4196 Cannon St · Baton Rouge, LA 70805

$80,000

2 bd · 1.0 ba · 1,165 sqft · SingleFamily · 10 Days on market

Built 1952 6,534 sqft lot Est $113k · 29% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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 charming 2-bedroom, 1-bath beauty is packed with comfort and style--featuring beautiful wood floors and a cozy layout that just feels right the moment you walk in. Enjoy cooking in your beautiful kitchen , then unwind under ceiling fans in every room or step out to your private back patio--perfect for relaxing evenings or weekend vibes The spacious yard gives you all the room you need for entertaining, pets, or just soaking up the outdoors. Homes like this don't stay on the market long... **PHOTOS ARE VIRTUALLY STAGED**

Key facts

• Spacious yard
• Wood floors
• Private back patio

Tags

• WOOD FLOORS
• PRIVATE BACK PATIO
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $80k).
• Cap rate 10.5% 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.
• Zoned schools: Claiborne Elementary School (math 12% / reading 17%, grade F, #516 of 646 statewide, top 82%, 590 students, 91% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 76% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 157 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $981/mo this rent would consume 46% 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 $553 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $80,000

Questions for the listing agent

1. Built in 1952 — 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: 1.23% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.12%
• DSCR: 1.67
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $113,005
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4249 Cannon St	0.04mi	2/2.0	1,200 (+3%)	9mo	$116,000	$97	82
5712 Beechwood Dr	0.37mi	3/1.0 (+1)	1,200 (+3%)	8mo	$90,000	$75	66
4721 Hollywood St	0.51mi	3/1.0 (+1)	1,138 (-2%)	2mo	$129,900	$114	66
4313 Glen Oaks Dr	0.39mi	3/1.0 (+1)	1,127 (-3%)	11mo	$140,000	$124	62
3467 Hollywood St	0.53mi	3/1.5 (+1)	1,150 (-1%)	8mo	$49,900	$43	59
6343 Beechwood Dr	0.28mi	3/1.0 (+1)	1,320 (+13%)	7mo	$50,000	$38	54
5617 Dutton Ave	0.36mi	2/1.0	1,049 (-10%)	16mo	$50,000	$48	53
4525 Oaklon Ave	0.49mi	3/2.0 (+1)	1,292 (+11%)	3mo	$204,400	$158	48
3841 Lorraine St	0.64mi	2/1.0	1,261 (+8%)	11mo	$39,900	$32	47
3310 Greenwell St	0.54mi	3/1.0 (+1)	1,027 (-12%)	9mo	$25,000	$24	42
5668 Winchester Ave	0.68mi	3/2.0 (+1)	1,230 (+6%)	11mo	$199,900	$163	41
4720 Hollywood St	0.55mi	3/2.0 (+1)	1,255 (+8%)	20mo	$191,528	$153	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: 2.5%
• Equity multiple: 1.09×
• Total profit: $2,111
• Equity at exit: $11,928

10-year hold

• IRR: 9.2%
• Equity multiple: 1.62×
• Total profit: $13,782
• Equity at exit: $6,917

Cash invested: $22,400 (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: 157
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $981 high
• Mortgage (P&I): −$420
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $282

Break-even live

Break-even rent $623

Max offer price $80,000

Occupancy floor 66%

Sensitivity live

Price	-10% $327	-5% $305	+0% $282	+5% $260	+10% $237
Rent	-10% $205	-5% $243	+0% $282	+5% $321	+10% $360
Rate	-1.0pp $322	-0.5pp $303	base $282	+0.5pp $261	+1.0pp $240

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	26d	1	0.51mi
4540 Crown Ave Unit 93 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	46d	1	0.56mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	26d	1	0.56mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	21d	1	0.56mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	46d	1	0.56mi
4540 Crown Ave Unit 85 Baton Rouge, LA	2.0	1.0	700	$850	$1.21	46d	1	0.56mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	26d	1	0.84mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	46d	1	0.86mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	46d	1	0.86mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	46d	1	0.86mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	16d	1	0.86mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	26d	1	0.98mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	16d	1	1.13mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	46d	1	1.26mi
8210 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	765	$920	$1.20	16d	1	1.28mi
8280 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	745	$1,148	$1.54	16d	1	1.34mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	46d	1	1.37mi
2933 Dayton St Unit A Baton Rouge, LA	1.0	1.0	800	$540	$0.68	16d	1	1.39mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	26d	1	1.43mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	26d	26	1.48mi

Listing history 9 events

1. 2026-04-14
   status Pending 530-char remark

   Show marketing remark (530 chars)

   This charming 2-bedroom, 1-bath beauty is packed with comfort and style--featuring beautiful wood floors and a cozy layout that just feels right the moment you walk in. Enjoy cooking in your beautiful kitchen , then unwind under ceiling fans in every room or step out to your private back patio--perfect for relaxing evenings or weekend vibes The spacious yard gives you all the room you need for entertaining, pets, or just soaking up the outdoors. Homes like this don't stay on the market long... **PHOTOS ARE VIRTUALLY STAGED**

