16023 Derby Ave · Baton Rouge, LA 70816

$128,000

3 bd · 2.0 ba · 1,393 sqft · SingleFamily public records · 75 Days on market

Built 1983 4,791 sqft lot $92/sqft · at area comps Est $151k · 15% 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 +25.4/30.0
• ARV discount +14.3/15.0
• DSCR +8.4/10.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely move-in ready and easy to maintain, this 3 bedroom, 2 bathroom townhome is the perfect blend of comfort and convenience. This property features a new roof, all new hardy siding, fresh paint, and in located in flood zone X! The spacious living area features a cozy corner fireplace and flows seamlessly into the kitchen and dining area, creating an inviting space for everyday living and entertaining. The primary suite is located on the first floor for added privacy and includes an attached bathroom. Upstairs, you'll find two generously sized bedrooms that share a full bath, offering plenty of room for family, guests, or a home office. Additional highlights include a designated parking area located right outside your back door and low-maintenance living with no work needed--just unpack and enjoy. Don't miss your chance to own this turnkey home!

Key facts

• Fresh paint
• Flood zone x
• New roof

Tags

• NEW ROOF
• NEW HARDY SIDING
• FRESH PAINT
• FLOOD ZONE X
• COZY CORNER FIREPLACE
• DESIGNATED PARKING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $120k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 flat; 250 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $885 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y ago 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.
• Current owner paid $36k; list at $128k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,320 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.09% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.91%
• DSCR: 1.44
• GRM: 7.7

CMA / ARV

• ARV (median comp): $150,602
• List price: $128,000
• Delta: -15.01%
• 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
16161 Chancel Ave Unit A1	0.35mi	3/2.0	1,433 (+3%)	4mo	$246,990	$172	75
15152 Mary Elizabeth Dr	0.62mi	3/2.0	1,388 (-0%)	4mo	$220,000	$159	67
3605 Courtney Elizabeth Dr	0.49mi	3/2.0	1,450 (+4%)	4mo	$199,900	$138	67
15356 Mary Louise Ave	0.57mi	3/2.0	1,378 (-1%)	10mo	$214,900	$156	64
15182 Mary Elizabeth Dr	0.61mi	3/2.0	1,300 (-7%)	0mo	$195,000	$150	60
3755 Merritt Anne Dr	0.56mi	3/2.0	1,291 (-7%)	5mo	$214,900	$166	57
16606 Bonham Ave	0.69mi	3/2.0	1,425 (+2%)	16mo	$213,000	$149	51
16404 Ellis Ave	0.68mi	3/2.0	1,496 (+7%)	6mo	$143,800	$96	51
3737 James Victor Dr	0.51mi	2/2.0 (-1)	1,300 (-7%)	12mo	$210,000	$162	50
3636 Kevin Ryan Dr	0.57mi	3/2.0	1,272 (-9%)	16mo	$222,000	$175	45
16536 Ellis Ave	0.73mi	3/2.0	1,447 (+4%)	18mo	$194,900	$135	44
2335 Bernwood Dr	0.74mi	3/2.0	1,532 (+10%)	16mo	$205,000	$134	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 · 0.16% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.84×
• Total profit: $-5,788
• Equity at exit: $19,085

10-year hold

• IRR: 1.8%
• Equity multiple: 1.11×
• Total profit: $4,108
• Equity at exit: $11,067

Cash invested: $35,840 (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 70816

• Rents YoY: 0.2%
• Active inventory: 250
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$671
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $296

Break-even live

Break-even rent $1,019

Max offer price $128,000

Occupancy floor 74%

Sensitivity live

Price	-10% $369	-5% $332	+0% $296	+5% $260	+10% $224
Rent	-10% $186	-5% $241	+0% $296	+5% $351	+10% $406
Rate	-1.0pp $361	-0.5pp $329	base $296	+0.5pp $263	+1.0pp $229

