/2.0	1,189 (-13%)	15mo	$215,000	$181	37
1950 Georgia St	0.45mi	2/1.0 (-1)	1,200 (-12%)	16mo	$25,000	$21	36

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-1,756
• Equity at exit: $13,404

10-year hold

• IRR: 12.9%
• Equity multiple: 2.27×
• Total profit: $32,032
• Equity at exit: $7,773

Cash invested: $25,172 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$471
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $115

Break-even live

Break-even rent $1,252

Max offer price $89,900

Occupancy floor 87%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	23d	1	0.15mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	43d	1	0.15mi
634 W Grant St Baton Rouge, LA	3.0	2.0	1467	$1,850	$1.26	43d	1	0.26mi
470 E McKinley St Baton Rouge, LA	3.0	1.0	1200	$1,185	$0.99	23d	1	0.41mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,696	$2.11	14d	28	0.57mi
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	43d	1	0.57mi
3101 Highland Rd Baton Rouge, LA	2.0	1.0	955	$1,038	$1.09	14d	2	0.58mi
2273 Carolina St Baton Rouge, LA	3.0	2.0	1244	$1,050	$0.84	43d	1	0.70mi
1133 Maximillian St Baton Rouge, LA	3.0	2.0	1240	$1,100	$0.89	43d	1	0.73mi
1538 Fig St Baton Rouge, LA	3.0	1.0	1100	$1,100	$1.00	23d	1	0.77mi
417 E State St Baton Rouge, LA	3.0	1.0–2.0	849	$1,350	$1.59	14d	26	0.77mi
408 E State St Unit B Baton Rouge, LA	2.0	2.0	1258	$1,100	$0.87	43d	1	0.79mi
1430 S 17th St Baton Rouge, LA	3.0	2.0	1136	$3,499	$3.08	43d	1	0.91mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	23d	1	0.96mi
1702 Terrace Ave Baton Rouge, LA	4.0	2.0	1117	$1,400	$1.25	23d	1	0.96mi
636 Napoleon St Baton Rouge, LA	2.0	1.0	1065	$1,650	$1.55	14d	1	1.06mi
648 Penalver St Unit 2 Baton Rouge, LA	2.0	1.0	1000	$1,200	$1.20	14d	1	1.06mi
802 S 18th St Baton Rouge, LA	3.0	2.0	1293	$1,690	$1.31	23d	1	1.21mi
718 Park Blvd Unit 1 Baton Rouge, LA	2.0	1.0	1189	$1,500	$1.26	23d	1	1.30mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	14d	1	1.31mi
2539 Fiero St Baton Rouge, LA	2.0	2.0	1752	$2,600	$1.48	43d	1	1.38mi

Listing history 37 events

1. 2026-06-18
   days on market $89,900 Active 115 DOM
2. 2026-06-17
   days on market $89,900 Active 114 DOM
3. 2026-06-16
   days on market $89,900 Active 113 DOM
4. 2026-06-15
   days on market $89,900 Active 112 DOM
5. 2026-06-14
   days on market $89,900 Active 110 DOM
6. 2026-06-10
   days on market $89,900 Active 107 DOM
7. 2026-06-09
   days on market $89,900 Active 106 DOM
8. 2026-06-08
   days on market $89,900 Active 105 DOM
9. 2026-06-07
   days on market $89,900 Active 104 DOM
10. 2026-06-05
    pricedays on market $89,900 Active 101 DOM
11. 2026-06-03
    days on market $119,900 Active 100 DOM
12. 2026-06-02
    days on market $119,900 Active 99 DOM
13. 2026-06-01
    days on market $119,900 Active 98 DOM
14. 2026-05-31
    days on market $119,900 Active 97 DOM
15. 2026-05-31
    days on market $119,900 Active 96 DOM
16. 2026-05-15
    status Active 393-char remark

    Show marketing remark (405 chars)

    Bank owned property: Come and see this beautifully updated home featuring no carpet, granite countertops, and more! Schedule your private showing today. Note: Some photos have been virtually staged and digitally enhanced, including the addition or removal of furniture, windows, and/or doors, to help visualize the property’s potential. Images may not reflect the property’s current condition.

17. 2026-05-15
    status Active 405-char remark

    Show marketing remark (405 chars)

    Bank owned property: Come and see this beautifully updated home featuring no carpet, granite countertops, and more! Schedule your private showing today. Note: Some photos have been virtually staged and digitally enhanced, including the addition or removal of furniture, windows, and/or doors, to help visualize the property’s potential. Images may not reflect the property’s current condition.

18. 2026-05-13
    status Active
19. 2026-05-13
    status Active
20. 2026-04-21
    status Pending 393-char remark

    Show marketing remark (405 chars)

    Bank owned property: Come and see this beautifully updated home featuring no carpet, granite countertops, and more! Schedule your private showing today. Note: Some photos have been virtually staged and digitally enhanced, including the addition or removal of furniture, windows, and/or doors, to help visualize the property’s potential. Images may not reflect the property’s current condition.

