5540 Lavey Ln · Baker, LA 70714

$50,000

2 bd · 1.0 ba · 899 sqft · SingleFamily · 38 Days on market

Built 1985 7,405 sqft lot $56/sqft · 67% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD AS IS WHERE IS , NO ALLOWANCES, NO REPAIRS CASH ONLY SALE . SELLER WILL NOT PAY ANY ATTORNEY FEES THAT BUYERS ATTORNEY CHARGES BUYER WILL HAVE TO PAY ATTORNEY FEES . SELLER WILL PAY PRORATION OF TAXES .

Key facts

• 7,405 sq ft lot
• Built 1985
• Listed 38 days

Property features AI

Finance

• Other: Located in East Baton Rouge school districts; Subdivision: Rural tract (no subdivision); Directions: Plank Road to Lavey Lane, house on the left

Exterior

• Parking: Driveway
• Utilities: Public water
• Home design: Single-family detached residence; One-story
• Construction: Wood siding exterior
• Exterior features: No fencing; Lot dimensions approximately 50 x 149; Lot area about 0.17 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No central heating or cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $4 ($45/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($947 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 4.5% in Baker — 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 66/100 on livability (#131 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools C-, crime D+, amenities F.
• 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: 141 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $346 of loan paydown is wiped out by about $2k 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 38 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
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: 1.89% ✓
• Cap rate: 16.62%
• Cash-on-cash: 36.88%
• DSCR: 2.64
• GRM: 4.4

CMA / ARV

• ARV (median comp): $153,107
• List price: $50,000
• Delta: -67.34%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 Sherron Ave	0.55mi	3/1.0 (+1)	900 (+0%)	6mo	$140,000	$156	64
14003 Longvue Dr	0.47mi	3/1.5 (+1)	1,000 (+11%)	9mo	$155,000	$155	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-7,603
• Equity at exit: $7,455

10-year hold

• IRR: -5.7%
• Equity multiple: 0.62×
• Total profit: $-5,258
• Equity at exit: $4,323

Cash invested: $14,000 (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 70714

• Home prices YoY: -33.7%
• Active inventory: 141
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $947 high
• Mortgage (P&I): −$262
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $4

Break-even live

Break-even rent $943

Max offer price $50,000

Occupancy floor 95%

Sensitivity live

Price	-10% $32	-5% $18	+0% $4	+5% $-10	+10% $-25
Rent	-10% $-71	-5% $-34	+0% $4	+5% $41	+10% $79
Rate	-1.0pp $29	-0.5pp $16	base $4	+0.5pp $-9	+1.0pp $-22

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13191 Sunshine Rd Baton Rouge, LA	2.0	1.0	900	$850	$0.94	15d	1	0.63mi
1007 Shilo St Apt C Baker, LA	2.0	1.0	800	$800	$1.00	15d	1	0.72mi
5245 Kimberlin Dr Apt C Baker, LA	2.0	2.0	850	$850	$1.00	15d	1	0.72mi
1110 Shilo St Apt D Baker, LA	2.0	2.0	850	$850	$1.00	15d	1	0.74mi
5350 Groom Rd Baker, LA	1.0–2.0	1.0–2.0	768	$961	$1.25	15d	7	0.78mi
1120 Sherron Ave Unit 4 Baker, LA	2.0	1.0	850	$850	$1.00	15d	1	0.88mi
903 Seville Baker, LA	1.0	1.0	525	$700	$1.33	44d	1	0.92mi
1011 Seville Ave Clinton, LA	3.0	2.0	1008	$1,150	$1.14	15d	1	0.94mi
1013 Seville Unit B Baker, LA	3.0	2.0	1008	$1,150	$1.14	15d	1	0.95mi
5610 Rickover Dr Baton Rouge, LA	2.0	2.0	1080	$875	$0.81	15d	1	1.32mi
5071 Baker Blvd Unit A Baker, LA	3.0	1.0	900	$950	$1.06	44d	1	1.43mi
5159 Baker Blvd Unit B Baker, LA	2.0	1.0	700	$825	$1.18	15d	1	1.44mi

Listing history 29 events

1. 2026-06-18
   days on market $50,000 Active 38 DOM
2. 2026-06-17
   days on market $50,000 Active 37 DOM
3. 2026-06-16
   days on market $50,000 Active 36 DOM
4. 2026-06-15
   days on market $50,000 Active 35 DOM
5. 2026-06-14
   days on market $50,000 Active 33 DOM
6. 2026-06-10
   days on market $50,000 Active 30 DOM
7. 2026-06-09
   days on market $50,000 Active 29 DOM
8. 2026-06-08
   days on market $50,000 Active 28 DOM
9. 2026-06-07
   days on market $50,000 Active 27 DOM
10. 2026-06-05
    days on market $50,000 Active 24 DOM
11. 2026-06-03
    days on market $50,000 Active 23 DOM
12. 2026-06-02
    days on market $50,000 Active 22 DOM
13. 2026-06-01
    days on market $50,000 Active 21 DOM
14. 2026-05-31
    days on market $50,000 Active 20 DOM
15. 2026-05-31
    days on market $50,000 Active 19 DOM
16. 2026-05-11
    listed $50,000 Active 207-char remark