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3412 Yorkfield Dr Unit D Baton Rouge, LA	2.0	1.5	1010	$1,000	$0.99	44d	1	0.13mi
3412 Yorkfield Dr Unit D Baton Rouge, LA	2.0	1.5	1010	$900	$0.89	24d	1	0.13mi
3412 Yorkfield Dr Baton Rouge, LA	2.0	1.5	1128	$950	$0.84	44d	1	0.13mi
2989 O'Neal Ln Unit 2989 Baton Rouge, LA	2.0	1.5	1073	$900	$0.84	44d	1	0.17mi
2931 Niccoline Way Baton Rouge, LA	3.0	2.0	1436	$2,000	$1.39	44d	1	0.19mi
16218 Thorncrown Ln Baton Rouge, LA	2.0	2.0	1383	$1,800	$1.30	45d	1	0.21mi
3482 King Bradford Dr Baton Rouge, LA	2.0	2.0	980	$1,100	$1.12	24d	1	0.25mi
16625 Poe Ave Baton Rouge, LA	3.0–5.0	2.0–3.0	1763	$1,995	$1.13	15d	6	0.42mi
16625 Poe Ave Baton Rouge, LA	3.0–5.0	2.0–3.0	1698	$1,895	$1.12	45d	1	0.42mi
15513 Fields Creek Ave Baton Rouge, LA	3.0	2.0	1595	$2,295	$1.44	24d	1	0.47mi
16441 S Harrells Ferry Rd Baton Rouge, LA	1.0–4.0	1.0–2.0	1166	$1,232	$1.06	15d	23	0.48mi
2208 Sprucewood Dr Baton Rouge, LA	4.0	2.0	1872	$2,100	$1.12	24d	1	0.97mi
15444 Summerwood Ave Baton Rouge, LA	2.0	2.0	1323	$1,650	$1.25	24d	1	1.00mi
4719 Mendocino Way Baton Rouge, LA	4.0	2.0	1704	$2,200	$1.29	15d	1	1.03mi
4804 Mokki Ln Baton Rouge, LA	3.0	2.0	1440	$1,875	$1.30	22d	1	1.06mi
14355 S Harrells Ferry Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	15d	1	1.08mi
4844 Mokki Ln Baton Rouge, LA	3.0	2.0	1440	$1,690	$1.17	44d	1	1.10mi
2455 Weldwood Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	858	$1,471	$1.71	15d	22	1.11mi
14142 Watercrest Ln Baton Rouge, LA	3.0	3.0	1875	$2,300	$1.23	15d	1	1.16mi
4810 Kennesaw Dr Unit 4810-C Baton Rouge, LA	3.0	2.0	1275	$1,100	$0.86	44d	1	1.24mi
5213 Berryville Ct Baton Rouge, LA	3.0	2.0	1237	$1,750	$1.41	15d	1	1.24mi
15580 George Oneal Rd Baton Rouge, LA	1.0–3.0	1.0–2.0	1063	$1,510	$1.42	15d	8	1.25mi
16534 George Oneal Rd Apt C Baton Rouge, LA	2.0	1.5	900	$950	$1.06	24d	1	1.27mi
5157 Cumberland Cove Dr Baton Rouge, LA	3.0	2.0	1159	$1,650	$1.42	15d	1	1.31mi
2750 Millerville Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	975	$1,459	$1.50	44d	1	1.31mi
13675 Coursey Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	951	$1,300	$1.37	44d	23	1.36mi
1680 Oneal Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1050	$1,779	$1.69	15d	8	1.46mi

Listing history 42 events

1. 2026-06-05
   statusdays on market $128,000 Pending 75 DOM
2. 2026-06-03
   days on market $128,000 Active 74 DOM
3. 2026-06-02
   days on market $128,000 Active 73 DOM
4. 2026-06-01
   days on market $128,000 Active 72 DOM
5. 2026-05-31
   days on market $128,000 Active 71 DOM
6. 2026-05-31
   days on market $128,000 Active 70 DOM
7. 2026-05-01
   status Active 863-char remark

   Show marketing remark (880 chars)

   Completely move-in ready and easy to maintain, this 3 bedroom, 2 bathroom townhome is the perfect blend of comfort and convenience. This property features a new roof, all new hardy siding, fresh paint, and in located in flood zone X! The spacious living area features a cozy corner fireplace and flows seamlessly into the kitchen and dining area, creating an inviting space for everyday living and entertaining. The primary suite is located on the first floor for added privacy and includes an attached bathroom. Upstairs, you’ll find two generously sized bedrooms that share a full bath, offering plenty of room for family, guests, or a home office. Additional highlights include a designated parking area located right outside your back door and low-maintenance living with no work needed—just unpack and enjoy. Don’t miss your chance to own this turnkey home!