2. 2026-04-14
   status Pending

   Show marketing remark (530 chars)

   This charming 2-bedroom, 1-bath beauty is packed with comfort and style--featuring beautiful wood floors and a cozy layout that just feels right the moment you walk in. Enjoy cooking in your beautiful kitchen , then unwind under ceiling fans in every room or step out to your private back patio--perfect for relaxing evenings or weekend vibes The spacious yard gives you all the room you need for entertaining, pets, or just soaking up the outdoors. Homes like this don't stay on the market long... **PHOTOS ARE VIRTUALLY STAGED**

3. 2026-04-04
   listed $80,000 Active

   Show marketing remark (530 chars)

   This charming 2-bedroom, 1-bath beauty is packed with comfort and style--featuring beautiful wood floors and a cozy layout that just feels right the moment you walk in. Enjoy cooking in your beautiful kitchen , then unwind under ceiling fans in every room or step out to your private back patio--perfect for relaxing evenings or weekend vibes The spacious yard gives you all the room you need for entertaining, pets, or just soaking up the outdoors. Homes like this don't stay on the market long... **PHOTOS ARE VIRTUALLY STAGED**

4. 2026-04-04
   listed $80,000 Active 530-char remark

   Show marketing remark (530 chars)

   This charming 2-bedroom, 1-bath beauty is packed with comfort and style--featuring beautiful wood floors and a cozy layout that just feels right the moment you walk in. Enjoy cooking in your beautiful kitchen , then unwind under ceiling fans in every room or step out to your private back patio--perfect for relaxing evenings or weekend vibes The spacious yard gives you all the room you need for entertaining, pets, or just soaking up the outdoors. Homes like this don't stay on the market long... **PHOTOS ARE VIRTUALLY STAGED**

5. 2025-04-05
   historical $1,050
6. 2025-03-26
   listed $1,050
7. 2021-04-05
   soldstatus 464-char remark

   Show marketing remark (464 chars)

   THIS CUTE AND COZY 2 BEDROOM, 1 BATH HOME DEFINES CHARMING. RESTORED ORIGINAL HARDWOOD FLOORS IN LIVING, DINING, HALLWAY, AND BEDROOMS. EAT IN KITCHEN HAS NEW VINYL FLOORS AND COUNTERTOPS WITH BACKSPLASH. BATHROOM HAS BEEN RENOVATED WITH NEW TUB, CERAMIC TILE SURROUND, NEW TOILET, COUNTERTOP, AND NEW VINYL FLOORING. INTERIOR HAS BEEN COMPLETELY FRESHLY PAINTED. LARGE FENCED BACKYARD WITH PATIO AND NEW GARAGE DOOR TO BE INSTALLED. HOME HAS CENTRAL AIR AND HEAT.

8. 2021-03-08
   listed $825 464-char remark

   Show marketing remark (464 chars)

   THIS CUTE AND COZY 2 BEDROOM, 1 BATH HOME DEFINES CHARMING. RESTORED ORIGINAL HARDWOOD FLOORS IN LIVING, DINING, HALLWAY, AND BEDROOMS. EAT IN KITCHEN HAS NEW VINYL FLOORS AND COUNTERTOPS WITH BACKSPLASH. BATHROOM HAS BEEN RENOVATED WITH NEW TUB, CERAMIC TILE SURROUND, NEW TOILET, COUNTERTOP, AND NEW VINYL FLOORING. INTERIOR HAS BEEN COMPLETELY FRESHLY PAINTED. LARGE FENCED BACKYARD WITH PATIO AND NEW GARAGE DOOR TO BE INSTALLED. HOME HAS CENTRAL AIR AND HEAT.

9. 1994-04-15
   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: $476 · $40/mo
• Projected year-2 tax: $476 · $40/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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,768
• − Mortgage interest: −$4,481
• − Property taxes: −$476
• − Insurance: −$400
• − Repairs & maintenance: −$941
• − Management: −$941
• − Depreciation: −$2,327
• Taxable income: $2,200
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $2,858/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

+7519.0% since first listed

9 events — show timeline

• 2026-04-14 Pending — AcadianaMLS
• 2026-04-14 Pending — GBRMLS
• 2026-04-04 Listed $80,000 GBRMLS
• 2026-04-04 Listed $80,000 AcadianaMLS
• 2025-04-05 Rental Removed $1,050 APPFOLIO
• 2025-03-26 Listed for Rent $1,050 APPFOLIO
• 2021-04-05 Sold (MLS) — GBRMLS
• 2021-03-08 Listed $825 GBRMLS
• 1994-04-15 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $476 · +4.7% YoY. Source: county tax records.