434 Atkinson St · Baton Rouge, LA 70806

$150,000

3 bd · 1.0 ba · 1,078 sqft · SingleFamily public records · 24 Days on market

Built 1960 4,791 sqft lot Est $132k · 14% over

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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 +15.8/30.0
• DSCR +4.9/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful restoration of a classic vintage home in now complete. It's like new but retains the charm of years ago while offering the comforts of today. The home has a brand new architectual shingle roof and sports new insulation (ceiling, walls and even under the home) for lower utility bills. Once inside you'll note the freshly refinished oak strip floors throughout and ceramic in kitchen and bath, both of which have been updated. The large kitchen has new counters, newer stove and frig. The dining room is large enough for formal dining furniture and is accented by a large window allowing natural light to beam though. All bedrooms are large with ceiling fans. You'll love the convenient location as it' near downtown and only a few blocks to the Baton Rouge General Hospital.

Key facts

• Ceramic in kitchen
• Updated kitchen
• Large window

Tags

• ARCHITECTURAL SHINGLE ROOF
• NEW INSULATION
• REFINISHED OAK STRIP FLOORS
• CERAMIC IN KITCHEN
• UPDATED KITCHEN
• LARGE WINDOW

Property features AI

Finance

• HOA & community: Playground in the community

Exterior

• Parking: 2 parking spaces; Open parking
• Utilities: Public water; Public sewer; Cable connected
• Home design: Detached single-family residence; Residential property; Updated/Remodeled
• Construction: Wood siding and frame construction; Pillar/post/pier foundation; Built with shingle roof
• Exterior features: Outdoor lighting; Chain link, wood, and privacy fencing; Shingle roof

Interior

• Kitchen: Eat-in kitchen
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; High ceilings; Window treatments
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $70 ($838/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (17.0% below list).
• Recommended offer: $125k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.2% 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: Bernard Terrace Elementary School (math 8% / reading 27%, grade F, #483 of 646 statewide, top 75%, 283 students, 91% 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 79% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 241 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $4k 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 24 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 28y 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 $44k; list at $150k implies a 237% gain — meaningful room to come down on a strong offer.

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 $124,506 (17.0% 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. 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?
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: 0.83% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $131,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2812 North St	0.09mi	3/2.0	1,152 (+7%)	8mo	$140,000	$122	73
760 N 29th St	0.26mi	2/1.5 (-1)	1,135 (+5%)	1mo	$105,000	$93	72
3420 Main St	0.32mi	2/1.0 (-1)	1,118 (+4%)	6mo	$54,500	$49	69
421 N 24th St	0.24mi	3/2.0	1,197 (+11%)	1mo	$190,000	$159	65
716 N 36th St	0.45mi	3/2.0	1,100 (+2%)	8mo	$49,000	$45	65
1152 N 32nd St	0.54mi	2/1.0 (-1)	1,000 (-7%)	2mo	$12,500	$13	56
416 Wabash Blvd	0.52mi	2/1.0 (-1)	1,117 (+4%)	11mo	$130,000	$116	56
144 Hearthstone Dr	0.35mi	2/1.0 (-1)	1,191 (+10%)	11mo	$242,000	$203	52
2482 Louisiana Ave	0.44mi	3/2.0	1,225 (+14%)	5mo	$265,000	$216	49
2513 Jura St	0.60mi	3/2.0	1,234 (+14%)	2mo	$275,000	$223	43
1108 N Acadian Thruway	0.51mi	2/5.5 (-1)	1,000 (-7%)	2mo	$13,100	$13	43
562 Terry Dr	0.71mi	2/2.0 (-1)	1,226 (+14%)	6mo	$300,000	$245	30

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-19,387
• Equity at exit: $22,365

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-9,198
• Equity at exit: $12,969

Cash invested: $42,000 (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 70806

• Rents YoY: 3.4%
• Active inventory: 241
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$787
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $70

Break-even live

Break-even rent $1,157

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $155	-5% $112	+0% $70	+5% $27	+10% $-15
Rent	-10% $-29	-5% $21	+0% $70	+5% $119	+10% $168
Rate	-1.0pp $145	-0.5pp $108	base $70	+0.5pp $31	+1.0pp $-9

