5166 Monarch Ave · Baton Rouge, LA 70811

$89,900

3 bd · 1.0 ba · 1,374 sqft · SingleFamily · 68 Days on market

Built 1973 Average condition 0.78 ac lot $65/sqft · 27% below area Est $123k · 27% 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a fantastic investment opportunity nestled in the heart of Baton Rouge. This charming home, brimming with potential, awaits your vision and creativity to transform it into a true gem. Set on an expansive lot, this property offers an exceptional fenced-in yard, perfect for outdoor gatherings or cultivating your dream garden. Step inside to find three well-proportioned bedrooms that provide ample space for families or tenants seeking comfortable living. The single bathroom maintains a classic charm and easily accommodates busy mornings. While some updating is needed throughout the home, its timeless features serve as the perfect canvas for adding modern touches. Outside, indulge in tranquil evenings on the inviting patio—a private retreat ideal for entertaining guests or enjoying peaceful moments alone. The vast outdoor space provides endless possibilities from expanding living areas to building additional structures. Seize this unique chance to customize a versatile property situated in one of Baton Rouge’s most promising locations. Whether you’re looking to renovate and rent out or create your own idyllic oasis, this house promises boundless opportunities and remarkable returns on your investment journey. Don't miss out!

Key facts

• Expansive lot
• Inviting patio
• Vast outdoor space

Tags

• FENCED-IN YARD
• INVITING PATIO
• EXPANSIVE LOT
• VAST OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 123 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 33% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($85k) 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.40% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.68%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $122,918
• List price: $89,900
• Delta: -26.86%
• 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
5833 Larchwood Dr	0.54mi	3/2.0	1,380 (+0%)	5mo	$175,000	$127	66
5820 Glen Oaks Dr	0.52mi	3/1.5	1,315 (-4%)	2mo	$149,900	$114	65
4525 Oaklon Ave	0.42mi	3/2.0	1,292 (-6%)	3mo	$204,400	$158	64
5284 Peerless St	0.12mi	3/3.0	1,238 (-10%)	9mo	$130,000	$105	62
6343 Beechwood Dr	0.60mi	3/1.0	1,320 (-4%)	7mo	$50,000	$38	60
7024 Albatross Dr	0.72mi	3/2.0	1,351 (-2%)	1mo	$145,000	$107	59
5581 Monarch Ave	0.31mi	4/2.0 (+1)	1,575 (+15%)	0mo	$149,500	$95	52
5525 Paige St	0.30mi	3/3.0	1,238 (-10%)	13mo	$99,000	$80	51
5535 Paige St	0.30mi	3/3.0	1,238 (-10%)	13mo	$99,000	$80	51
5553 Paige St	0.32mi	3/3.0	1,238 (-10%)	13mo	$99,000	$80	50
5944 D'juanna Dr	0.66mi	3/2.0	1,200 (-13%)	9mo	$174,000	$145	36
6063 Glen Oaks Dr	0.68mi	3/1.5	1,185 (-14%)	11mo	$159,000	$134	34

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: 9.2%
• Equity multiple: 1.36×
• Total profit: $9,073
• Equity at exit: $13,404

10-year hold

• IRR: 18.3%
• Equity multiple: 2.53×
• Total profit: $38,394
• Equity at exit: $7,773

Cash invested: $25,172 (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 70811

• Home prices YoY: -30.8%
• Active inventory: 123
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $371

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 65%

Sensitivity live

Price	-10% $433	-5% $402	+0% $371	+5% $340	+10% $309
Rent	-10% $272	-5% $321	+0% $371	+5% $420	+10% $470
Rate	-1.0pp $416	-0.5pp $394	base $371	+0.5pp $348	+1.0pp $324

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	14d	1	0.32mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	44d	1	0.39mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	0.39mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	19d	1	0.39mi
8210 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	765	$920	$1.20	14d	1	0.49mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	44d	1	0.72mi
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	14d	1	0.81mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	0.88mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	24d	1	1.09mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	24d	1	1.20mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	24d	1	1.23mi

