9932 Santa Monica Ave · Central, LA 70818

$110,000

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 16 Days on market

Built 1979 0.25 ac lot $89/sqft · 37% below area Est $200k · 45% 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
• 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

Investor opportunity in the desirable Central community of Carmel Acres. This 3 bedroom, 2 bath home sits on a spacious lot and offers plenty of potential to renovate, customize, or add value. Tucked away in a quiet neighborhood and located within the highly sought-after Central Community School System, this property is a great chance to create something special. Bring your vision and make it your own.

Key facts

• Carmel acres
• Spacious lot
• Quiet neighborhood

Tags

• CARMEL ACRES
• SPACIOUS LOT
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Located in the Carmel Acres subdivision

Exterior

• Parking: 2 total parking spaces; 2-space carport
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Frame and brick construction; Slab foundation; Built using composition roofing
• Exterior features: Level lot; Composition roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Level layout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: 128 active listings in the ZIP; solid renter incomes; 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 $761 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 + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.76% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.30%
• DSCR: 2.30
• GRM: 4.7

CMA / ARV

• ARV (median comp): $199,635
• List price: $110,000
• Delta: -44.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10225 Blackwater Rd	0.33mi	3/2.0	1,176 (-4%)	5mo	$185,000	$157	73
10734 Big Sur Dr	0.23mi	3/2.0	1,316 (+7%)	10mo	$215,000	$163	69
10836 Big Sur Dr	0.17mi	3/2.0	1,400 (+14%)	12mo	$120,000	$86	59
9144 Monhegan Ave	0.50mi	3/2.0	1,335 (+8%)	11mo	$195,000	$146	53
10238 Dundee Dr	0.72mi	3/2.0	1,350 (+10%)	21mo	$190,000	$141	33

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,201
• Equity at exit: $16,401

10-year hold

• IRR: 12.5%
• Equity multiple: 2.00×
• Total profit: $30,694
• Equity at exit: $9,511

Cash invested: $30,800 (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 70818

• Active inventory: 128
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$151 /mo · $1,817/yr
• Insurance: −$46
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $325

Break-even live

Break-even rent $1,520

Max offer price $110,000

Occupancy floor 78%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-15
   statusdays on market $110,000 Pending 16 DOM
2. 2026-06-14
   days on market $110,000 Active 15 DOM

   Show marketing remark (405 chars)

   Investor opportunity in the desirable Central community of Carmel Acres. This 3 bedroom, 2 bath home sits on a spacious lot and offers plenty of potential to renovate, customize, or add value. Tucked away in a quiet neighborhood and located within the highly sought-after Central Community School System, this property is a great chance to create something special. Bring your vision and make it your own.

3. 2026-06-10
   days on market $110,000 Active 12 DOM
4. 2026-06-09
   days on market $110,000 Active 11 DOM
5. 2026-06-09
   price $110,000 Active 10 DOM
6. 2026-06-08
   days on market $120,000 Active 10 DOM

   Show marketing remark (405 chars)

   Investor opportunity in the desirable Central community of Carmel Acres. This 3 bedroom, 2 bath home sits on a spacious lot and offers plenty of potential to renovate, customize, or add value. Tucked away in a quiet neighborhood and located within the highly sought-after Central Community School System, this property is a great chance to create something special. Bring your vision and make it your own.

7. 2026-06-07
   days on market $120,000 Active 9 DOM
8. 2026-06-05
   status $120,000 Active 6 DOM

   Show marketing remark (405 chars)

   Investor opportunity in the desirable Central community of Carmel Acres. This 3 bedroom, 2 bath home sits on a spacious lot and offers plenty of potential to renovate, customize, or add value. Tucked away in a quiet neighborhood and located within the highly sought-after Central Community School System, this property is a great chance to create something special. Bring your vision and make it your own.

9. 2026-05-04
   status Pending 405-char remark

   Show marketing remark (405 chars)

   Investor opportunity in the desirable Central community of Carmel Acres. This 3 bedroom, 2 bath home sits on a spacious lot and offers plenty of potential to renovate, customize, or add value. Tucked away in a quiet neighborhood and located within the highly sought-after Central Community School System, this property is a great chance to create something special. Bring your vision and make it your own.

10. 2026-05-04
    status Pending 405-char remark

    Show marketing remark (405 chars)

    Investor opportunity in the desirable Central community of Carmel Acres. This 3 bedroom, 2 bath home sits on a spacious lot and offers plenty of potential to renovate, customize, or add value. Tucked away in a quiet neighborhood and located within the highly sought-after Central Community School System, this property is a great chance to create something special. Bring your vision and make it your own.

11. 2026-04-28
    listed $120,000 Active 405-char remark

    Show marketing remark (405 chars)

    Investor opportunity in the desirable Central community of Carmel Acres. This 3 bedroom, 2 bath home sits on a spacious lot and offers plenty of potential to renovate, customize, or add value. Tucked away in a quiet neighborhood and located within the highly sought-after Central Community School System, this property is a great chance to create something special. Bring your vision and make it your own.

12. 2026-04-28
    listed $120,000 Active 405-char remark

    Show marketing remark (405 chars)

    Investor opportunity in the desirable Central community of Carmel Acres. This 3 bedroom, 2 bath home sits on a spacious lot and offers plenty of potential to renovate, customize, or add value. Tucked away in a quiet neighborhood and located within the highly sought-after Central Community School System, this property is a great chance to create something special. Bring your vision and make it your own.

13. 2005-10-05
    listed $98,542
14. 2005-10-05
    listed $98,542
15. 1990-12-07
    soldstatus

ⓘ 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: $1,817 · $151/mo
• Projected year-2 tax: $1,817 · $151/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 5/10 Major FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,181
• − Mortgage interest: −$6,162
• − Property taxes: −$1,817
• − Insurance: −$5,668
• − Repairs & maintenance: −$1,854
• − Management: −$1,854
• − Depreciation: −$3,200
• Taxable income: $2,625
• Est. tax owed @ 24.0%: −$630
• After-tax cash flow: $3,275/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
• County: East Baton Rouge Parish · 399,686 people
• City population: 10,403
• Metro: Baton Rouge, LA
• Population (ZIP): 9,370
• Household income: $78,432
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 408.0

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 White (70%)
• Race & ethnicity: White 70% Black 21% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -132.34%
• Current HPI: 169.9642
• Rent YoY: —
• 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

+11.6% since first listed

13 events — show timeline

• 2026-06-14 Pending — AcadianaMLS
• 2026-06-14 Pending — GBRMLS
• 2026-06-08 Price Changed $110,000 AcadianaMLS
• 2026-06-08 Price Changed $110,000 GBRMLS
• 2026-06-05 Relisted — AcadianaMLS
• 2026-06-05 Relisted — GBRMLS
• 2026-05-04 Pending — AcadianaMLS
• 2026-05-04 Pending — GBRMLS
• 2026-04-28 Listed $120,000 GBRMLS
• 2026-04-28 Listed $120,000 AcadianaMLS
• 2005-10-05 Listed $98,542 AcadianaMLS
• 2005-10-05 Listed $98,542 GBRMLS
• 1990-12-07 Sold (Public Records) — Public Records

Property tax history

+15.3%/yr

Latest (2025): $1,817 · -0.4% YoY. Source: county tax records.