8. 2026-05-01
   status Active 880-char remark

   Show marketing remark (880 chars)

   Completely move-in ready and easy to maintain, this 3 bedroom, 2 bathroom townhome is the perfect blend of comfort and convenience. This property features a new roof, all new hardy siding, fresh paint, and in located in flood zone X! The spacious living area features a cozy corner fireplace and flows seamlessly into the kitchen and dining area, creating an inviting space for everyday living and entertaining. The primary suite is located on the first floor for added privacy and includes an attached bathroom. Upstairs, you’ll find two generously sized bedrooms that share a full bath, offering plenty of room for family, guests, or a home office. Additional highlights include a designated parking area located right outside your back door and low-maintenance living with no work needed—just unpack and enjoy. Don’t miss your chance to own this turnkey home!

9. 2026-04-22
   status Pending 863-char remark

   Show marketing remark (880 chars)

   Completely move-in ready and easy to maintain, this 3 bedroom, 2 bathroom townhome is the perfect blend of comfort and convenience. This property features a new roof, all new hardy siding, fresh paint, and in located in flood zone X! The spacious living area features a cozy corner fireplace and flows seamlessly into the kitchen and dining area, creating an inviting space for everyday living and entertaining. The primary suite is located on the first floor for added privacy and includes an attached bathroom. Upstairs, you’ll find two generously sized bedrooms that share a full bath, offering plenty of room for family, guests, or a home office. Additional highlights include a designated parking area located right outside your back door and low-maintenance living with no work needed—just unpack and enjoy. Don’t miss your chance to own this turnkey home!

10. 2026-04-22
    status Pending 880-char remark

    Show marketing remark (880 chars)

    Completely move-in ready and easy to maintain, this 3 bedroom, 2 bathroom townhome is the perfect blend of comfort and convenience. This property features a new roof, all new hardy siding, fresh paint, and in located in flood zone X! The spacious living area features a cozy corner fireplace and flows seamlessly into the kitchen and dining area, creating an inviting space for everyday living and entertaining. The primary suite is located on the first floor for added privacy and includes an attached bathroom. Upstairs, you’ll find two generously sized bedrooms that share a full bath, offering plenty of room for family, guests, or a home office. Additional highlights include a designated parking area located right outside your back door and low-maintenance living with no work needed—just unpack and enjoy. Don’t miss your chance to own this turnkey home!

11. 2026-03-23
    price $129,400 863-char remark

    Show marketing remark (880 chars)

    Completely move-in ready and easy to maintain, this 3 bedroom, 2 bathroom townhome is the perfect blend of comfort and convenience. This property features a new roof, all new hardy siding, fresh paint, and in located in flood zone X! The spacious living area features a cozy corner fireplace and flows seamlessly into the kitchen and dining area, creating an inviting space for everyday living and entertaining. The primary suite is located on the first floor for added privacy and includes an attached bathroom. Upstairs, you’ll find two generously sized bedrooms that share a full bath, offering plenty of room for family, guests, or a home office. Additional highlights include a designated parking area located right outside your back door and low-maintenance living with no work needed—just unpack and enjoy. Don’t miss your chance to own this turnkey home!

12. 2026-03-23
    price $129,400 880-char remark

    Show marketing remark (880 chars)

    Completely move-in ready and easy to maintain, this 3 bedroom, 2 bathroom townhome is the perfect blend of comfort and convenience. This property features a new roof, all new hardy siding, fresh paint, and in located in flood zone X! The spacious living area features a cozy corner fireplace and flows seamlessly into the kitchen and dining area, creating an inviting space for everyday living and entertaining. The primary suite is located on the first floor for added privacy and includes an attached bathroom. Upstairs, you’ll find two generously sized bedrooms that share a full bath, offering plenty of room for family, guests, or a home office. Additional highlights include a designated parking area located right outside your back door and low-maintenance living with no work needed—just unpack and enjoy. Don’t miss your chance to own this turnkey home!

