14004 Poydras Ave · Village St. George, LA 70810

$199,900

4 bd · 2.0 ba · 1,900 sqft · SingleFamily public records · 42 Days on market

Built 1978 7,405 sqft lot $105/sqft · at area comps Est $201k · at est.

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Why this score? — see what drove the C- 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 +22.2/30.0
• ARV discount +7.8/15.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 4-bedroom, 2-bath traditional home located in the established Perkins Village subdivision in Baton Rouge. Offering approximately 1,980 living square feet, this single-story property provides a functional layout with multiple living spaces, including a living room and a separate den--ideal for everyday living and entertaining. Qualifies for 100% financing! The kitchen offers ample cabinet and counter space and is conveniently positioned near the dining and living areas. A dedicated utility room adds extra convenience. The primary bedroom includes an en-suite bath, while three additional bedrooms provide flexibility for family, guests, or home office needs. Inside, you'll find neutral finishes, ceiling fans, and a mix of comfortable living spaces with natural light throughout. The home sits on a lot measuring approximately 60 x 110 and features a spacious backyard with mature trees, offering room to enjoy outdoor activities or future customization. Constructed in 1978 with a slab foundation and a combination of brick and siding exterior, this home is connected to public sewer and water and is located within East Baton Rouge Parish. Conveniently located with easy access to Perkins Rd and nearby amenities, this property presents a great opportunity for homeowners or investors alike. Schedule your private showing today!

Key facts

• 7,405 sq ft lot
• Built 1978
• Listed 42 days

Property features AI

Finance

• Other: Listing broker: Keller Williams Realty Red Stick Partners; Listing agent: Deante' Thomas

Exterior

• Parking: Open parking
• Utilities: Public water service; Public sewer service
• Home design: Detached single-family residence; Single-story (entry level not specified)
• Construction: Brick construction; Slab foundation; Built area approximately 1,980
• Exterior features: Public water; Public sewer; Lot roughly 60 x 110 (about 0.17 acre); Subdivision: Perkins Village; Driving directions: Perkins Rd to Orleans Dr to Poydras Ave

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.9% in Village St. George — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 625 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 42 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y 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 $126k; list at $200k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (median comp): $201,273
• List price: $199,900
• Delta: -0.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13964 Chalmette Ave	0.23mi	4/2.5	1,950 (+3%)	1mo	$184,999	$95	82
14165 Poydras Ave	0.13mi	4/2.0	2,045 (+8%)	7mo	$229,900	$112	76
13701 Gentilly Ct	0.23mi	3/2.0 (-1)	1,936 (+2%)	7mo	$215,000	$111	75
14406 Villa Carre Dr	0.51mi	4/2.0	1,882 (-1%)	5mo	$329,900	$175	70
14449 Royal Villa Dr	0.49mi	4/2.0	1,797 (-5%)	2mo	$315,000	$175	66
14517 Market North Dr	0.32mi	4/2.5	2,093 (+10%)	3mo	$405,000	$194	64
14445 Jamestown Blvd	0.34mi	3/2.0 (-1)	2,040 (+7%)	8mo	$389,500	$191	60
14329 Villa Grove Dr	0.44mi	3/2.0 (-1)	1,763 (-7%)	4mo	$329,000	$187	60
14543 Belle Villa Dr	0.54mi	3/2.0 (-1)	1,760 (-7%)	8mo	$319,900	$182	51
1926 Gamwich Rd	0.52mi	3/2.0 (-1)	2,167 (+14%)	4mo	$280,000	$129	44
14839 Kingsland Way	0.59mi	3/3.0 (-1)	2,092 (+10%)	6mo	$374,900	$179	41
1762 Gamwich Rd	0.66mi	3/2.0 (-1)	1,629 (-14%)	9mo	$289,900	$178	33

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 · 0.68% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.71×
• Total profit: $-16,319
• Equity at exit: $29,806

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-6,035
• Equity at exit: $17,284

Cash invested: $55,972 (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 70810

• Rents YoY: 0.7%
• Active inventory: 625
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$188 /mo · $2,256/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $327

