2764 Dalton St · Baton Rouge, LA 70805

$75,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily · 29 Days on market

Built 1960 0.25 ac lot Est $74k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +6.7/15.0
• 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

Property is being sold AS IS with no repairs to be made by seller. Enter property at your own risk. Neither seller, broker, nor agent assumes any liability or responsibility for injuries or damages while on the property. Combo lockbox is located on the front door of the property. Buyer and buyer's agent to verify all measurements and information deemed important. Lockbox code is 2468

Key facts

• 0.25 acre lot
• Built 1960
• Listed 29 days

Property features AI

Exterior

• Parking: No dedicated parking
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick exterior
• Exterior features: Brick construction; Slab foundation; Lot approximately 0.25 acre (60 x 120)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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.
• Zoned schools: Melrose Elementary School (math 12% / reading 22%, grade F, #487 of 646 statewide, top 78%, 330 students, 94% FRL); Capitol Middle School (math 4% / reading 10%, grade F, #212 of 218 statewide, top 97%, 580 students, 87% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 80% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 155 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,006/mo this rent would consume 48% 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 $519 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($74k) 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.34% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.63%
• DSCR: 1.87
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $73,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3216 Brady St	0.21mi	3/1.0	1,038 (-6%)	6mo	$69,900	$67	75
3235 Alliquippa St	0.30mi	2/1.0 (-1)	1,200 (+9%)	5mo	$80,000	$67	61
3911 Dalton St	0.60mi	3/1.0	1,033 (-6%)	2mo	$29,000	$28	60
3130 Hiawatha St	0.39mi	2/1.0 (-1)	1,012 (-8%)	5mo	$36,900	$36	59
3825 Fairfields Ave	0.70mi	3/1.0	1,152 (+5%)	1mo	$125,000	$109	59
2927 Tecumseh St	0.30mi	3/2.0	1,245 (+13%)	3mo	$182,500	$147	58
3736 Alliquippa St	0.62mi	3/1.5	1,050 (-4%)	5mo	$109,900	$105	58
2645 Jefferson Ave	0.62mi	2/1.0 (-1)	1,123 (+2%)	8mo	$9,750	$9	56
3430 Oswego St	0.58mi	2/1.0 (-1)	1,180 (+7%)	1mo	$95,900	$81	55
2711 Jackson Ave	0.51mi	3/2.0	1,200 (+9%)	7mo	$79,000	$66	51
1902 Hemlock St	0.73mi	2/1.0 (-1)	945 (-14%)	5mo	$6,900	$7	33
3825 Keokuk St	0.70mi	4/2.0 (+1)	1,265 (+15%)	5mo	$59,500	$47	29

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: 8.5%
• Equity multiple: 1.32×
• Total profit: $6,753
• Equity at exit: $11,183

10-year hold

• IRR: 15.2%
• Equity multiple: 2.07×
• Total profit: $22,557
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,006 high
• Mortgage (P&I): −$393
• Tax from tax record: −$27 /mo · $319/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $344

Break-even live

Break-even rent $571

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $386	-5% $365	+0% $344	+5% $322	+10% $301
Rent	-10% $264	-5% $304	+0% $344	+5% $383	+10% $423
Rate	-1.0pp $381	-0.5pp $363	base $344	+0.5pp $324	+1.0pp $304

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	45d	1	0.58mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	45d	1	0.58mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	20d	1	0.62mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	45d	1	0.67mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	45d	1	0.79mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	20d	1	0.82mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	45d	1	0.86mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	15d	1	0.90mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	25d	1	0.91mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	25d	1	0.96mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	25d	1	0.96mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	15d	1	0.99mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	45d	1	1.03mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	20d	1	1.06mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	25d	1	1.08mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	45d	1	1.25mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	25d	1	1.32mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	25d	1	1.36mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$1,250	$1.64	45d	1	1.43mi
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	22d	1	1.49mi
636 N 39th St Apt 2 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	15d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 29 DOM
2. 2026-06-17
   days on market $75,000 Active 28 DOM
3. 2026-06-16
   days on market $75,000 Active 27 DOM
4. 2026-06-15
   days on market $75,000 Active 26 DOM
5. 2026-06-14
   days on market $75,000 Active 24 DOM
6. 2026-06-10
   days on market $75,000 Active 21 DOM
7. 2026-06-09
   days on market $75,000 Active 20 DOM
8. 2026-06-08
   days on market $75,000 Active 19 DOM
9. 2026-06-07
   days on market $75,000 Active 18 DOM
10. 2026-06-05
    days on market $75,000 Active 15 DOM
11. 2026-06-03
    days on market $75,000 Active 14 DOM
12. 2026-06-02
    days on market $75,000 Active 13 DOM
13. 2026-06-01
    days on market $75,000 Active 12 DOM
14. 2026-05-31
    days on market $75,000 Active 11 DOM
15. 2026-05-31
    days on market $75,000 Active 10 DOM
16. 2026-05-20
    listed $75,000 Active

    Show marketing remark (386 chars)

    Property is being sold AS IS with no repairs to be made by seller. Enter property at your own risk. Neither seller, broker, nor agent assumes any liability or responsibility for injuries or damages while on the property. Combo lockbox is located on the front door of the property. Buyer and buyer's agent to verify all measurements and information deemed important. Lockbox code is 2468

17. 2026-05-20
    listed $75,000 Active 386-char remark

    Show marketing remark (386 chars)

    Property is being sold AS IS with no repairs to be made by seller. Enter property at your own risk. Neither seller, broker, nor agent assumes any liability or responsibility for injuries or damages while on the property. Combo lockbox is located on the front door of the property. Buyer and buyer's agent to verify all measurements and information deemed important. Lockbox code is 2468

ⓘ 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: $319 · $27/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: +$94/yr (+$8/mo · 29.5%)

ⓘ 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: $12,071
• − Mortgage interest: −$4,201
• − Property taxes: −$319
• − Insurance: −$375
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$2,182
• Taxable income: $3,063
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $3,387/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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $75,000 AcadianaMLS
• 2026-05-20 Listed $75,000 GBRMLS

Property tax history

+2.4%/yr

Latest (2025): $319 · +4.7% YoY. Source: county tax records.