3420 Eaton St · Baton Rouge, LA 70805

$59,000

3 bd · 2.0 ba · 1,318 sqft · SingleFamily · 69 Days on market

Built 1949 5,662 sqft lot $45/sqft · 49% below area Est $116k · 49% 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

Opportunity is knocking! This 3-bedroom, 2-bath home offers a functional layout with tile flooring throughout the main living areas and a spacious kitchen with ample cabinet storage. With great value-add potential, this property is ideal for buyers looking to make it their own or add to their portfolio. Situated on a large lot with mature trees, there’s plenty of opportunity to enhance both the interior and exterior. Conveniently located with easy access to nearby amenities.

Key facts

• Easy access
• Spacious kitchen
• Large lot

Tags

• TILE FLOORING
• SPACIOUS KITCHEN
• AMPLE CABINET STORAGE
• LARGE LOT
• MATURE TREES
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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 soft (-1.2%/yr); 155 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,178/mo this rent would consume 56% 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 $408 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — 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 $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1949 — 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: 2.00% ✓
• Cap rate: 17.10%
• Cash-on-cash: 38.60%
• DSCR: 2.72
• GRM: 4.2

CMA / ARV

• ARV (median comp): $116,480
• List price: $59,000
• Delta: -49.35%
• 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
3536 Beechwood Dr	0.22mi	3/1.5	1,288 (-2%)	2mo	$77,500	$60	82
3335 N 38th St	0.44mi	3/1.0	1,275 (-3%)	6mo	$55,000	$43	65
3765 Webb Dr	0.33mi	4/2.0 (+1)	1,190 (-10%)	1mo	$120,000	$101	62
3815 Webb Dr	0.34mi	3/1.0	1,190 (-10%)	4mo	$10,000	$8	61
4126 Prescott Ct	0.68mi	3/1.0	1,300 (-1%)	5mo	$135,000	$104	57
3871 Winbourne Ave	0.31mi	3/2.0	1,499 (+14%)	9mo	$179,995	$120	55
4710 Osborne Ave	0.51mi	4/1.0 (+1)	1,391 (+6%)	6mo	$49,900	$36	53
5354 Linden St	0.68mi	3/2.0	1,400 (+6%)	11mo	$169,900	$121	49
4236 Delaware St	0.66mi	3/2.0	1,200 (-9%)	9mo	$79,500	$66	47
3430 Oswego St	0.57mi	2/1.0 (-1)	1,180 (-10%)	0mo	$95,900	$81	47
3691 Dalton St	0.57mi	4/1.0 (+1)	1,225 (-7%)	10mo	$52,500	$43	45
3322 Ontario St	0.70mi	3/2.0	1,483 (+12%)	14mo	$139,999	$94	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 31.3%
• Equity multiple: 2.26×
• Total profit: $20,841
• Equity at exit: $8,797

10-year hold

• IRR: 36.8%
• Equity multiple: 3.93×
• Total profit: $48,434
• Equity at exit: $5,101

Cash invested: $16,520 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$309
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $531

Break-even live

Break-even rent $505

Max offer price $59,000

Occupancy floor 50%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	23d	1	0.15mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	23d	1	0.30mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	18d	1	0.30mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	23d	1	0.34mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	18d	1	0.38mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	43d	1	0.44mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	43d	1	0.49mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	18d	1	0.50mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	23d	1	0.65mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	43d	1	0.73mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	18d	1	0.75mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	43d	1	0.96mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	18d	1	1.01mi
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	23d	1	1.03mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	23d	1	1.04mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	23d	1	1.05mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	23d	1	1.06mi
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	23d	1	1.09mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	43d	1	1.09mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	14d	1	1.23mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	23d	1	1.34mi
2654 Sheldon Dr Baton Rouge, LA	3.0	1.0	1400	$1,200	$0.86	23d	1	1.37mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	1.37mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	1.39mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	23d	1	1.40mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	23d	1	1.41mi
4912 Breckenridge Ave Baton Rouge, LA	3.0	2.0	1800	$1,075	$0.60	14d	1	1.41mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	23d	1	1.44mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	14d	31	1.47mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	43d	1	1.50mi