Listing history 17 events

1. 2026-06-18
   days on market $89,900 Active 68 DOM
2. 2026-06-17
   days on market $89,900 Active 67 DOM
3. 2026-06-16
   days on market $89,900 Active 66 DOM
4. 2026-06-15
   days on market $89,900 Active 65 DOM
5. 2026-06-14
   days on market $89,900 Active 63 DOM
6. 2026-06-10
   days on market $89,900 Active 60 DOM
7. 2026-06-09
   days on market $89,900 Active 59 DOM
8. 2026-06-08
   days on market $89,900 Active 58 DOM
9. 2026-06-07
   days on market $89,900 Active 57 DOM
10. 2026-06-05
    days on market $89,900 Active 54 DOM
11. 2026-06-03
    days on market $89,900 Active 53 DOM
12. 2026-06-02
    days on market $89,900 Active 52 DOM
13. 2026-06-01
    days on market $89,900 Active 51 DOM
14. 2026-05-31
    days on market $89,900 Active 50 DOM
15. 2026-05-31
    days on market $89,900 Active 49 DOM
16. 2026-04-11
    listed $89,900 Active 1267-char remark

    Show marketing remark (1250 chars)

    Discover a fantastic investment opportunity nestled in the heart of Baton Rouge. This charming home, brimming with potential, awaits your vision and creativity to transform it into a true gem. Set on an expansive lot, this property offers an exceptional fenced-in yard, perfect for outdoor gatherings or cultivating your dream garden. Step inside to find three well-proportioned bedrooms that provide ample space for families or tenants seeking comfortable living. The single bathroom maintains a classic charm and easily accommodates busy mornings. While some updating is needed throughout the home, its timeless features serve as the perfect canvas for adding modern touches. Outside, indulge in tranquil evenings on the inviting patio--a private retreat ideal for entertaining guests or enjoying peaceful moments alone. The vast outdoor space provides endless possibilities from expanding living areas to building additional structures. Seize this unique chance to customize a versatile property situated in one of Baton Rouge's most promising locations. Whether you're looking to renovate and rent out or create your own idyllic oasis, this house promises boundless opportunities and remarkable returns on your investment journey. Don't miss out!

17. 2026-04-11
    listed $89,900 Active 1250-char remark

    Show marketing remark (1250 chars)

    Discover a fantastic investment opportunity nestled in the heart of Baton Rouge. This charming home, brimming with potential, awaits your vision and creativity to transform it into a true gem. Set on an expansive lot, this property offers an exceptional fenced-in yard, perfect for outdoor gatherings or cultivating your dream garden. Step inside to find three well-proportioned bedrooms that provide ample space for families or tenants seeking comfortable living. The single bathroom maintains a classic charm and easily accommodates busy mornings. While some updating is needed throughout the home, its timeless features serve as the perfect canvas for adding modern touches. Outside, indulge in tranquil evenings on the inviting patio--a private retreat ideal for entertaining guests or enjoying peaceful moments alone. The vast outdoor space provides endless possibilities from expanding living areas to building additional structures. Seize this unique chance to customize a versatile property situated in one of Baton Rouge's most promising locations. Whether you're looking to renovate and rent out or create your own idyllic oasis, this house promises boundless opportunities and remarkable returns on your investment journey. Don't miss out!

ⓘ 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 (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: $15,071
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,615
• Taxable income: $3,210
• Est. tax owed @ 24.0%: −$770
• After-tax cash flow: $3,680/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

Average 55/100 Moderate rehab

This home presents an average condition with moderate updates needed, primarily in the kitchen and bathroom. Fresh paint and modern updates can significantly increase its value.

Repairs flagged

• Minor paint — Paint appears worn in some areas
• Moderate kitchen cabinets — Simple cabinetry, basic countertops
• Moderate bathroom fixtures — Small, tiled bathroom with basic fixtures

Value-add opportunities

• Both paint — Fresh paint can improve the home's curb appeal and interior aesthetics
• Both kitchen cabinets — Modernizing the kitchen can increase both resale and rental value
• Both bathroom fixtures — Upgrading the bathroom fixtures can improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · Paint appears worn in some areas	Minor	$500–3,000
kitchen cabinets · Simple cabinetry, basic countertops	Moderate	$3,000–15,000
bathroom fixtures · Small, tiled bathroom with basic fixtures	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both paint — Fresh paint can improve the home's curb appeal and interior aesthetics ↑
• Both kitchen cabinets — Modernizing the kitchen can increase both resale and rental value ↑
• Both bathroom fixtures — Upgrading the bathroom fixtures can improve both resale and rental value ↑

ⓘ 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: 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): 12,154
• Household income: $45,523
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 444.0

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 (82%)
• Race & ethnicity: Black 82% White 9% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · 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: ▼ -64.98%
• Current HPI: 146.22
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-11 Listed $89,900 GBRMLS
• 2026-04-11 Listed $89,900 AcadianaMLS