5245 Groom Rd · Baker, LA 70714

$105,000

3 bd · 2.0 ba · 1,629 sqft · SingleFamily public records · 190 Days on market

Built 1984 0.50 ac lot Est $205k · 49% under ↓ 19% since listing

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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 +8.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CLOSE TO LOCAL SCHOOLS AND SHOPPING . 3 BEDROOMS , 2 BATHROOM , LARGE DEN , BIG KITCHEN WITH LOTS OF CABINET SPACE . BRICK LOW MAINTENANCE EXTERIOR , LOTS OF NATURAL LIGHT . CERAMIC TILE FLOORS EASY TO MAINTAIN

Key facts

• Large den
• Big kitchen
• Close to shopping

Tags

• CLOSE TO LOCAL SCHOOLS
• CLOSE TO SHOPPING
• LARGE DEN
• BIG KITCHEN
• LOTS OF CABINET SPACE
• BRICK LOW MAINTENANCE EXTERIOR

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Single-family detached residence; One-story; Frame and brick construction; Slab foundation
• Construction: Frame and brick construction; Slab foundation
• Exterior features: Level topography; No fencing

Interior

• Bedrooms: Single-story layout (1 total story)
• Flooring: Tile; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Tile and ceramic tile flooring; Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.5% in Baker — 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 66/100 on livability (#131 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools C-, crime D+, amenities F.
• City Of Baker School District (suburban): math 5% / reading 15% proficiency, ranked #89 of 98 in LA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 141 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $726 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $45k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% 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 D 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: 1.35% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.43%
• DSCR: 1.78
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $205,254
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Sherron Ave	0.29mi	3/2.0	1,665 (+2%)	3mo	$209,000	$126	81
5203 Circle Dr	0.30mi	4/2.0 (+1)	1,640 (+1%)	3mo	$230,000	$140	77
907 Sinbad St	0.30mi	3/2.0	1,500 (-8%)	8mo	$259,900	$173	66
804 Circle Dr	0.34mi	3/2.0	1,466 (-10%)	5mo	$207,900	$142	63
5308 Rue Nicole	0.42mi	3/2.0	1,468 (-10%)	8mo	$179,900	$123	57
4601 Fourchon Dr	0.68mi	3/2.0	1,586 (-3%)	11mo	$220,000	$139	55
622 Sherron Ave	0.51mi	3/1.0	1,504 (-8%)	7mo	$170,000	$113	54
532 Sherron Ave	0.56mi	3/2.0	1,552 (-5%)	16mo	$139,900	$90	53
620 Charles Ave	0.55mi	3/2.0	1,768 (+8%)	12mo	$168,500	$95	50
4686 Yvonne Dr	0.75mi	3/1.5	1,730 (+6%)	8mo	$195,000	$113	46
5808 Groom Rd	0.52mi	4/1.0 (+1)	1,666 (+2%)	21mo	$157,500	$95	46
613 Charles Ave	0.58mi	4/1.5 (+1)	1,439 (-12%)	18mo	$190,000	$132	31

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $10,186
• Equity at exit: $15,656

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $43,894
• Equity at exit: $9,078

Cash invested: $29,400 (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 70714

• Home prices YoY: -33.7%
• Active inventory: 141
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$96 /mo · $1,146/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $427

Break-even live

Break-even rent $873

Max offer price $105,000

Occupancy floor 65%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4304 Harding St Baker, LA	3.0	2.0	1600	$1,300	$0.81	23d	1	0.74mi
4215 Heath Dr Baker, LA	4.0	2.5	1423	$1,525	$1.07	14d	1	1.35mi

Listing history 37 events

1. 2026-06-18
   days on market $105,000 Active 190 DOM
2. 2026-06-17
   days on market $105,000 Active 189 DOM
3. 2026-06-16
   days on market $105,000 Active 188 DOM
4. 2026-06-15
   days on market $105,000 Active 187 DOM
5. 2026-06-14
   days on market $105,000 Active 185 DOM
6. 2026-06-13
   days on market $105,000 Active 184 DOM
7. 2026-06-10
   days on market $105,000 Active 182 DOM
8. 2026-06-09
   days on market $105,000 Active 181 DOM
9. 2026-06-08
   days on market $105,000 Active 180 DOM
10. 2026-06-07
    days on market $105,000 Active 179 DOM
11. 2026-06-03
    days on market $105,000 Active 175 DOM
12. 2026-06-02
    days on market $105,000 Active 174 DOM
13. 2026-06-01
    days on market $105,000 Active 173 DOM
14. 2026-05-31
    days on market $105,000 Active 172 DOM
15. 2026-05-31
    days on market $105,000 Active 171 DOM
16. 2026-05-16
    price $105,000 210-char remark

    Show marketing remark (210 chars)

