11110 Boardwalk Dr #41 · Baton Rouge, LA 70816

$170,000

3 bd · 2.0 ba · 1,565 sqft · Condo public records · 328 Days on market

Built 2007 $109/sqft · 16% below area Est $201k · 16% under $286/mo HOA · 18% 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).

• ARV discount +14.5/15.0
• Cash flow +8.4/30.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

Key facts

• Hardwood flooring
• Lake views
• Large living room

Tags

• GATED CONDO COMMUNITY
• HARDWOOD FLOORING
• LARGE LIVING ROOM
• LAKE VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (5.3% below list).
• Recommended offer: $143k (15.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 4.2% in Baton Rouge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Broadmoor Elementary School (math 19% / reading 24%, grade F, #434 of 646 statewide, top 68%, 597 students, 81% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Zoned-school proficiency averages 42% at this address vs 28% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 255 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 328 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 18y ago; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $143,081 (15.8% 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 328 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.84%
• DSCR: 0.83
• GRM: 8.8

CMA / ARV

• ARV (median comp): $201,328
• List price: $170,000
• Delta: -15.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.16% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.13×
• Total profit: $-41,548
• Equity at exit: $25,348

10-year hold

• IRR: -42.5%
• Equity multiple: -0.37×
• Total profit: $-65,298
• Equity at exit: $14,698

Cash invested: $47,600 (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 70816

• Rents YoY: 0.2%
• Active inventory: 255
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$891
• Tax from tax record: −$176 /mo · $2,110/yr
• Insurance: −$71
• HOA: −$286
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-152

Break-even live

Break-even rent $1,803

Max offer price $143,081

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-104	+0% $-152	+5% $-200	+10% $-249
Rent	-10% $-280	-5% $-216	+0% $-152	+5% $-89	+10% $-25
Rate	-1.0pp $-67	-0.5pp $-109	base $-152	+0.5pp $-196	+1.0pp $-241

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	45d	1	0.01mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	25d	1	0.01mi
11111 N Harrells Ferry Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	949	$1,185	$1.25	25d	1	0.23mi
10795 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,287	$1.54	16d	16	0.26mi
11070 Mead Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	836	$1,284	$1.53	16d	19	0.45mi
2222 Seracedar Dr Baton Rouge, LA	3.0	2.0	1550	$1,700	$1.10	45d	1	0.48mi
3237 Toulon Dr Apt 7 Baton Rouge, LA	2.0	1.5	1100	$875	$0.80	45d	1	0.67mi
2257 Silverest Ave Baton Rouge, LA	3.0	1.5	1800	$1,700	$0.94	25d	1	0.67mi
2166 Silverest Ave Baton Rouge, LA	3.0	2.0	1640	$1,800	$1.10	25d	1	0.70mi
11888 Old Hammond Hwy Baton Rouge, LA	2.0–4.0	1.0–2.0	1028	$1,140	$1.11	45d	1	0.74mi
11151 Stanley Aubin Ln Baton Rouge, LA	3.0	2.0	1265	$1,450	$1.15	45d	1	0.77mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.0	2071	$1,900	$0.92	21d	1	0.79mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.5	2071	$1,900	$0.92	45d	1	0.79mi
3484 Cedarcrest Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	937	$1,294	$1.38	25d	1	0.86mi
10642 Stanley Aubin Ln Unit C Baton Rouge, LA	2.0	1.5	1050	$900	$0.86	45d	1	0.90mi
1860 Boulevard de Province Baton Rouge, LA	1.0–3.0	1.0–2.0	1095	$1,475	$1.35	45d	1	0.93mi
10245 Airline Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	898	$1,469	$1.63	16d	14	1.00mi
2001 Red Stick Dr Baton Rouge, LA	3.0	3.0	1559	$2,150	$1.38	25d	1	1.06mi
1855 Boulevard de Province Baton Rouge, LA	1.0–2.0	1.0–2.0	880	$975	$1.11	45d	1	1.06mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	45d	1	1.07mi
1795 Boulevard de Province Unit A Baton Rouge, LA	2.0	2.5	1109	$1,250	$1.13	45d	1	1.08mi
1919 Boulevard de Province Baton Rouge, LA	1.0–2.0	1.0–2.0	1082	$946	$0.87	16d	31	1.09mi
1735 Boulevard de Province Baton Rouge, LA	2.0	2.5	1160	$1,100	$0.95	45d	1	1.10mi
1781 Boulevard de Province Unit D Baton Rouge, LA	2.0	2.5	1260	$1,100	$0.87	45d	1	1.12mi
1783 Boulevard De Province Unit C Baton Rouge, LA	2.0	2.5	1100	$1,075	$0.98	45d	1	1.12mi
1755 Boulevard De Province Unit A Baton Rouge, LA	2.0	2.5	1100	$900	$0.82	25d	1	1.17mi
1761 Boulevard De Province Unit D Baton Rouge, LA	2.0	2.5	1123	$1,100	$0.98	45d	1	1.17mi
10318 Celtic Dr Baton Rouge, LA	1.0–3.0	1.0–2.5	990	$1,572	$1.59	16d	16	1.31mi
814 Lonita St Baton Rouge, LA	3.0	2.0	1678	$1,900	$1.13	25d	1	1.32mi
10286 W Winston Ave Baton Rouge, LA	2.0	1.5	1150	$1,195	$1.04	45d	1	1.37mi
3445 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1105	$2,121	$1.92	16d	10	1.39mi
1411 Cottondale Dr Apt C Baton Rouge, LA	3.0	2.0	1100	$1,000	$0.91	45d	1	1.39mi
9540 Lindale Ave Unit A Baton Rouge, LA	3.0	2.5	1655	$1,900	$1.15	25d	1	1.44mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,318	$1.27	16d	13	1.47mi
9922 N Parkview Dr Baton Rouge, LA	3.0	2.0	1847	$2,500	$1.35	45d	1	1.49mi
3938 Garden View Dr Baton Rouge, LA	3.0	2.0	1620	$2,000	$1.23	23d	1	1.50mi