Listing history 34 events

1. 2026-06-18
   status $59,000 Pending 69 DOM
2. 2026-06-17
   days on market $59,000 Active 69 DOM
3. 2026-06-16
   days on market $59,000 Active 68 DOM
4. 2026-06-15
   days on market $59,000 Active 67 DOM
5. 2026-06-14
   days on market $59,000 Active 65 DOM
6. 2026-06-10
   days on market $59,000 Active 62 DOM
7. 2026-06-09
   days on market $59,000 Active 61 DOM
8. 2026-06-09
   price $59,000 Active 60 DOM
9. 2026-06-08
   days on market $69,000 Active 60 DOM
10. 2026-06-07
    days on market $69,000 Active 59 DOM
11. 2026-06-05
    days on market $69,000 Active 56 DOM
12. 2026-06-03
    days on market $69,000 Active 55 DOM
13. 2026-06-02
    days on market $69,000 Active 54 DOM
14. 2026-06-01
    days on market $69,000 Active 53 DOM
15. 2026-05-31
    days on market $69,000 Active 52 DOM
16. 2026-05-31
    days on market $69,000 Active 51 DOM
17. 2026-04-09
    listed $69,000 Active 485-char remark

    Show marketing remark (479 chars)

    Opportunity is knocking! This 3-bedroom, 2-bath home offers a functional layout with tile flooring throughout the main living areas and a spacious kitchen with ample cabinet storage. With great value-add potential, this property is ideal for buyers looking to make it their own or add to their portfolio. Situated on a large lot with mature trees, there's plenty of opportunity to enhance both the interior and exterior. Conveniently located with easy access to nearby amenities.

18. 2026-04-09
    listed $69,000 Active 479-char remark

    Show marketing remark (479 chars)

    Opportunity is knocking! This 3-bedroom, 2-bath home offers a functional layout with tile flooring throughout the main living areas and a spacious kitchen with ample cabinet storage. With great value-add potential, this property is ideal for buyers looking to make it their own or add to their portfolio. Situated on a large lot with mature trees, there's plenty of opportunity to enhance both the interior and exterior. Conveniently located with easy access to nearby amenities.

19. 2020-07-24
    soldstatus Sold
20. 2020-07-08
    status Pending
21. 2020-06-15
    price $65,000
22. 2020-01-03
    price $72,000
23. 2019-11-25
    listed $84,900 Active
24. 2019-11-25
    listed $65,000
25. 2019-09-26
    soldstatus
26. 2019-07-25
    listed $900
27. 2018-04-12
    soldstatus $50,000
28. 2018-04-12
    soldstatus $55,000
29. 2006-08-28
    listed $70,000
30. 2006-08-28
    listed $70,000
31. 1999-08-16
    soldstatus
32. 1999-08-13
    soldstatus
33. 1998-06-24
    listed $44,900
34. 1998-06-24
    listed $44,900

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $783 · $65/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: $14,135
• − Mortgage interest: −$3,305
• − Property taxes: −$783
• − Insurance: −$295
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$1,716
• Taxable income: $5,774
• Est. tax owed @ 24.0%: −$1,386
• After-tax cash flow: $4,990/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

+53.7% since first listed

18 events — show timeline

• 2026-04-09 Listed $69,000 GBRMLS
• 2026-04-09 Listed $69,000 AcadianaMLS
• 2020-07-24 Sold (MLS) — GBRMLS
• 2020-07-08 Pending — GBRMLS
• 2020-06-15 Price Changed $65,000 GBRMLS
• 2020-01-03 Price Changed $72,000 GBRMLS
• 2019-11-25 Listed $65,000 AcadianaMLS
• 2019-11-25 Listed $84,900 GBRMLS
• 2019-09-26 Sold (MLS) — GBRMLS
• 2019-07-25 Listed $900 GBRMLS
• 2018-04-12 Sold (Public Records) $55,000 Public Records
• 2018-04-12 Sold (Public Records) $50,000 Public Records
• 2006-08-28 Listed $70,000 AcadianaMLS
• 2006-08-28 Listed $70,000 GBRMLS
• 1999-08-16 Sold (Public Records) — Public Records
• 1999-08-13 Sold (MLS) — GBRMLS
• 1998-06-24 Listed $44,900 AcadianaMLS
• 1998-06-24 Listed $44,900 GBRMLS

Property tax history

+24.1%/yr

Latest (2025): $783 · +4.7% YoY. Source: county tax records.