16382 Hooper Rd Unit A-1 · Central, LA 70739

$109,000

2 bd · 1.5 ba · 995 sqft · SingleFamily · 154 Days on market

Built 1983 Good condition $110/sqft · 98% above area $55/mo HOA · 3% of rent

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity in Central Community School District. This 2-bedroom, 1.5-bath corner unit townhome offers a functional two-story layout with living area, kitchen, and half bath downstairs, and two spacious bedrooms with a full bath upstairs. Covered parking for two vehicles. Recent updates include NEW range/oven, microwave, and ceiling fans. Refrigerator and washer/dryer remain. Property did not flood in 2016. Strong rental potential in a desirable school district. fully covered 2 car carport. **For investors:** This property rents for $950-$1,100/month in the current market. Buy it, rent it, build wealth.

Key facts

• Recent updates
• Corner unit townhome
• $55 HOA

Tags

• CORNER UNIT TOWNHOME
• FUNCTIONAL TWO STORY LAYOUT
• RECENT UPDATES
• STRONG RENTAL POTENTIAL
• DESIRABLE SCHOOL DISTRICT
• FULLY COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $109k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: 110 active listings in the ZIP; 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 $754 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 9y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 1.44% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.06%
• DSCR: 1.76
• GRM: 5.8

CMA / ARV

• ARV (median comp): $55,089
• List price: $109,000
• Delta: 97.86%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.33×
• Total profit: $10,033
• Equity at exit: $16,252

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $44,559
• Equity at exit: $9,424

Cash invested: $30,520 (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 70739

• Active inventory: 110
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$55
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $434

Break-even live

Break-even rent $1,023

Max offer price $109,000

Occupancy floor 67%

Sensitivity live

Price	-10% $509	-5% $472	+0% $434	+5% $396	+10% $359
Rent	-10% $310	-5% $372	+0% $434	+5% $496	+10% $558
Rate	-1.0pp $489	-0.5pp $462	base $434	+0.5pp $406	+1.0pp $377

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 40 events

1. 2026-06-05
   statusdays on market $109,000 Pending 154 DOM
2. 2026-06-03
   days on market $109,000 Active 153 DOM
3. 2026-06-02
   days on market $109,000 Active 152 DOM
4. 2026-06-01
   days on market $109,000 Active 151 DOM
5. 2026-05-31
   days on market $109,000 Active 150 DOM
6. 2026-05-31
   days on market $109,000 Active 149 DOM
7. 2026-04-26
   price $109,000 631-char remark

   Show marketing remark (638 chars)

   Excellent investment opportunity in Central Community School District. This 2-bedroom, 1.5-bath corner unit townhome offers a functional two-story layout with living area, kitchen, and half bath downstairs, and two spacious bedrooms with a full bath upstairs. Covered parking for two vehicles. Recent updates include NEW range/oven, microwave, and ceiling fans. Refrigerator and washer/dryer remain. Property did not flood in 2016. Strong rental potential in a desirable school district. fully covered 2 car carport. * * For investors: * * This property rents for $950-$1,100/month in the current market. Buy it, rent it, build wealth.

8. 2026-04-26
   price $109,000 638-char remark

   Show marketing remark (638 chars)

   Excellent investment opportunity in Central Community School District. This 2-bedroom, 1.5-bath corner unit townhome offers a functional two-story layout with living area, kitchen, and half bath downstairs, and two spacious bedrooms with a full bath upstairs. Covered parking for two vehicles. Recent updates include NEW range/oven, microwave, and ceiling fans. Refrigerator and washer/dryer remain. Property did not flood in 2016. Strong rental potential in a desirable school district. fully covered 2 car carport. * * For investors: * * This property rents for $950-$1,100/month in the current market. Buy it, rent it, build wealth.

9. 2026-03-16
   price $114,900 638-char remark

   Show marketing remark (631 chars)

   Excellent investment opportunity in Central Community School District. This 2-bedroom, 1.5-bath corner unit townhome offers a functional two-story layout with living area, kitchen, and half bath downstairs, and two spacious bedrooms with a full bath upstairs. Covered parking for two vehicles. Recent updates include NEW range/oven, microwave, and ceiling fans. Refrigerator and washer/dryer remain. Property did not flood in 2016. Strong rental potential in a desirable school district. fully covered 2 car carport. **For investors:** This property rents for $950-$1,100/month in the current market. Buy it, rent it, build wealth.

10. 2026-03-16
    price $114,900 631-char remark

    Show marketing remark (631 chars)

    Excellent investment opportunity in Central Community School District. This 2-bedroom, 1.5-bath corner unit townhome offers a functional two-story layout with living area, kitchen, and half bath downstairs, and two spacious bedrooms with a full bath upstairs. Covered parking for two vehicles. Recent updates include NEW range/oven, microwave, and ceiling fans. Refrigerator and washer/dryer remain. Property did not flood in 2016. Strong rental potential in a desirable school district. fully covered 2 car carport. **For investors:** This property rents for $950-$1,100/month in the current market. Buy it, rent it, build wealth.

11. 2025-12-29
    listed $117,500 Active 631-char remark

    Show marketing remark (638 chars)

    Excellent investment opportunity in Central Community School District. This 2-bedroom, 1.5-bath corner unit townhome offers a functional two-story layout with living area, kitchen, and half bath downstairs, and two spacious bedrooms with a full bath upstairs. Covered parking for two vehicles. Recent updates include NEW range/oven, microwave, and ceiling fans. Refrigerator and washer/dryer remain. Property did not flood in 2016. Strong rental potential in a desirable school district. fully covered 2 car carport. * * For investors: * * This property rents for $950-$1,100/month in the current market. Buy it, rent it, build wealth.

