4735 Government St #208 · Baton Rouge, LA 70806

$92,000

2 bd · 2.0 ba · 971 sqft · Condo public records · 73 Days on market

Built 1976 $95/sqft · at area comps Est $92k · at est. $250/mo HOA · 23% of rent ↓ 8% 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 +12.9/30.0
• ARV discount +7.7/15.0
• 1% rule +7.0/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 Bed, 2 Bath Condo in the Heart of Baton Rouge! Beautifully decorated and move-in ready, this 2-bedroom, 2-bath condo is perfect as a first home or a long-term investment opportunity. Ideally located in the heart of Baton Rouge, you’re just minutes from LSU, shopping, dining, and entertainment. Enjoy access to the community pool and the convenience of a prime location that makes everyday living easy. Whether you're looking to live or invest, this one checks all the boxes!

Key facts

• $250 HOA
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $92k.

Deal economics

• At list price, monthly cash flow is $-7 ($-84/yr) — negative.
• To cash-flow at today's rent, offer at most $91k (1.3% below list).
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $86k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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 rising (+3.4%/yr); 238 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $636 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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 19y 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 $78k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $86,480 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 6.9

CMA / ARV

• ARV (median comp): $92,332
• List price: $92,000
• Delta: -0.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-14,719
• Equity at exit: $13,717

10-year hold

• IRR: -6.3%
• Equity multiple: 0.58×
• Total profit: $-10,775
• Equity at exit: $7,954

Cash invested: $25,760 (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 70806

• Rents YoY: 3.4%
• Active inventory: 238
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,105 high
• Mortgage (P&I): −$482
• Tax from tax record: −$109 /mo · $1,308/yr
• Insurance: −$38
• HOA: −$250
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-7

Break-even live

Break-even rent $1,114

Max offer price $90,762

Occupancy floor 96%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
352 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	987	$1,475	$1.49	14d	2	0.03mi
4735 Government St #102 Baton Rouge, LA	1.0	1.0	690	$875	$1.27	14d	1	0.03mi
4430 Hatcher Ave Unit 115 Baton Rouge, LA	1.0	1.0	598	$900	$1.51	43d	1	0.20mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,120	$1.45	14d	6	0.27mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	43d	1	0.32mi
115 S Leo St Baton Rouge, LA	1.0	1.0	550	$1,100	$2.00	23d	1	0.34mi
4743 Florida Blvd Baton Rouge, LA	2.0	1.0	947	$789	$0.83	14d	3	0.37mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$1,380	$0.86	14d	1	0.40mi
151 Richland Ave Unit 6 Baton Rouge, LA	1.0	1.0	900	$900	$1.00	43d	1	0.44mi
450 Cloud Dr Baton Rouge, LA	1.0–2.0	1.0	649	$750	$1.16	23d	1	0.50mi
950 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	888	$975	$1.10	14d	1	0.52mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	43d	1	0.61mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	23d	1	0.61mi
314 West Dr Unit 205 Baton Rouge, LA	1.0	1.0	1000	$900	$0.90	14d	1	0.66mi
314 West Dr Unit 205 Baton Rouge, LA	1.0	1.0	1000	$900	$0.90	18d	1	0.66mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	23d	1	0.67mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	23d	1	0.67mi
1100 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–1.5	795	$918	$1.15	14d	3	0.71mi
725 Carol Marie Dr Unit 4 Baton Rouge, LA	1.0	1.0	870	$900	$1.03	14d	1	0.81mi
636 N 39th St Apt 2 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	14d	1	0.81mi
1607 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	1040	$1,030	$0.99	14d	1	0.89mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,240	$0.95	14d	31	0.92mi
1714 College Dr Baton Rouge, LA	2.0	1.0	844	$1,500	$1.78	43d	1	0.92mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	23d	1	0.98mi
1755 College Dr #224 Baton Rouge, LA	2.0	2.0	1036	$1,150	$1.11	23d	1	0.99mi
459 Court Dr Apt Court Baton Rouge, LA	1.0–2.0	1.0–2.0	995	$1,099	$1.10	43d	1	1.06mi
878 Kenmore Ave Unit C Baton Rouge, LA	2.0	1.0	1100	$1,000	$0.91	21d	1	1.09mi
650 N Ardenwood Dr Baton Rouge, LA	1.0–4.0	1.0–2.0	951	$1,025	$1.08	43d	1	1.11mi
1251 N Ardenwood Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	923	$899	$0.97	43d	1	1.12mi
623 S Eugene St Unit 1 Baton Rouge, LA	2.0	1.0	980	$1,400	$1.43	43d	1	1.14mi
866 Arlington Ave Unit 206 Baton Rouge, LA	2.0	1.0	950	$895	$0.94	43d	1	1.15mi
2225 College Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	954	$962	$1.01	14d	32	1.16mi
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	23d	1	1.17mi
2100 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	915	$1,460	$1.60	14d	12	1.24mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	1.24mi
2361 Wisteria St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	43d	1	1.31mi
2500 McGrath Ave Unit 2 Baton Rouge, LA	1.0	1.0	750	$1,000	$1.33	43d	1	1.32mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	23d	1	1.32mi
6645 Harry Dr Baton Rouge, LA	2.0–4.0	1.0–2.0	1013	$955	$0.94	14d	14	1.36mi
6773 Titian Ave Unit 6 Baton Rouge, LA	2.0	1.0	1000	$700	$0.70	14d	1	1.38mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $92,000 Active 73 DOM
2. 2026-06-17
   days on market $92,000 Active 72 DOM
3. 2026-06-16
   days on market $92,000 Active 71 DOM
4. 2026-06-15
   days on market $92,000 Active 70 DOM
5. 2026-06-14
   days on market $92,000 Active 68 DOM
6. 2026-06-10
   days on market $92,000 Active 65 DOM
7. 2026-06-09
   days on market $92,000 Active 64 DOM
8. 2026-06-08
   days on market $92,000 Active 63 DOM
9. 2026-06-07
   days on market $92,000 Active 62 DOM
10. 2026-06-05
    days on market $92,000 Active 59 DOM
11. 2026-06-03
    days on market $92,000 Active 58 DOM
12. 2026-06-02
    days on market $92,000 Active 57 DOM
13. 2026-06-01
    days on market $92,000 Active 56 DOM
14. 2026-05-31
    days on market $92,000 Active 55 DOM
15. 2026-05-31
    days on market $92,000 Active 54 DOM
16. 2026-04-06
    listed $92,000 Active 493-char remark

