3620 Clayton Dr · Baton Rouge, LA 70805

$55,000

2 bd · 1.0 ba · 1,289 sqft · SingleFamily · 21 Days on market

Built 1960 0.38 ac lot $43/sqft · 30% below area Est $78k · 30% 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

This 2 bedroom, 1 bath home features classic bungalow details including a wide front porch, original woodwork, and a simple layout that is easy to reimagine. Inside, you will find wood floors, large windows, and a traditional living and dining space ready for renovation. The oversized lot gives you options. Keep it as a large yard, add a second structure, or explore the potential to subdivide. This could be a solid long-term rental, a fix and hold, or a project for someone looking to create multiple income streams. Property will need repairs and is priced with that in mind, offering an opportunity for the right buyer to add value. If you are looking for a property with character, space, and upside, this is one to consider.

Key facts

• Large windows
• Wide front porch
• Original woodwork

Tags

• WIDE FRONT PORCH
• ORIGINAL WOODWORK
• LARGE WINDOWS
• OVERSIZED LOT
• POTENTIAL TO SUBDIVIDE

Property features AI

Exterior

• Parking: Attached garage; Carport (1 space); Total 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family detached home; One-story
• Construction: Wood siding and frame construction
• Exterior features: Front porch; Chain link fencing

Interior

• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Ceiling fan(s); No central air (no cooling)
• Interior features: Wood flooring; Fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $535 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.0% 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 25d 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 $1,151/mo this rent would consume 54% 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 $380 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 + 0.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($54k) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.09% ✓
• Cap rate: 17.97%
• Cash-on-cash: 41.69%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (median comp): $78,303
• List price: $55,000
• Delta: -29.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3620 Clayton Dr	0.00mi	2/1.0	1,289 (0%)	0mo	$55,000	$43	100
3577 Shelley St	0.09mi	3/1.0 (+1)	1,241 (-4%)	6mo	$130,000	$105	79
3169 Sherwood St	0.25mi	3/1.0 (+1)	1,196 (-7%)	0mo	$89,500	$75	71
3841 Lorraine St	0.43mi	2/1.0	1,261 (-2%)	11mo	$39,900	$32	67
4236 Delaware St	0.25mi	3/2.0 (+1)	1,200 (-7%)	9mo	$79,500	$66	61
2883 Lorraine St	0.64mi	3/2.0 (+1)	1,275 (-1%)	3mo	$129,900	$102	57
3815 Webb Dr	0.55mi	3/1.0 (+1)	1,190 (-8%)	4mo	$10,000	$8	54
3430 Oswego St	0.72mi	2/1.0	1,180 (-8%)	1mo	$95,900	$81	52
4784 Sycamore St	0.73mi	3/2.0 (+1)	1,401 (+9%)	3mo	$149,500	$107	40
3467 Hollywood St	0.64mi	3/1.5 (+1)	1,150 (-11%)	8mo	$49,900	$43	38
2674 Iberia St	0.69mi	2/1.0	1,100 (-15%)	6mo	$20,000	$18	38
5013 Douglas Ave	0.60mi	3/1.5 (+1)	1,455 (+13%)	9mo	$47,000	$32	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 2.42×
• Total profit: $21,804
• Equity at exit: $8,201

10-year hold

• IRR: 40.1%
• Equity multiple: 4.24×
• Total profit: $49,884
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$288
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $535

Break-even live

Break-even rent $474

Max offer price $55,000

Occupancy floor 49%

Sensitivity live

Price	-10% $566	-5% $551	+0% $535	+5% $519	+10% $504
Rent	-10% $444	-5% $490	+0% $535	+5% $580	+10% $626
Rate	-1.0pp $563	-0.5pp $549	base $535	+0.5pp $521	+1.0pp $506

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	24d	1	0.28mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	15d	1	0.37mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	24d	1	0.47mi
4912 Breckenridge Ave Baton Rouge, LA	3.0	2.0	1800	$1,075	$0.60	15d	1	0.59mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	0.59mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	44d	1	0.64mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	44d	1	0.66mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	44d	1	0.68mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	20d	1	0.69mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	24d	1	0.69mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	0.79mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	44d	1	1.04mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	24d	1	1.05mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	1.07mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	20d	1	1.20mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	24d	1	1.21mi
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	24d	1	1.41mi

Listing history 3 events

1. 2026-04-30
   listed $55,000 Active 732-char remark

   Show marketing remark (732 chars)

   This 2 bedroom, 1 bath home features classic bungalow details including a wide front porch, original woodwork, and a simple layout that is easy to reimagine. Inside, you will find wood floors, large windows, and a traditional living and dining space ready for renovation. The oversized lot gives you options. Keep it as a large yard, add a second structure, or explore the potential to subdivide. This could be a solid long-term rental, a fix and hold, or a project for someone looking to create multiple income streams. Property will need repairs and is priced with that in mind, offering an opportunity for the right buyer to add value. If you are looking for a property with character, space, and upside, this is one to consider.

2. 2026-04-30
   listed $55,000 Active 732-char remark

   Show marketing remark (732 chars)

   This 2 bedroom, 1 bath home features classic bungalow details including a wide front porch, original woodwork, and a simple layout that is easy to reimagine. Inside, you will find wood floors, large windows, and a traditional living and dining space ready for renovation. The oversized lot gives you options. Keep it as a large yard, add a second structure, or explore the potential to subdivide. This could be a solid long-term rental, a fix and hold, or a project for someone looking to create multiple income streams. Property will need repairs and is priced with that in mind, offering an opportunity for the right buyer to add value. If you are looking for a property with character, space, and upside, this is one to consider.

3. 1992-02-04
   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: $755 · $63/mo
• Projected year-2 tax: $755 · $63/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 · 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: $13,812
• − Mortgage interest: −$3,081
• − Property taxes: −$755
• − Insurance: −$275
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$1,600
• Taxable income: $5,891
• Est. tax owed @ 24.0%: −$1,414
• After-tax cash flow: $5,006/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

+0.0% since first listed

7 events — show timeline

• 2026-06-05 Sold (MLS) — AcadianaMLS
• 2026-06-05 Sold (MLS) — GBRMLS
• 2026-05-22 Pending — AcadianaMLS
• 2026-05-22 Pending — GBRMLS
• 2026-04-30 Listed $55,000 AcadianaMLS
• 2026-04-30 Listed $55,000 GBRMLS
• 1992-02-04 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $755 · +4.7% YoY. Source: county tax records.