HOA detail condo

• Monthly dues: $286 · $3,432/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-15
   days on market $170,000 Active 328 DOM
2. 2026-06-14
   days on market $170,000 Active 326 DOM
3. 2026-06-10
   pricedays on market $170,000 Active 323 DOM
4. 2026-06-09
   days on market $172,000 Active 322 DOM
5. 2026-06-08
   days on market $172,000 Active 321 DOM
6. 2026-06-07
   days on market $172,000 Active 320 DOM
7. 2026-06-05
   days on market $172,000 Active 317 DOM
8. 2026-06-03
   days on market $172,000 Active 316 DOM
9. 2026-06-03
   price $172,000 Active 315 DOM
10. 2026-06-02
    days on market $175,000 Active 315 DOM
11. 2026-06-01
    days on market $175,000 Active 314 DOM
12. 2026-05-31
    days on market $175,000 Active 313 DOM
13. 2026-05-31
    days on market $175,000 Active 312 DOM
14. 2026-02-19
    price $175,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

15. 2026-02-19
    price $175,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

16. 2026-02-08
    price $176,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

17. 2026-02-08
    price $176,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

18. 2026-02-02
    price $177,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

19. 2026-02-01
    price $177,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

20. 2026-01-18
    price $178,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

21. 2026-01-18
    price $178,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

22. 2025-12-04
    price $178,500 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

23. 2025-12-04
    price $178,500 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

24. 2025-10-30
    price $179,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

25. 2025-10-30
    status Active 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

26. 2025-10-30
    price $179,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

27. 2025-10-15
    status Pending 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

28. 2025-09-30
    price $180,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

29. 2025-09-30
    price $180,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

30. 2025-09-22
    price $181,500 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

31. 2025-09-22
    price $181,500 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

32. 2025-09-11
    price $183,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

33. 2025-09-11
    price $183,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

34. 2025-08-28
    price $185,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

35. 2025-08-28
    price $185,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

36. 2025-08-11
    price $190,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

37. 2025-08-11
    price $190,000 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

38. 2025-07-07
    listed $195,000 Active 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

39. 2025-07-07
    listed $195,000 Active 307-char remark

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

40. 2025-07-07
    listed $181,500 Active

    Show marketing remark (307 chars)

    Three bedroom, 2 bath home inside a gated condo community located near I10 and other access points. Highlights include hardwood flooring in most rooms and a large living room space with open access to the kitchen. Lake views are within a few steps outside. Seller giving credit of 6 months toward HOA fees!!