Break-even live

Break-even rent $1,670

Max offer price $199,900

Occupancy floor 79%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14145 Gravier Ave Baton Rouge, LA	4.0	2.0	1442	$2,200	$1.53	23d	1	0.11mi
8933 Baronne Dr Baton Rouge, LA	3.0	2.0	1386	$1,450	$1.05	43d	1	0.15mi
9219 Baronne Dr Baton Rouge, LA	4.0	2.0	1602	$2,100	$1.31	14d	1	0.18mi
14449 Royal Villa Dr Baton Rouge, LA	4.0	2.0	1800	$3,000	$1.67	43d	1	0.48mi
7317 Meadow Park Ave Baton Rouge, LA	3.0	2.0	1251	$1,600	$1.28	43d	1	0.59mi
13344 Natchez Ct Baton Rouge, LA	3.0	2.0	1521	$2,500	$1.64	23d	1	0.97mi
13431 Briargrove Ave Baton Rouge, LA	4.0	2.0	1551	$1,900	$1.23	23d	1	0.98mi
1345 Bullrush Dr Baton Rouge, LA	3.0	2.0	1294	$1,800	$1.39	14d	1	1.01mi
9955 Buttercup Dr Baton Rouge, LA	3.0	2.0	1570	$1,950	$1.24	43d	1	1.14mi
12336 Perkins Rd Unit 1519872P Baton Rouge, LA	3.0	2.0	1894	$3,138	$1.66	14d	1	1.17mi
1741 Twisted Oak Ln Baton Rouge, LA	3.0	2.0	1368	$1,825	$1.33	43d	1	1.39mi
1741 Twisted Oak Ln Baton Rouge, LA	3.0	2.0	1508	$1,825	$1.21	23d	1	1.39mi

Listing history 27 events

1. 2026-06-18
   days on market $199,900 Active 42 DOM
2. 2026-06-17
   days on market $199,900 Active 41 DOM
3. 2026-06-16
   days on market $199,900 Active 40 DOM
4. 2026-06-15
   days on market $199,900 Active 39 DOM
5. 2026-06-14
   days on market $199,900 Active 37 DOM
6. 2026-06-10
   days on market $199,900 Active 34 DOM
7. 2026-06-09
   days on market $199,900 Active 33 DOM
8. 2026-06-08
   days on market $199,900 Active 32 DOM
9. 2026-06-07
   days on market $199,900 Active 31 DOM
10. 2026-06-05
    days on market $199,900 Active 28 DOM
11. 2026-06-03
    days on market $199,900 Active 27 DOM
12. 2026-06-02
    days on market $199,900 Active 26 DOM
13. 2026-06-01
    days on market $199,900 Active 25 DOM
14. 2026-05-31
    days on market $199,900 Active 24 DOM
15. 2026-05-31
    days on market $199,900 Active 23 DOM
16. 2026-04-30
    listed $199,900 Active 1352-char remark

    Show marketing remark (1352 chars)

    Welcome to this 4-bedroom, 2-bath traditional home located in the established Perkins Village subdivision in Baton Rouge. Offering approximately 1,980 living square feet, this single-story property provides a functional layout with multiple living spaces, including a living room and a separate den--ideal for everyday living and entertaining. Qualifies for 100% financing! The kitchen offers ample cabinet and counter space and is conveniently positioned near the dining and living areas. A dedicated utility room adds extra convenience. The primary bedroom includes an en-suite bath, while three additional bedrooms provide flexibility for family, guests, or home office needs. Inside, you'll find neutral finishes, ceiling fans, and a mix of comfortable living spaces with natural light throughout. The home sits on a lot measuring approximately 60 x 110 and features a spacious backyard with mature trees, offering room to enjoy outdoor activities or future customization. Constructed in 1978 with a slab foundation and a combination of brick and siding exterior, this home is connected to public sewer and water and is located within East Baton Rouge Parish. Conveniently located with easy access to Perkins Rd and nearby amenities, this property presents a great opportunity for homeowners or investors alike. Schedule your private showing today!

