2695 Bogan Walk · Baton Rouge, LA 70802

$185,000

4 bd · 2.0 ba · 2,813 sqft · SingleFamily public records · 11 Days on market

Built 1979 4,791 sqft lot $66/sqft · 128% above area ↓ 10% 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 +17.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Rent growth +4.1/5.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into style with this 4BD/2BA contemporary home! Situated on a desirable corner lot, this property offers both curb appeal and extra breathing room. Inside, you'll find generously sized bedrooms that provide comfort and flexibility. There is a unique loft space perfect for unwinding, complete with a wet bar. Adding character and charm, two groovy fireplaces create cozy focal points- one in the main living area and another tucked away in the primary bedroom for a private retreat-like feel. A spacious two-car garage offers ample storage, making organization easy without sacrificing style. This home blends contemporary design with fun, functional features- perfect for those looking for something a little different with plenty of room to live, relax, and entertain.

Key facts

• Wet bar
• Spacious garage
• Corner lot

Tags

• CORNER LOT
• LOFT SPACE
• WET BAR
• TWO FIREPLACES
• SPACIOUS GARAGE

Property features AI

Exterior

• Parking: Garage and driveway with 4 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One story
• Construction: Frame and brick construction; Shingle roof; Slab foundation; Built on a 120 x 120 lot (approximately 0.11 acre)
• Exterior features: Covered porch; Level topography; No fencing

Interior

• Kitchen: Gas cooktop; Cooktop; Oven; Range; Range hood; Dishwasher; Microwave
• Flooring: Tile; Ceramic tile; Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Cathedral ceilings; Wet bar; Walk-in closets; High ceilings; Skylight(s); Two fireplaces
• Laundry & utility: Indoor laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/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 $166k (10.3% below list).
• Recommended offer: $166k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 fast (+6.6%/yr); 188 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,659/mo this rent would consume 58% of the median local household income ($34k/yr) (locally 1831% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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.

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 $165,944 (10.3% below list)

Questions for the listing agent

1. Built in 1979 — 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: 0.90% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 9.3

CMA / ARV

• ARV (median comp): $82,901
• List price: $185,000
• Delta: 123.16%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3040 Madison Ave	0.47mi	3/2.5 (-1)	2,499 (-11%)	14mo	$170,000	$68	40

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.73×
• Total profit: $-13,837
• Equity at exit: $27,584

10-year hold

• IRR: 6.3%
• Equity multiple: 1.54×
• Total profit: $28,034
• Equity at exit: $15,995

Cash invested: $51,800 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $157

Break-even live

Break-even rent $1,461

Max offer price $185,000

Occupancy floor 86%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2120 Convention St Baton Rouge, LA	3.0	2.0	2200	$1,675	$0.76	14d	1	0.95mi

Listing history 7 events

1. 2026-05-18
   status Pending 775-char remark

   Show marketing remark (775 chars)

   Step into style with this 4BD/2BA contemporary home! Situated on a desirable corner lot, this property offers both curb appeal and extra breathing room. Inside, you'll find generously sized bedrooms that provide comfort and flexibility. There is a unique loft space perfect for unwinding, complete with a wet bar. Adding character and charm, two groovy fireplaces create cozy focal points- one in the main living area and another tucked away in the primary bedroom for a private retreat-like feel. A spacious two-car garage offers ample storage, making organization easy without sacrificing style. This home blends contemporary design with fun, functional features- perfect for those looking for something a little different with plenty of room to live, relax, and entertain.

2. 2026-05-18
   status Pending 776-char remark

   Show marketing remark (775 chars)

   Step into style with this 4BD/2BA contemporary home! Situated on a desirable corner lot, this property offers both curb appeal and extra breathing room. Inside, you'll find generously sized bedrooms that provide comfort and flexibility. There is a unique loft space perfect for unwinding, complete with a wet bar. Adding character and charm, two groovy fireplaces create cozy focal points- one in the main living area and another tucked away in the primary bedroom for a private retreat-like feel. A spacious two-car garage offers ample storage, making organization easy without sacrificing style. This home blends contemporary design with fun, functional features- perfect for those looking for something a little different with plenty of room to live, relax, and entertain.

3. 2026-05-06
   listed $185,000 Active 776-char remark

   Show marketing remark (775 chars)

   Step into style with this 4BD/2BA contemporary home! Situated on a desirable corner lot, this property offers both curb appeal and extra breathing room. Inside, you'll find generously sized bedrooms that provide comfort and flexibility. There is a unique loft space perfect for unwinding, complete with a wet bar. Adding character and charm, two groovy fireplaces create cozy focal points- one in the main living area and another tucked away in the primary bedroom for a private retreat-like feel. A spacious two-car garage offers ample storage, making organization easy without sacrificing style. This home blends contemporary design with fun, functional features- perfect for those looking for something a little different with plenty of room to live, relax, and entertain.

4. 2026-05-06
   listed $185,000 Active 775-char remark

   Show marketing remark (775 chars)

   Step into style with this 4BD/2BA contemporary home! Situated on a desirable corner lot, this property offers both curb appeal and extra breathing room. Inside, you'll find generously sized bedrooms that provide comfort and flexibility. There is a unique loft space perfect for unwinding, complete with a wet bar. Adding character and charm, two groovy fireplaces create cozy focal points- one in the main living area and another tucked away in the primary bedroom for a private retreat-like feel. A spacious two-car garage offers ample storage, making organization easy without sacrificing style. This home blends contemporary design with fun, functional features- perfect for those looking for something a little different with plenty of room to live, relax, and entertain.

5. 2018-03-24
   historical
6. 2017-09-27
   listed $205,000 Active
7. 2017-09-23
   listed $205,000

ⓘ 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: $1,284 · $107/mo
• Projected year-2 tax: $1,284 · $107/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: $19,913
• − Mortgage interest: −$10,363
• − Property taxes: −$1,284
• − Insurance: −$925
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$5,382
• Taxable loss: −$1,226
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $2,175/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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 1% Other Indo-European 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

-9.8% since first listed

7 events — show timeline

• 2026-05-18 Pending — AcadianaMLS
• 2026-05-18 Pending — GBRMLS
• 2026-05-06 Listed $185,000 GBRMLS
• 2026-05-06 Listed $185,000 AcadianaMLS
• 2018-03-24 Delisted — GBRMLS
• 2017-09-27 Listed $205,000 GBRMLS
• 2017-09-23 Listed $205,000 AcadianaMLS

Property tax history

+13.4%/yr

Latest (2025): $1,284 · +4.7% YoY. Source: county tax records.