21. 2026-04-21
    status Pending 405-char remark

    Show marketing remark (405 chars)

    Bank owned property: Come and see this beautifully updated home featuring no carpet, granite countertops, and more! Schedule your private showing today. Note: Some photos have been virtually staged and digitally enhanced, including the addition or removal of furniture, windows, and/or doors, to help visualize the property’s potential. Images may not reflect the property’s current condition.

22. 2026-04-21
    status Pending

    Show marketing remark (405 chars)

    Bank owned property: Come and see this beautifully updated home featuring no carpet, granite countertops, and more! Schedule your private showing today. Note: Some photos have been virtually staged and digitally enhanced, including the addition or removal of furniture, windows, and/or doors, to help visualize the property’s potential. Images may not reflect the property’s current condition.

23. 2026-04-21
    historical Active Under Contract

    Show marketing remark (405 chars)

    Bank owned property: Come and see this beautifully updated home featuring no carpet, granite countertops, and more! Schedule your private showing today. Note: Some photos have been virtually staged and digitally enhanced, including the addition or removal of furniture, windows, and/or doors, to help visualize the property’s potential. Images may not reflect the property’s current condition.

24. 2026-03-05
    price $119,900
25. 2026-03-05
    price $119,900
26. 2026-03-04
    price $119,900 393-char remark

    Show marketing remark (405 chars)

    Bank owned property: Come and see this beautifully updated home featuring no carpet, granite countertops, and more! Schedule your private showing today. Note: Some photos have been virtually staged and digitally enhanced, including the addition or removal of furniture, windows, and/or doors, to help visualize the property’s potential. Images may not reflect the property’s current condition.

27. 2026-03-04
    price $119,900 405-char remark

    Show marketing remark (405 chars)

    Bank owned property: Come and see this beautifully updated home featuring no carpet, granite countertops, and more! Schedule your private showing today. Note: Some photos have been virtually staged and digitally enhanced, including the addition or removal of furniture, windows, and/or doors, to help visualize the property’s potential. Images may not reflect the property’s current condition.

28. 2026-01-30
    listed $150,000 Active 393-char remark

    Show marketing remark (405 chars)

    Bank owned property: Come and see this beautifully updated home featuring no carpet, granite countertops, and more! Schedule your private showing today. Note: Some photos have been virtually staged and digitally enhanced, including the addition or removal of furniture, windows, and/or doors, to help visualize the property’s potential. Images may not reflect the property’s current condition.

29. 2026-01-30
    listed $150,000 Active 405-char remark

    Show marketing remark (405 chars)

    Bank owned property: Come and see this beautifully updated home featuring no carpet, granite countertops, and more! Schedule your private showing today. Note: Some photos have been virtually staged and digitally enhanced, including the addition or removal of furniture, windows, and/or doors, to help visualize the property’s potential. Images may not reflect the property’s current condition.

30. 2026-01-23
    listed $150,000 Active
31. 2026-01-23
    listed $150,000 Active
32. 2025-08-11
    listed $150,000 Active
33. 2025-08-11
    listed $150,000 Active
34. 2024-12-12
    listed $150,000
35. 2024-09-21
    price $150,000
36. 2024-06-27
    listed $150,000 Active
37. 2021-10-04
    soldstatus $50,000

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $646 · $54/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 4/10 Moderate FEMA zone AE · 24% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,775
• − Mortgage interest: −$5,036
• − Property taxes: −$646
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$2,615
• Taxable income: $227
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $1,327/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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 1% Other Indo-European 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

+139.8% since first listed

22 events — show timeline

• 2026-05-15 Relisted — AcadianaMLS
• 2026-05-15 Relisted — GBRMLS
• 2026-05-13 Relisted — AcadianaMLS
• 2026-05-13 Relisted — GSREIN
• 2026-04-21 Pending — AcadianaMLS
• 2026-04-21 Pending — GBRMLS
• 2026-04-21 Pending — AcadianaMLS
• 2026-04-21 Contingent — GSREIN
• 2026-03-05 Price Changed $119,900 AcadianaMLS
• 2026-03-05 Price Changed $119,900 GSREIN
• 2026-03-04 Price Changed $119,900 AcadianaMLS
• 2026-03-04 Price Changed $119,900 GBRMLS
• 2026-01-30 Listed $150,000 GBRMLS
• 2026-01-30 Listed $150,000 AcadianaMLS
• 2026-01-23 Listed $150,000 GSREIN
• 2026-01-23 Listed $150,000 AcadianaMLS
• 2025-08-11 Listed $150,000 GBRMLS
• 2025-08-11 Listed $150,000 AcadianaMLS
• 2024-12-12 Listed $150,000 AcadianaMLS
• 2024-09-21 Price Changed $150,000 GSREIN
• 2024-06-27 Listed $150,000 AcadianaMLS
• 2021-10-04 Sold (Public Records) $50,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $646 · +4.5% YoY. Source: county tax records.