2526 Huron St · Baton Rouge, LA 70805

$45,000

2 bd · 1.0 ba · 997 sqft · SingleFamily · 29 Days on market

Built 1971 4,791 sqft lot Est $49k · 8% under

---

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
• ARV discount +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Home is currently tenant-occupied; please do not disturb tenants. Property is in need of repairs and is being sold as part of a 12-home investment portfolio. Seller has limited knowledge of the property.

Key facts

• 4,791 sq ft lot
• 2 parking spots
• Built 1971

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Wood siding and frame construction
• Exterior features: Patio; Lot approximately 40 x 120 (0.11 acre)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: No central heating; Window unit air conditioning
• Interior features: Window cooling units

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.3% 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 soft (-1.2%/yr); 155 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 41% of the median local income ($25k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($44k) 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 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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: 1.94% ✓
• Cap rate: 17.27%
• Cash-on-cash: 39.20%
• DSCR: 2.74
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $48,853
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3130 Hiawatha St	0.18mi	2/1.0	1,012 (+2%)	5mo	$36,900	$36	85
3032 Seneca St	0.49mi	2/1.0	1,000 (+0%)	8mo	$10,000	$10	70
3216 Brady St	0.39mi	3/1.0 (+1)	1,038 (+4%)	6mo	$69,900	$67	64
3351 Geronimo St	0.17mi	2/1.0	900 (-10%)	14mo	$35,000	$39	64
3736 Alliquippa St	0.39mi	3/1.5 (+1)	1,050 (+5%)	5mo	$109,900	$105	62
2835 Erie St	0.18mi	3/1.0 (+1)	929 (-7%)	16mo	$70,000	$75	62
3139 Dalton St	0.37mi	2/1.0	960 (-4%)	19mo	$25,000	$26	61
2736 Adams Ave	0.61mi	2/1.0	1,000 (+0%)	14mo	$19,000	$19	59
3503 Alliquippa St	0.22mi	3/1.0 (+1)	905 (-9%)	16mo	$69,900	$77	56
3635 Iroquois St	0.68mi	3/1.0 (+1)	1,009 (+1%)	17mo	$11,000	$11	47
3445 Monroe Ave	0.73mi	3/1.0 (+1)	1,018 (+2%)	18mo	$49,900	$49	43
2526 Adams Ave	0.60mi	3/1.0 (+1)	1,124 (+13%)	13mo	$130,000	$116	35

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: 32.1%
• Equity multiple: 2.30×
• Total profit: $16,360
• Equity at exit: $6,710

10-year hold

• IRR: 37.6%
• Equity multiple: 4.02×
• Total profit: $38,089
• Equity at exit: $3,891

Cash invested: $12,600 (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: 4.3×

Monthly cashflow live

• Estimated rent: $873 high
• Mortgage (P&I): −$236
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $412

Break-even live

Break-even rent $352

Max offer price $45,000

Occupancy floor 48%

Sensitivity live

Price	-10% $437	-5% $424	+0% $412	+5% $399	+10% $386
Rent	-10% $343	-5% $377	+0% $412	+5% $446	+10% $481
Rate	-1.0pp $434	-0.5pp $423	base $412	+0.5pp $400	+1.0pp $388

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	44d	1	0.50mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	44d	1	0.58mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	44d	1	0.76mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	24d	1	0.78mi
2933 Dayton St Unit A Baton Rouge, LA	1.0	1.0	800	$540	$0.68	15d	1	0.82mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	19d	1	0.83mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	15d	1	1.02mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	44d	1	1.10mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	1.14mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	19d	1	1.15mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	1.16mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	24d	1	1.23mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	1.27mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	44d	1	1.30mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	24d	1	1.43mi

Listing history 17 events

1. 2026-06-18
   days on market $45,000 Active 29 DOM
2. 2026-06-17
   days on market $45,000 Active 28 DOM
3. 2026-06-16
   days on market $45,000 Active 27 DOM
4. 2026-06-15
   days on market $45,000 Active 26 DOM
5. 2026-06-14
   days on market $45,000 Active 24 DOM
6. 2026-06-10
   days on market $45,000 Active 21 DOM
7. 2026-06-09
   days on market $45,000 Active 20 DOM
8. 2026-06-08
   days on market $45,000 Active 19 DOM
9. 2026-06-07
   days on market $45,000 Active 18 DOM
10. 2026-06-05
    days on market $45,000 Active 15 DOM
11. 2026-06-03
    days on market $45,000 Active 14 DOM
12. 2026-06-02
    days on market $45,000 Active 13 DOM
13. 2026-06-01
    days on market $45,000 Active 12 DOM
14. 2026-05-31
    days on market $45,000 Active 11 DOM
15. 2026-05-31
    days on market $45,000 Active 10 DOM
16. 2026-05-20
    listed $45,000 Active

    Show marketing remark (203 chars)

    Home is currently tenant-occupied; please do not disturb tenants. Property is in need of repairs and is being sold as part of a 12-home investment portfolio. Seller has limited knowledge of the property.

17. 2026-05-20
    listed $45,000 Active 203-char remark

    Show marketing remark (203 chars)

    Home is currently tenant-occupied; please do not disturb tenants. Property is in need of repairs and is being sold as part of a 12-home investment portfolio. Seller has limited knowledge of the property.

ⓘ 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: $280 · $23/mo
• Projected year-2 tax: $280 · $23/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 7/10 Severe 5 d/yr ≥108°F today · 12 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: $10,477
• − Mortgage interest: −$2,521
• − Property taxes: −$280
• − Insurance: −$225
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$1,309
• Taxable income: $4,466
• Est. tax owed @ 24.0%: −$1,072
• After-tax cash flow: $3,868/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 $45,000 AcadianaMLS
• 2026-05-20 Listed $45,000 GBRMLS

Property tax history

+2.5%/yr

Latest (2025): $280 · +4.7% YoY. Source: county tax records.