2652 73rd Ave · Baton Rouge, LA 70807

$32,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily · 123 Days on market

Built 1970 4,356 sqft lot $32/sqft · 53% below area ↓ 20% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Investment property - Bring all offers

Key facts

• 4,356 sq ft lot
• Built 1970
• Listed 123 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.
• Cap rate 38.9% 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: 101 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $1,355/mo this rent would consume 59% of the median local household income ($28k/yr) (locally 1092% 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 (-0.9%/yr); year-one equity from $221 of loan paydown is wiped out by about $279 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 (-0.9% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (36%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 4.24% ✓
• Cap rate: 38.93%
• Cash-on-cash: 116.55%
• DSCR: 6.19
• GRM: 2.0

CMA / ARV

• ARV (median comp): $67,379
• List price: $32,000
• Delta: -52.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2838 73rd Ave	0.13mi	3/2.0	1,074 (+7%)	0mo	$139,000	$129	77
2799 72nd Ave	0.13mi	3/1.0	900 (-10%)	10mo	$89,900	$100	69
2701 72nd Ave	0.03mi	3/1.0	1,137 (+14%)	10mo	$65,000	$57	67
6724 Village Dr	0.37mi	3/1.0	1,020 (+2%)	14mo	$65,000	$64	67
2713 72nd Ave	0.04mi	3/1.0	1,140 (+14%)	14mo	$17,000	$15	63
2858 75th Ave	0.16mi	3/1.0	900 (-10%)	16mo	$28,200	$31	62
2188 75th Ave	0.33mi	2/1.0 (-1)	1,103 (+10%)	0mo	$28,900	$26	62
1677 78th Ave	0.68mi	3/1.5	969 (-3%)	4mo	$125,000	$129	58
2112 69th St	0.42mi	2/1.0 (-1)	937 (-6%)	9mo	$20,000	$21	58
6254 Barksdale Ave	0.65mi	2/2.0 (-1)	1,100 (+10%)	0mo	$19,000	$17	44
1848 73rd Ave	0.54mi	4/2.0 (+1)	1,139 (+14%)	12mo	$36,750	$32	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.94×
• Total profit: $53,210
• Equity at exit: $7,922

10-year hold

• IRR: —
• Equity multiple: 14.45×
• Total profit: $120,534
• Equity at exit: $8,489

Cash invested: $8,960 (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 70807

• Home prices YoY: -1.1%
• Active inventory: 101
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$168
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $870

Break-even live

Break-even rent $254

Max offer price $32,000

Occupancy floor 31%

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1945 77th Ave Baton Rouge, LA	3.0	2.0	1416	$1,650	$1.17	23d	1	0.48mi
1848 73rd Ave Baton Rouge, LA	4.0	2.0	1139	$1,600	$1.40	14d	1	0.52mi
2203 Fairchild St Baton Rouge, LA	2.0	1.0	800	$1,000	$1.25	43d	1	0.62mi
4540 Crown Ave Unit 85 Baton Rouge, LA	2.0	1.0	700	$850	$1.21	43d	1	1.12mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	1.12mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	18d	1	1.12mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	43d	1	1.12mi
4540 Crown Ave Unit 93 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	43d	1	1.12mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	43d	1	1.22mi

Listing history 19 events

1. 2026-06-18
   days on market $32,000 Active 123 DOM
2. 2026-06-17
   days on market $32,000 Active 122 DOM
3. 2026-06-16
   days on market $32,000 Active 121 DOM
4. 2026-06-15
   days on market $32,000 Active 120 DOM
5. 2026-06-14
   days on market $32,000 Active 118 DOM
6. 2026-06-10
   days on market $32,000 Active 115 DOM
7. 2026-06-09
   days on market $32,000 Active 114 DOM
8. 2026-06-08
   days on market $32,000 Active 113 DOM
9. 2026-06-07
   days on market $32,000 Active 112 DOM
10. 2026-06-05
    days on market $32,000 Active 109 DOM
11. 2026-06-03
    days on market $32,000 Active 108 DOM
12. 2026-06-02
    days on market $32,000 Active 107 DOM
13. 2026-06-01
    days on market $32,000 Active 106 DOM
14. 2026-05-31
    days on market $32,000 Active 105 DOM
15. 2026-05-31
    days on market $32,000 Active 104 DOM
16. 2026-03-26
    price $40,000 38-char remark

    Show marketing remark (38 chars)

    Investment property - Bring all offers

17. 2026-03-26
    price $40,000 38-char remark

    Show marketing remark (38 chars)

    Investment property - Bring all offers

18. 2026-02-16
    listed $50,000 Active 38-char remark

    Show marketing remark (38 chars)

    Investment property - Bring all offers

19. 2026-02-15
    listed $50,000 Active 38-char remark

    Show marketing remark (38 chars)

    Investment property - Bring all offers

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $233 · $19/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,265
• − Mortgage interest: −$1,792
• − Property taxes: −$233
• − Insurance: −$160
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$931
• Taxable income: $10,546
• Est. tax owed @ 24.0%: −$2,531
• After-tax cash flow: $7,912/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): 15,300
• Household income: $27,534
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1092.0

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 (91%)
• Race & ethnicity: Black 91% Two or more races 6% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▼ -0.87%
• Current HPI: 78.3629
• 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

-20.0% since first listed

4 events — show timeline

• 2026-03-26 Price Changed $40,000 AcadianaMLS
• 2026-03-26 Price Changed $40,000 GBRMLS
• 2026-02-16 Listed $50,000 GBRMLS
• 2026-02-15 Listed $50,000 AcadianaMLS

Property tax history

+20.5%/yr

Latest (2025): $233 · +4.7% YoY. Source: county tax records.