12. 2025-12-29
    listed $117,500 Active 638-char remark

    Show marketing remark (638 chars)

    Excellent investment opportunity in Central Community School District. This 2-bedroom, 1.5-bath corner unit townhome offers a functional two-story layout with living area, kitchen, and half bath downstairs, and two spacious bedrooms with a full bath upstairs. Covered parking for two vehicles. Recent updates include NEW range/oven, microwave, and ceiling fans. Refrigerator and washer/dryer remain. Property did not flood in 2016. Strong rental potential in a desirable school district. fully covered 2 car carport. * * For investors: * * This property rents for $950-$1,100/month in the current market. Buy it, rent it, build wealth.

13. 2025-09-16
    status Active
14. 2025-08-27
    status Pending
15. 2025-07-30
    price $109,000
16. 2025-07-30
    price $109,000
17. 2025-06-11
    status Active
18. 2025-06-05
    status Pending
19. 2025-06-01
    listed $115,000 Active
20. 2025-06-01
    listed $115,000 Active
21. 2025-06-01
    listed $109,000 Active
22. 2025-03-15
    price $117,500
23. 2025-03-15
    price $117,500
24. 2024-12-17
    price $119,500
25. 2024-12-15
    price $119,500
26. 2024-12-11
    listed $125,000 Active
27. 2024-12-11
    historical
28. 2024-08-23
    price $125,000
29. 2024-08-21
    price $134,500
30. 2024-08-21
    status Active
31. 2024-08-20
    historical
32. 2024-07-29
    status Pending
33. 2024-06-16
    status Active
34. 2024-05-21
    status Pending
35. 2024-05-01
    listed $139,500 Active
36. 2024-05-01
    listed $125,000 Active
37. 2017-10-27
    soldstatus Sold
38. 2017-10-14
    status Pending
39. 2017-10-13
    listed $75,000 Active
40. 2017-10-13
    listed $75,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,869
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − HOA: −$660
• − Depreciation: −$3,171
• Taxable income: $3,733
• Est. tax owed @ 24.0%: −$896
• After-tax cash flow: $4,311/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This two-story townhome in a desirable school district offers a good investment opportunity with recent updates and a well-maintained exterior. Minor cosmetic improvements can further enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Cabinets appear dated and could benefit from a fresh paint job or new hardware.
• Minor Bathroom vanity — Vanity could be updated with a new sink or faucet for a more modern look.

Value-add opportunities

• Both Paint interior walls — Fresh paint can improve the overall appearance and value of the home.
• Both Replace kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetic appeal.
• Both Update bathroom vanity — A new vanity can improve the bathroom's functionality and appearance.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Cabinets appear dated and could benefit from a fresh paint job or new hardware.	Minor	$500–3,000
Bathroom vanity · Vanity could be updated with a new sink or faucet for a more modern look.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Replace kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetic appeal. ↑
• Both Update bathroom vanity — A new vanity can improve the bathroom's functionality and appearance. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 10,403
• Population (ZIP): 13,714

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Black 9% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 12% Italian 4% Serbian 1%
• Foreign-born: 2% · Canada, Guatemala, Vietnam
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -100.93%
• Current HPI: 183.5126
• Rent YoY: —
• Metro: —
• 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

+45.3% since first listed

34 events — show timeline

• 2026-04-26 Price Changed $109,000 AcadianaMLS
• 2026-04-26 Price Changed $109,000 GBRMLS
• 2026-03-16 Price Changed $114,900 GBRMLS
• 2026-03-16 Price Changed $114,900 AcadianaMLS
• 2025-12-29 Listed $117,500 GBRMLS
• 2025-12-29 Listed $117,500 AcadianaMLS
• 2025-09-16 Relisted — GBRMLS
• 2025-08-27 Pending — GBRMLS
• 2025-07-30 Price Changed $109,000 AcadianaMLS
• 2025-07-30 Price Changed $109,000 GBRMLS
• 2025-06-11 Relisted — GBRMLS
• 2025-06-05 Pending — GBRMLS
• 2025-06-01 Listed $115,000 GBRMLS
• 2025-06-01 Listed $109,000 AcadianaMLS
• 2025-06-01 Listed $115,000 AcadianaMLS
• 2025-03-15 Price Changed $117,500 AcadianaMLS
• 2025-03-15 Price Changed $117,500 GBRMLS
• 2024-12-17 Price Changed $119,500 AcadianaMLS
• 2024-12-15 Price Changed $119,500 GBRMLS
• 2024-12-11 Listed $125,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-08-23 Price Changed $125,000 GBRMLS
• 2024-08-21 Price Changed $134,500 GBRMLS
• 2024-08-21 Relisted — GBRMLS
• 2024-08-20 Delisted — GBRMLS
• 2024-07-29 Pending — GBRMLS
• 2024-06-16 Relisted — GBRMLS
• 2024-05-21 Pending — GBRMLS
• 2024-05-01 Listed $125,000 AcadianaMLS
• 2024-05-01 Listed $139,500 GBRMLS
• 2017-10-27 Sold (MLS) — GBRMLS
• 2017-10-14 Pending — GBRMLS
• 2017-10-13 Listed $75,000 GBRMLS
• 2017-10-13 Listed $75,000 AcadianaMLS