13. 2026-03-17
    status Active 863-char remark

    Show marketing remark (880 chars)

    Completely move-in ready and easy to maintain, this 3 bedroom, 2 bathroom townhome is the perfect blend of comfort and convenience. This property features a new roof, all new hardy siding, fresh paint, and in located in flood zone X! The spacious living area features a cozy corner fireplace and flows seamlessly into the kitchen and dining area, creating an inviting space for everyday living and entertaining. The primary suite is located on the first floor for added privacy and includes an attached bathroom. Upstairs, you’ll find two generously sized bedrooms that share a full bath, offering plenty of room for family, guests, or a home office. Additional highlights include a designated parking area located right outside your back door and low-maintenance living with no work needed—just unpack and enjoy. Don’t miss your chance to own this turnkey home!

14. 2026-03-17
    status Active 880-char remark

    Show marketing remark (880 chars)

    Completely move-in ready and easy to maintain, this 3 bedroom, 2 bathroom townhome is the perfect blend of comfort and convenience. This property features a new roof, all new hardy siding, fresh paint, and in located in flood zone X! The spacious living area features a cozy corner fireplace and flows seamlessly into the kitchen and dining area, creating an inviting space for everyday living and entertaining. The primary suite is located on the first floor for added privacy and includes an attached bathroom. Upstairs, you’ll find two generously sized bedrooms that share a full bath, offering plenty of room for family, guests, or a home office. Additional highlights include a designated parking area located right outside your back door and low-maintenance living with no work needed—just unpack and enjoy. Don’t miss your chance to own this turnkey home!

15. 2026-03-05
    status Pending 863-char remark

    Show marketing remark (880 chars)

    Completely move-in ready and easy to maintain, this 3 bedroom, 2 bathroom townhome is the perfect blend of comfort and convenience. This property features a new roof, all new hardy siding, fresh paint, and in located in flood zone X! The spacious living area features a cozy corner fireplace and flows seamlessly into the kitchen and dining area, creating an inviting space for everyday living and entertaining. The primary suite is located on the first floor for added privacy and includes an attached bathroom. Upstairs, you’ll find two generously sized bedrooms that share a full bath, offering plenty of room for family, guests, or a home office. Additional highlights include a designated parking area located right outside your back door and low-maintenance living with no work needed—just unpack and enjoy. Don’t miss your chance to own this turnkey home!

16. 2026-03-05
    status Pending 880-char remark

    Show marketing remark (880 chars)

    Completely move-in ready and easy to maintain, this 3 bedroom, 2 bathroom townhome is the perfect blend of comfort and convenience. This property features a new roof, all new hardy siding, fresh paint, and in located in flood zone X! The spacious living area features a cozy corner fireplace and flows seamlessly into the kitchen and dining area, creating an inviting space for everyday living and entertaining. The primary suite is located on the first floor for added privacy and includes an attached bathroom. Upstairs, you’ll find two generously sized bedrooms that share a full bath, offering plenty of room for family, guests, or a home office. Additional highlights include a designated parking area located right outside your back door and low-maintenance living with no work needed—just unpack and enjoy. Don’t miss your chance to own this turnkey home!

17. 2026-02-28
    listed $129,900 Active 863-char remark

    Show marketing remark (880 chars)

    Completely move-in ready and easy to maintain, this 3 bedroom, 2 bathroom townhome is the perfect blend of comfort and convenience. This property features a new roof, all new hardy siding, fresh paint, and in located in flood zone X! The spacious living area features a cozy corner fireplace and flows seamlessly into the kitchen and dining area, creating an inviting space for everyday living and entertaining. The primary suite is located on the first floor for added privacy and includes an attached bathroom. Upstairs, you’ll find two generously sized bedrooms that share a full bath, offering plenty of room for family, guests, or a home office. Additional highlights include a designated parking area located right outside your back door and low-maintenance living with no work needed—just unpack and enjoy. Don’t miss your chance to own this turnkey home!

18. 2026-02-28
    listed $129,900 Active 880-char remark

    Show marketing remark (880 chars)

    Completely move-in ready and easy to maintain, this 3 bedroom, 2 bathroom townhome is the perfect blend of comfort and convenience. This property features a new roof, all new hardy siding, fresh paint, and in located in flood zone X! The spacious living area features a cozy corner fireplace and flows seamlessly into the kitchen and dining area, creating an inviting space for everyday living and entertaining. The primary suite is located on the first floor for added privacy and includes an attached bathroom. Upstairs, you’ll find two generously sized bedrooms that share a full bath, offering plenty of room for family, guests, or a home office. Additional highlights include a designated parking area located right outside your back door and low-maintenance living with no work needed—just unpack and enjoy. Don’t miss your chance to own this turnkey home!