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	25d	1	0.22mi
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	23d	1	0.40mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$1,250	$1.64	45d	1	0.48mi
636 N 39th St Apt 2 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	16d	1	0.57mi
303 S 21st St Baton Rouge, LA	3.0	1.0	1070	$825	$0.77	45d	1	0.59mi
239 West Dr Baton Rouge, LA	2.0	1.0	1428	$1,250	$0.88	25d	1	0.61mi
623 S Eugene St Unit 1 Baton Rouge, LA	2.0	1.0	980	$1,400	$1.43	45d	1	0.62mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	25d	1	0.62mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	16d	1	0.62mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	45d	1	0.66mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	25d	1	0.67mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	25d	1	0.71mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	45d	1	0.75mi
3711 Cole Dr #3 Baton Rouge, LA	2.0	1.5	1200	$1,200	$1.00	45d	1	0.78mi
866 Arlington Ave Unit 206 Baton Rouge, LA	2.0	1.0	950	$895	$0.94	45d	1	0.78mi
878 Kenmore Ave Unit C Baton Rouge, LA	2.0	1.0	1100	$1,000	$0.91	23d	1	0.79mi
925 Rittiner Dr Unit 927 Baton Rouge, LA	3.0	1.0	1147	$1,250	$1.09	45d	1	0.84mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	16d	1	0.89mi
1035 Rittiner Dr Baton Rouge, LA	3.0	1.0	1145	$1,200	$1.05	16d	1	0.90mi
718 Park Blvd Unit 1 Baton Rouge, LA	2.0	1.0	1189	$1,500	$1.26	25d	1	0.90mi
1346 Main St Unit A Baton Rouge, LA	3.0	2.0	1200	$1,600	$1.33	45d	1	0.92mi
422 Glenmore Ave Baton Rouge, LA	3.0	2.0	1307	$1,700	$1.30	25d	1	0.93mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,353	$1.75	16d	6	0.95mi
802 S 18th St Baton Rouge, LA	3.0	2.0	1293	$1,690	$1.31	25d	1	0.99mi
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	25d	1	1.01mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	45d	1	1.06mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	25d	1	1.06mi
4743 Florida Blvd Baton Rouge, LA	2.0	1.0	947	$789	$0.83	16d	3	1.07mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	16d	1	1.19mi
352 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	987	$1,475	$1.49	16d	2	1.22mi
1702 Terrace Ave Baton Rouge, LA	4.0	2.0	1117	$1,400	$1.25	25d	1	1.26mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	25d	1	1.27mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	16d	31	1.28mi
999 N 9th St Unit 311 Baton Rouge, LA	2.0	1.0	840	$1,040	$1.24	23d	1	1.32mi
999 N 9th St Apt 127 Baton Rouge, LA	2.0	1.0	840	$1,050	$1.25	16d	1	1.32mi
999 N 9th St Unit 419 Baton Rouge, LA	3.0	2.0	1050	$1,170	$1.11	25d	1	1.32mi
999 N 9th St Apt 319 Baton Rouge, LA	3.0	2.0	1050	$1,085	$1.03	45d	1	1.32mi
999 N 9th St Apt 219 Baton Rouge, LA	3.0	2.0	1050	$1,185	$1.13	16d	1	1.32mi
1430 S 17th St Baton Rouge, LA	3.0	2.0	1136	$3,499	$3.08	45d	1	1.33mi
759 Spanish Town Rd Baton Rouge, LA	2.0	1.0	1176	$1,650	$1.40	45d	1	1.36mi