    Show marketing remark (207 chars)

    SOLD AS IS WHERE IS , NO ALLOWANCES, NO REPAIRS CASH ONLY SALE . SELLER WILL NOT PAY ANY ATTORNEY FEES THAT BUYERS ATTORNEY CHARGES BUYER WILL HAVE TO PAY ATTORNEY FEES . SELLER WILL PAY PRORATION OF TAXES .

17. 2026-05-11
    listed $50,000 Active 208-char remark

    Show marketing remark (207 chars)

    SOLD AS IS WHERE IS , NO ALLOWANCES, NO REPAIRS CASH ONLY SALE . SELLER WILL NOT PAY ANY ATTORNEY FEES THAT BUYERS ATTORNEY CHARGES BUYER WILL HAVE TO PAY ATTORNEY FEES . SELLER WILL PAY PRORATION OF TAXES .

18. 2015-12-08
    soldstatus Sold

    Show marketing remark (448 chars)

    Property ID 86114163101 : cute cottage style home located in heart of Baker . The precious cottage offers porches front and rear and parcially fenced on one side . Move to Baker and be close to the local schools and shopping . This home is priced to sell and should be a great starter home offering two bedroom and a very large den area . Hurry Hurry to buy this home and make it your own . see hubzu for additional information on this property .

19. 2015-11-05
    status Pending

    Show marketing remark (448 chars)

    Property ID 86114163101 : cute cottage style home located in heart of Baker . The precious cottage offers porches front and rear and parcially fenced on one side . Move to Baker and be close to the local schools and shopping . This home is priced to sell and should be a great starter home offering two bedroom and a very large den area . Hurry Hurry to buy this home and make it your own . see hubzu for additional information on this property .

20. 2015-10-15
    listed $24,900 Active

    Show marketing remark (448 chars)

    Property ID 86114163101 : cute cottage style home located in heart of Baker . The precious cottage offers porches front and rear and parcially fenced on one side . Move to Baker and be close to the local schools and shopping . This home is priced to sell and should be a great starter home offering two bedroom and a very large den area . Hurry Hurry to buy this home and make it your own . see hubzu for additional information on this property .

21. 2015-10-13
    listed $24,900
22. 2015-09-01
    historical
23. 2015-08-25
    status Active
24. 2015-07-21
    status Pending
25. 2015-07-15
    status Active
26. 2015-06-11
    price $24,900
27. 2015-06-04
    status Pending
28. 2015-06-03
    listed $31,000 Active
29. 2014-12-30
    listed $24,900

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $422 · $35/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 4/10 Moderate FEMA zone AE · 22% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,370
• − Mortgage interest: −$2,801
• − Property taxes: −$422
• − Insurance: −$5,368
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$1,455
• Taxable loss: −$495
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $164/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 — Baker

• Score: 66/100
• State rank: #131
• US rank: #12021

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment C Housing A Health & safety C+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: East Baton Rouge Parish · 399,686 people
• City population: 17,433
• Metro: Baton Rouge, LA
• Population (ZIP): 17,433
• Household income: $57,608
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 417.0

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 (70%)
• Race & ethnicity: Black 70% White 25% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Arabic 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: ▼ -80.50%
• Current HPI: 158.1876
• Rent YoY: —
• 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

+100.8% since first listed

14 events — show timeline

• 2026-05-11 Listed $50,000 GBRMLS
• 2026-05-11 Listed $50,000 AcadianaMLS
• 2015-12-08 Sold (MLS) — GBRMLS
• 2015-11-05 Pending — GBRMLS
• 2015-10-15 Listed $24,900 GBRMLS
• 2015-10-13 Listed $24,900 AcadianaMLS
• 2015-09-01 Delisted — GBRMLS
• 2015-08-25 Relisted — GBRMLS
• 2015-07-21 Pending — GBRMLS
• 2015-07-15 Relisted — GBRMLS
• 2015-06-11 Price Changed $24,900 GBRMLS
• 2015-06-04 Pending — GBRMLS
• 2015-06-03 Listed $31,000 GBRMLS
• 2014-12-30 Listed $24,900 AcadianaMLS

Property tax history

+16.9%/yr

Latest (2025): $422 · -0.4% YoY. Source: county tax records.