19. 2026-02-02
    price $134,000
20. 2026-02-02
    price $134,000
21. 2026-01-16
    price $135,000
22. 2026-01-16
    price $135,000
23. 2026-01-06
    price $136,000
24. 2026-01-06
    price $136,000
25. 2025-12-11
    price $137,000
26. 2025-12-11
    price $137,000
27. 2025-11-29
    price $138,000
28. 2025-11-17
    price $138,000
29. 2025-10-31
    price $139,000
30. 2025-10-31
    price $139,000
31. 2025-10-22
    price $139,900
32. 2025-10-22
    price $139,900
33. 2025-10-07
    price $144,500
34. 2025-10-07
    price $144,500
35. 2025-09-12
    listed $146,500 Active
36. 2025-09-12
    listed $146,500 Active
37. 2025-09-12
    listed $146,500 Active
38. 2011-12-22
    soldstatus $35,800
39. 2011-06-15
    listed $45,000
40. 2005-12-01
    soldstatus $89,000
41. 2005-09-19
    soldstatus $87,900
42. 2000-12-18
    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: $969 · $81/mo
• Projected year-2 tax: $969 · $81/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 22 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: $16,730
• − Mortgage interest: −$7,170
• − Property taxes: −$969
• − Insurance: −$640
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,724
• Taxable income: $1,550
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $3,180/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

• County: East Baton Rouge Parish · 399,686 people
• City population: 351,868
• Metro: Baton Rouge, LA
• Population (ZIP): 45,718
• Household income: $67,353
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 2162.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 41% White 38% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 1% Hispanic 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 9% Chinese 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: ▼ -161.21%
• Current HPI: 157.3823
• Rent YoY: ▲ 0.16%
• 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

+47.2% since first listed

36 events — show timeline

• 2026-05-01 Relisted — AcadianaMLS
• 2026-05-01 Relisted — GBRMLS
• 2026-04-22 Pending — AcadianaMLS
• 2026-04-22 Pending — GBRMLS
• 2026-03-23 Price Changed $129,400 AcadianaMLS
• 2026-03-23 Price Changed $129,400 GBRMLS
• 2026-03-17 Relisted — AcadianaMLS
• 2026-03-17 Relisted — GBRMLS
• 2026-03-05 Pending — AcadianaMLS
• 2026-03-05 Pending — GBRMLS
• 2026-02-28 Listed $129,900 GBRMLS
• 2026-02-28 Listed $129,900 AcadianaMLS
• 2026-02-02 Price Changed $134,000 AcadianaMLS
• 2026-02-02 Price Changed $134,000 GBRMLS
• 2026-01-16 Price Changed $135,000 AcadianaMLS
• 2026-01-16 Price Changed $135,000 GBRMLS
• 2026-01-06 Price Changed $136,000 AcadianaMLS
• 2026-01-06 Price Changed $136,000 GBRMLS
• 2025-12-11 Price Changed $137,000 AcadianaMLS
• 2025-12-11 Price Changed $137,000 GBRMLS
• 2025-11-29 Price Changed $138,000 AcadianaMLS
• 2025-11-17 Price Changed $138,000 GBRMLS
• 2025-10-31 Price Changed $139,000 AcadianaMLS
• 2025-10-31 Price Changed $139,000 GBRMLS
• 2025-10-22 Price Changed $139,900 AcadianaMLS
• 2025-10-22 Price Changed $139,900 GBRMLS
• 2025-10-07 Price Changed $144,500 AcadianaMLS
• 2025-10-07 Price Changed $144,500 GBRMLS
• 2025-09-12 Listed $146,500 AcadianaMLS
• 2025-09-12 Listed $146,500 GBRMLS
• 2025-09-12 Listed $146,500 AcadianaMLS
• 2011-12-22 Sold (Public Records) $35,800 Public Records
• 2011-06-15 Listed $45,000 AcadianaMLS
• 2005-12-01 Sold (Public Records) $89,000 Public Records
• 2005-09-19 Sold (Public Records) $87,900 Public Records
• 2000-12-18 Sold (Public Records) — Public Records

Property tax history

-0.2%/yr

Latest (2025): $969 · -0.5% YoY. Source: county tax records.