Listing history 32 events

1. 2026-06-22
   days on market $150,000 Active 24 DOM
2. 2026-06-18
   days on market $150,000 Active 21 DOM
3. 2026-06-17
   days on market $150,000 Active 20 DOM
4. 2026-06-16
   days on market $150,000 Active 19 DOM
5. 2026-06-15
   days on market $150,000 Active 18 DOM
6. 2026-06-14
   days on market $150,000 Active 16 DOM
7. 2026-06-10
   days on market $150,000 Active 13 DOM
8. 2026-06-09
   days on market $150,000 Active 12 DOM
9. 2026-06-08
   days on market $150,000 Active 11 DOM
10. 2026-06-07
    days on market $150,000 Active 10 DOM
11. 2026-06-05
    days on market $150,000 Active 7 DOM
12. 2026-06-03
    days on market $150,000 Active 6 DOM
13. 2026-06-02
    days on market $150,000 Active 5 DOM
14. 2026-06-01
    days on market $150,000 Active 4 DOM
15. 2026-05-31
    days on market $150,000 Active 3 DOM
16. 2026-05-31
    days on market $150,000 Active 2 DOM
17. 2026-05-28
    listed $150,000 Active

    Show marketing remark (784 chars)

    Beautiful restoration of a classic vintage home in now complete. It's like new but retains the charm of years ago while offering the comforts of today. The home has a brand new architectual shingle roof and sports new insulation (ceiling, walls and even under the home) for lower utility bills. Once inside you'll note the freshly refinished oak strip floors throughout and ceramic in kitchen and bath, both of which have been updated. The large kitchen has new counters, newer stove and frig. The dining room is large enough for formal dining furniture and is accented by a large window allowing natural light to beam though. All bedrooms are large with ceiling fans. You'll love the convenient location as it' near downtown and only a few blocks to the Baton Rouge General Hospital.

18. 2026-05-28
    listed $150,000 Active 784-char remark

    Show marketing remark (784 chars)

    Beautiful restoration of a classic vintage home in now complete. It's like new but retains the charm of years ago while offering the comforts of today. The home has a brand new architectual shingle roof and sports new insulation (ceiling, walls and even under the home) for lower utility bills. Once inside you'll note the freshly refinished oak strip floors throughout and ceramic in kitchen and bath, both of which have been updated. The large kitchen has new counters, newer stove and frig. The dining room is large enough for formal dining furniture and is accented by a large window allowing natural light to beam though. All bedrooms are large with ceiling fans. You'll love the convenient location as it' near downtown and only a few blocks to the Baton Rouge General Hospital.

19. 2008-01-21
    listed $89,900
20. 2008-01-21
    listed $89,900
21. 2008-01-21
    listed $89,900
22. 2008-01-21
    listed $89,900
23. 2006-09-06
    listed $93,900
24. 2006-09-06
    listed $93,900
25. 2006-07-20
    soldstatus $44,500
26. 2006-07-19
    soldstatus
27. 2006-06-28
    listed $29,900
28. 2006-06-28
    listed $29,900
29. 1999-04-29
    soldstatus
30. 1999-04-05
    soldstatus
31. 1998-06-24
    listed $34,900
32. 1998-06-24
    listed $34,900

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$49/yr (+$4/mo · 6.4%)

ⓘ 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: $14,941
• − Mortgage interest: −$8,402
• − Property taxes: −$776
• − Insurance: −$750
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$4,364
• Taxable loss: −$1,742
• Est. tax savings @ 24.0%: +$418
• After-tax cash flow: $1,256/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

+329.8% since first listed

16 events — show timeline

• 2026-05-28 Listed $150,000 AcadianaMLS
• 2026-05-28 Listed $150,000 GBRMLS
• 2008-01-21 Listed $89,900 GSREIN
• 2008-01-21 Listed $89,900 AcadianaMLS
• 2008-01-21 Listed $89,900 AcadianaMLS
• 2008-01-21 Listed $89,900 GBRMLS
• 2006-09-06 Listed $93,900 AcadianaMLS
• 2006-09-06 Listed $93,900 GBRMLS
• 2006-07-20 Sold (Public Records) $44,500 Public Records
• 2006-07-19 Sold (MLS) — GBRMLS
• 2006-06-28 Listed $29,900 GBRMLS
• 2006-06-28 Listed $29,900 AcadianaMLS
• 1999-04-29 Sold (Public Records) — Public Records
• 1999-04-05 Sold (MLS) — GBRMLS
• 1998-06-24 Listed $34,900 AcadianaMLS
• 1998-06-24 Listed $34,900 GBRMLS

Property tax history

+1.8%/yr

Latest (2025): $776 · +4.7% YoY. Source: county tax records.