    Show marketing remark (486 chars)

    CHARMING 2 BED, 2 BATH CONDO IN THE HEART OF BATON ROUGE! BEAUTIFULLY DECORATED AND MOVE-IN READY, THIS 2-BEDROOM, 2-BATH CONDO IS PERFECT AS A FIRST HOME OR A LONG-TERM INVESTMENT OPPORTUNITY. IDEALLY LOCATED IN THE HEART OF BATON ROUGE, YOU'RE JUST MINUTES FROM LSU, SHOPPING, DINING, AND ENTERTAINMENT. ENJOY ACCESS TO THE COMMUNITY POOL AND THE CONVENIENCE OF A PRIME LOCATION THAT MAKES EVERYDAY LIVING EASY. WHETHER YOU'RE LOOKING TO LIVE OR INVEST, THIS ONE CHECKS ALL THE BOXES!

17. 2026-04-06
    listed $92,000 Active 486-char remark

    Show marketing remark (486 chars)

    CHARMING 2 BED, 2 BATH CONDO IN THE HEART OF BATON ROUGE! BEAUTIFULLY DECORATED AND MOVE-IN READY, THIS 2-BEDROOM, 2-BATH CONDO IS PERFECT AS A FIRST HOME OR A LONG-TERM INVESTMENT OPPORTUNITY. IDEALLY LOCATED IN THE HEART OF BATON ROUGE, YOU'RE JUST MINUTES FROM LSU, SHOPPING, DINING, AND ENTERTAINMENT. ENJOY ACCESS TO THE COMMUNITY POOL AND THE CONVENIENCE OF A PRIME LOCATION THAT MAKES EVERYDAY LIVING EASY. WHETHER YOU'RE LOOKING TO LIVE OR INVEST, THIS ONE CHECKS ALL THE BOXES!

18. 2025-12-02
    listed $91,900 Active
19. 2025-12-02
    listed $91,900 Active
20. 2025-07-25
    listed $95,000 Active
21. 2025-07-25
    listed $95,000 Active
22. 2024-12-11
    listed $95,000 Active
23. 2024-12-11
    historical
24. 2024-11-08
    status Active
25. 2024-10-30
    status Pending
26. 2024-09-24
    listed $95,000 Active
27. 2024-09-24
    listed $95,000 Active
28. 2024-03-01
    soldstatus Sold
29. 2024-03-01
    soldstatus $78,000
30. 2024-02-21
    status Pending
31. 2024-01-30
    listed $87,000 Active
32. 2024-01-30
    listed $87,000
33. 2017-05-01
    soldstatus
34. 2017-03-20
    listed $1,000
35. 2007-08-07
    soldstatus
36. 2007-06-19
    listed $99,900
37. 2007-06-19
    listed $99,900

ⓘ 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: $1,308 · $109/mo
• Projected year-2 tax: $1,308 · $109/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,257
• − Mortgage interest: −$5,153
• − Property taxes: −$1,308
• − Insurance: −$460
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − HOA: −$3,000
• − Depreciation: −$2,676
• Taxable loss: −$1,462
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $267/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): 28,302
• Household income: $55,642
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 1968.0

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 9% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Chinese 1% French/Haitian/Cajun 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: ▼ -167.56%
• Current HPI: 185.0655
• Rent YoY: ▲ 3.42%
• 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

-7.9% since first listed

22 events — show timeline

• 2026-04-06 Listed $92,000 GBRMLS
• 2026-04-06 Listed $92,000 AcadianaMLS
• 2025-12-02 Listed $91,900 GBRMLS
• 2025-12-02 Listed $91,900 AcadianaMLS
• 2025-07-25 Listed $95,000 GBRMLS
• 2025-07-25 Listed $95,000 AcadianaMLS
• 2024-12-11 Listed $95,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-08 Relisted — GBRMLS
• 2024-10-30 Pending — GBRMLS
• 2024-09-24 Listed $95,000 AcadianaMLS
• 2024-09-24 Listed $95,000 GBRMLS
• 2024-03-01 Sold (Public Records) $78,000 Public Records
• 2024-03-01 Sold (MLS) — GBRMLS
• 2024-02-21 Pending — GBRMLS
• 2024-01-30 Listed $87,000 AcadianaMLS
• 2024-01-30 Listed $87,000 GBRMLS
• 2017-05-01 Sold (MLS) — GBRMLS
• 2017-03-20 Listed $1,000 GBRMLS
• 2007-08-07 Sold (MLS) — GBRMLS
• 2007-06-19 Listed $99,900 AcadianaMLS
• 2007-06-19 Listed $99,900 GBRMLS

Property tax history

+1.4%/yr

Latest (2025): $1,308 · +4.7% YoY. Source: county tax records.