    CLOSE TO LOCAL SCHOOLS AND SHOPPING . 3 BEDROOMS , 2 BATHROOM , LARGE DEN , BIG KITCHEN WITH LOTS OF CABINET SPACE . BRICK LOW MAINTENANCE EXTERIOR , LOTS OF NATURAL LIGHT . CERAMIC TILE FLOORS EASY TO MAINTAIN

17. 2026-05-16
    price $105,000

    Show marketing remark (210 chars)

    CLOSE TO LOCAL SCHOOLS AND SHOPPING . 3 BEDROOMS , 2 BATHROOM , LARGE DEN , BIG KITCHEN WITH LOTS OF CABINET SPACE . BRICK LOW MAINTENANCE EXTERIOR , LOTS OF NATURAL LIGHT . CERAMIC TILE FLOORS EASY TO MAINTAIN

18. 2026-04-09
    price $115,000 210-char remark

    Show marketing remark (210 chars)

    CLOSE TO LOCAL SCHOOLS AND SHOPPING . 3 BEDROOMS , 2 BATHROOM , LARGE DEN , BIG KITCHEN WITH LOTS OF CABINET SPACE . BRICK LOW MAINTENANCE EXTERIOR , LOTS OF NATURAL LIGHT . CERAMIC TILE FLOORS EASY TO MAINTAIN

19. 2026-04-09
    price $115,000

    Show marketing remark (210 chars)

    CLOSE TO LOCAL SCHOOLS AND SHOPPING . 3 BEDROOMS , 2 BATHROOM , LARGE DEN , BIG KITCHEN WITH LOTS OF CABINET SPACE . BRICK LOW MAINTENANCE EXTERIOR , LOTS OF NATURAL LIGHT . CERAMIC TILE FLOORS EASY TO MAINTAIN

20. 2026-03-12
    price $125,000 210-char remark

    Show marketing remark (210 chars)

    CLOSE TO LOCAL SCHOOLS AND SHOPPING . 3 BEDROOMS , 2 BATHROOM , LARGE DEN , BIG KITCHEN WITH LOTS OF CABINET SPACE . BRICK LOW MAINTENANCE EXTERIOR , LOTS OF NATURAL LIGHT . CERAMIC TILE FLOORS EASY TO MAINTAIN

21. 2026-03-12
    price $125,000

    Show marketing remark (210 chars)

    CLOSE TO LOCAL SCHOOLS AND SHOPPING . 3 BEDROOMS , 2 BATHROOM , LARGE DEN , BIG KITCHEN WITH LOTS OF CABINET SPACE . BRICK LOW MAINTENANCE EXTERIOR , LOTS OF NATURAL LIGHT . CERAMIC TILE FLOORS EASY TO MAINTAIN

22. 2026-02-08
    price $135,000 210-char remark

    Show marketing remark (210 chars)

    CLOSE TO LOCAL SCHOOLS AND SHOPPING . 3 BEDROOMS , 2 BATHROOM , LARGE DEN , BIG KITCHEN WITH LOTS OF CABINET SPACE . BRICK LOW MAINTENANCE EXTERIOR , LOTS OF NATURAL LIGHT . CERAMIC TILE FLOORS EASY TO MAINTAIN

23. 2026-02-08
    price $135,000

    Show marketing remark (210 chars)

    CLOSE TO LOCAL SCHOOLS AND SHOPPING . 3 BEDROOMS , 2 BATHROOM , LARGE DEN , BIG KITCHEN WITH LOTS OF CABINET SPACE . BRICK LOW MAINTENANCE EXTERIOR , LOTS OF NATURAL LIGHT . CERAMIC TILE FLOORS EASY TO MAINTAIN

24. 2026-01-10
    price $140,000 210-char remark

    Show marketing remark (210 chars)

    CLOSE TO LOCAL SCHOOLS AND SHOPPING . 3 BEDROOMS , 2 BATHROOM , LARGE DEN , BIG KITCHEN WITH LOTS OF CABINET SPACE . BRICK LOW MAINTENANCE EXTERIOR , LOTS OF NATURAL LIGHT . CERAMIC TILE FLOORS EASY TO MAINTAIN

25. 2026-01-10
    price $140,000

    Show marketing remark (210 chars)

    CLOSE TO LOCAL SCHOOLS AND SHOPPING . 3 BEDROOMS , 2 BATHROOM , LARGE DEN , BIG KITCHEN WITH LOTS OF CABINET SPACE . BRICK LOW MAINTENANCE EXTERIOR , LOTS OF NATURAL LIGHT . CERAMIC TILE FLOORS EASY TO MAINTAIN

26. 2025-12-09
    listed $150,000 Active 210-char remark

    Show marketing remark (210 chars)