41. 2019-04-22
    soldstatus $178,000
42. 2019-04-15
    soldstatus Sold
43. 2019-02-15
    status Pending
44. 2019-02-08
    listed $175,000 Active
45. 2019-02-08
    listed $175,000
46. 2019-01-26
    historical
47. 2018-07-25
    listed $177,000 Active
48. 2018-07-25
    listed $177,000
49. 2011-07-18
    listed $184,900
50. 2011-07-18
    listed $184,900

ⓘ 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: $2,110 · $176/mo
• Projected year-2 tax: $2,110 · $176/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: $19,319
• − Mortgage interest: −$9,523
• − Property taxes: −$2,110
• − Insurance: −$850
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − HOA: −$3,432
• − Depreciation: −$4,945
• Taxable loss: −$4,633
• Est. tax savings @ 24.0%: +$1,112
• After-tax cash flow: $-717/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): 45,718
• Household income: $67,353
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 2162.0

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 0.67)
• Race & ethnicity: Black 41% White 38% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 1% Hispanic 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 9% Chinese 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: ▼ -161.21%
• Current HPI: 157.3823
• Rent YoY: ▲ 0.16%
• 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

-7.8% since first listed

40 events — show timeline

• 2026-02-19 Price Changed $175,000 AcadianaMLS
• 2026-02-19 Price Changed $175,000 GSREIN
• 2026-02-08 Price Changed $176,000 AcadianaMLS
• 2026-02-08 Price Changed $176,000 GSREIN
• 2026-02-02 Price Changed $177,000 AcadianaMLS
• 2026-02-01 Price Changed $177,000 GSREIN
• 2026-01-18 Price Changed $178,000 AcadianaMLS
• 2026-01-18 Price Changed $178,000 GSREIN
• 2025-12-04 Price Changed $178,500 AcadianaMLS
• 2025-12-04 Price Changed $178,500 GSREIN
• 2025-10-30 Price Changed $179,000 AcadianaMLS
• 2025-10-30 Relisted — GSREIN
• 2025-10-30 Price Changed $179,000 GSREIN
• 2025-10-15 Pending — GSREIN
• 2025-09-30 Price Changed $180,000 AcadianaMLS
• 2025-09-30 Price Changed $180,000 GSREIN
• 2025-09-22 Price Changed $181,500 AcadianaMLS
• 2025-09-22 Price Changed $181,500 GSREIN
• 2025-09-11 Price Changed $183,000 AcadianaMLS
• 2025-09-11 Price Changed $183,000 GSREIN
• 2025-08-28 Price Changed $185,000 AcadianaMLS
• 2025-08-28 Price Changed $185,000 GSREIN
• 2025-08-11 Price Changed $190,000 AcadianaMLS
• 2025-08-11 Price Changed $190,000 GSREIN
• 2025-07-07 Listed $181,500 AcadianaMLS
• 2025-07-07 Listed $195,000 GSREIN
• 2025-07-07 Listed $195,000 AcadianaMLS
• 2019-04-22 Sold (Public Records) $178,000 Public Records
• 2019-04-15 Sold (MLS) — GBRMLS
• 2019-02-15 Pending — GBRMLS
• 2019-02-08 Listed $175,000 AcadianaMLS
• 2019-02-08 Listed $175,000 GBRMLS
• 2019-01-26 Delisted — GBRMLS
• 2018-07-25 Listed $177,000 AcadianaMLS
• 2018-07-25 Listed $177,000 GBRMLS
• 2011-07-18 Listed $184,900 AcadianaMLS
• 2011-07-18 Listed $184,900 GBRMLS
• 2008-06-20 Sold (MLS) — GBRMLS
• 2008-01-07 Listed $189,900 AcadianaMLS
• 2008-01-07 Listed $189,900 GBRMLS

Property tax history

+6.6%/yr

Latest (2025): $2,110 · +4.7% YoY. Source: county tax records.