17. 2026-04-30
    listed $199,900 Active 1364-char remark

    Show marketing remark (1352 chars)

    Welcome to this 4-bedroom, 2-bath traditional home located in the established Perkins Village subdivision in Baton Rouge. Offering approximately 1,980 living square feet, this single-story property provides a functional layout with multiple living spaces, including a living room and a separate den--ideal for everyday living and entertaining. Qualifies for 100% financing! The kitchen offers ample cabinet and counter space and is conveniently positioned near the dining and living areas. A dedicated utility room adds extra convenience. The primary bedroom includes an en-suite bath, while three additional bedrooms provide flexibility for family, guests, or home office needs. Inside, you'll find neutral finishes, ceiling fans, and a mix of comfortable living spaces with natural light throughout. The home sits on a lot measuring approximately 60 x 110 and features a spacious backyard with mature trees, offering room to enjoy outdoor activities or future customization. Constructed in 1978 with a slab foundation and a combination of brick and siding exterior, this home is connected to public sewer and water and is located within East Baton Rouge Parish. Conveniently located with easy access to Perkins Rd and nearby amenities, this property presents a great opportunity for homeowners or investors alike. Schedule your private showing today!

18. 2012-11-09
    soldstatus

    Show marketing remark (184 chars)

    4 BEDROOM 2 BATH HOME IN PERKINS VILLAGE. FIREPLACE IN DEN. FENCED BACKYARD AND SHED IN REAR. COVENANT LOCATION! NEAR MANY SHOPPING AND MEDICAL AREAS, CLOSE ACCESS TO MAJOR INTERSTATE.

19. 2012-05-18
    listed $64,900

    Show marketing remark (184 chars)

    4 BEDROOM 2 BATH HOME IN PERKINS VILLAGE. FIREPLACE IN DEN. FENCED BACKYARD AND SHED IN REAR. COVENANT LOCATION! NEAR MANY SHOPPING AND MEDICAL AREAS, CLOSE ACCESS TO MAJOR INTERSTATE.

20. 2012-05-18
    listed $64,900

    Show marketing remark (184 chars)

    4 BEDROOM 2 BATH HOME IN PERKINS VILLAGE. FIREPLACE IN DEN. FENCED BACKYARD AND SHED IN REAR. COVENANT LOCATION! NEAR MANY SHOPPING AND MEDICAL AREAS, CLOSE ACCESS TO MAJOR INTERSTATE.

21. 2006-05-08
    soldstatus $126,500
22. 2006-05-05
    soldstatus
23. 2006-03-31
    listed $124,900
24. 2006-03-31
    listed $124,900
25. 2005-10-07
    soldstatus
26. 2005-08-15
    listed $71,500
27. 2005-08-15
    listed $71,500

ⓘ 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: $2,256 · $188/mo
• Projected year-2 tax: $2,256 · $188/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 5/10 Major FEMA zone X · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,014
• − Mortgage interest: −$11,198
• − Property taxes: −$2,256
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$5,815
• Taxable income: $743
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $3,747/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 — Village St. George

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Village St. George, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 42,659
• Household income: $92,098
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1106.0

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 0.60)
• Race & ethnicity: White 55% Black 29% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Slovak 2% Scottish 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -117.55%
• Current HPI: 172.7593
• Rent YoY: ▲ 0.68%
• 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

+179.6% since first listed

16 events — show timeline

• 2026-05-28 Relisted — AcadianaMLS
• 2026-05-28 Relisted — GBRMLS
• 2026-05-21 Pending — AcadianaMLS
• 2026-05-21 Pending — GBRMLS
• 2026-04-30 Listed $199,900 GBRMLS
• 2026-04-30 Listed $199,900 AcadianaMLS
• 2012-11-09 Sold (MLS) — GBRMLS
• 2012-05-18 Listed $64,900 AcadianaMLS
• 2012-05-18 Listed $64,900 GBRMLS
• 2006-05-08 Sold (Public Records) $126,500 Public Records
• 2006-05-05 Sold (MLS) — GBRMLS
• 2006-03-31 Listed $124,900 GBRMLS
• 2006-03-31 Listed $124,900 AcadianaMLS
• 2005-10-07 Sold (MLS) — GBRMLS
• 2005-08-15 Listed $71,500 GBRMLS
• 2005-08-15 Listed $71,500 AcadianaMLS

Property tax history

+10.2%/yr

Latest (2025): $2,256 · -0.5% YoY. Source: county tax records.