    CLOSE TO LOCAL SCHOOLS AND SHOPPING . 3 BEDROOMS , 2 BATHROOM , LARGE DEN , BIG KITCHEN WITH LOTS OF CABINET SPACE . BRICK LOW MAINTENANCE EXTERIOR , LOTS OF NATURAL LIGHT . CERAMIC TILE FLOORS EASY TO MAINTAIN

27. 2025-12-09
    listed $150,000 Active

    Show marketing remark (210 chars)

    CLOSE TO LOCAL SCHOOLS AND SHOPPING . 3 BEDROOMS , 2 BATHROOM , LARGE DEN , BIG KITCHEN WITH LOTS OF CABINET SPACE . BRICK LOW MAINTENANCE EXTERIOR , LOTS OF NATURAL LIGHT . CERAMIC TILE FLOORS EASY TO MAINTAIN

28. 2023-10-13
    historical $1,400
29. 2023-08-16
    listed $1,400
30. 2021-11-30
    soldstatus Sold 149-char remark

    Show marketing remark (149 chars)

    Diamond in the Ruff! Great opportunity in the heart of Baker! This is a bank owned foreclosure. 3 beds, 2 baths. Call to schedule your showing today!

31. 2021-11-08
    status Pending 149-char remark

    Show marketing remark (149 chars)

    Diamond in the Ruff! Great opportunity in the heart of Baker! This is a bank owned foreclosure. 3 beds, 2 baths. Call to schedule your showing today!

32. 2021-11-05
    listed $85,000 Active 149-char remark

    Show marketing remark (149 chars)

    Diamond in the Ruff! Great opportunity in the heart of Baker! This is a bank owned foreclosure. 3 beds, 2 baths. Call to schedule your showing today!

33. 2021-11-05
    listed $85,000

    Show marketing remark (149 chars)

    Diamond in the Ruff! Great opportunity in the heart of Baker! This is a bank owned foreclosure. 3 beds, 2 baths. Call to schedule your showing today!

34. 2008-01-29
    soldstatus $117,000
35. 2008-01-28
    soldstatus
36. 2007-03-20
    listed $129,900
37. 2007-03-20
    listed $129,900

ⓘ 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: $1,146 · $96/mo
• Projected year-2 tax: $1,146 · $96/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 · 21 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: $16,967
• − Mortgage interest: −$5,882
• − Property taxes: −$1,146
• − Insurance: −$525
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$3,055
• Taxable income: $3,645
• Est. tax owed @ 24.0%: −$875
• After-tax cash flow: $4,250/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: City Of Baker School District
• NCES district ID: 2200040
• Math proficiency: 5% ▼ -32.00%
• Reading proficiency: 15% ▼ -28.00%
• Median HH income: $41,765
• Composite: 8.8/100
• National rank: #9891
• State rank: #89 of 98 in LA

Livability — Baker

• Score: 66/100
• State rank: #131
• US rank: #12021

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment C Housing A Health & safety C+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baker, LA
• County: East Baton Rouge Parish · 399,686 people
• City population: 17,433
• Metro: Baton Rouge, LA
• Population (ZIP): 17,433
• Household income: $57,608
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 417.0

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 (70%)
• Race & ethnicity: Black 70% White 25% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Arabic 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: ▼ -80.50%
• Current HPI: 158.1876
• 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

-19.2% since first listed

22 events — show timeline

• 2026-05-16 Price Changed $105,000 AcadianaMLS
• 2026-05-16 Price Changed $105,000 GBRMLS
• 2026-04-09 Price Changed $115,000 AcadianaMLS
• 2026-04-09 Price Changed $115,000 GBRMLS
• 2026-03-12 Price Changed $125,000 AcadianaMLS
• 2026-03-12 Price Changed $125,000 GBRMLS
• 2026-02-08 Price Changed $135,000 AcadianaMLS
• 2026-02-08 Price Changed $135,000 GBRMLS
• 2026-01-10 Price Changed $140,000 AcadianaMLS
• 2026-01-10 Price Changed $140,000 GBRMLS
• 2025-12-09 Listed $150,000 GBRMLS
• 2025-12-09 Listed $150,000 AcadianaMLS
• 2023-10-13 Rental Removed $1,400 APPFOLIO
• 2023-08-16 Listed for Rent $1,400 APPFOLIO
• 2021-11-30 Sold (MLS) — GBRMLS
• 2021-11-08 Pending — GBRMLS
• 2021-11-05 Listed $85,000 AcadianaMLS
• 2021-11-05 Listed $85,000 GBRMLS
• 2008-01-29 Sold (Public Records) $117,000 Public Records
• 2008-01-28 Sold (MLS) — GBRMLS
• 2007-03-20 Listed $129,900 GBRMLS
• 2007-03-20 Listed $129,900 AcadianaMLS

Property tax history

-1.2%/yr

Latest (2025): $1,146 · +3.8% YoY. Source: county tax records.