2815 74th Ave · Baton Rouge, LA 70807

$60,000

3 bd · 1.0 ba · 900 sqft · SingleFamily · 114 Days on market

Built 1975 5,939 sqft lot $67/sqft · at area comps Est $62k · at est. ↓ 8% since listing

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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 +9.1/15.0
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Property located in nice well established neighborhood. Close to University and Baton Rouge Metropolitan Airport. Home needs TLC and updates. New A/C and hot water heater. Bring your offer. SELLER WILL MAKE NO REPAIRS.

Key facts

• Close to university
• New hot water heater
• New a/c

Tags

• WELL ESTABLISHED NEIGHBORHOOD
• CLOSE TO UNIVERSITY
• NEW A/C
• NEW HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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: 101 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• At $1,165/mo this rent would consume 51% of the median local household income ($28k/yr) (locally 1092% 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 (-0.9%/yr); year-one equity from $415 of loan paydown is wiped out by about $523 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 (-0.9% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 4 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 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 17.39%
• Cash-on-cash: 39.63%
• DSCR: 2.76
• GRM: 4.3

CMA / ARV

• ARV (median comp): $62,223
• List price: $60,000
• Delta: -3.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2799 72nd Ave	0.10mi	3/1.0	900 (0%)	10mo	$89,900	$100	87
2858 75th Ave	0.03mi	3/1.0	900 (0%)	16mo	$28,200	$31	85
2112 69th St	0.55mi	2/1.0 (-1)	937 (+4%)	9mo	$20,000	$21	55
6724 Village Dr	0.39mi	3/1.0	1,020 (+13%)	14mo	$65,000	$64	48
1677 78th Ave	0.75mi	3/1.5	969 (+8%)	4mo	$125,000	$129	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 2.85×
• Total profit: $31,156
• Equity at exit: $14,855

10-year hold

• IRR: 43.3%
• Equity multiple: 5.63×
• Total profit: $77,832
• Equity at exit: $15,917

Cash invested: $16,800 (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 70807

• Home prices YoY: -1.1%
• Active inventory: 101
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,165 high
• Mortgage (P&I): −$315
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $555

Break-even live

Break-even rent $463

Max offer price $60,000

Occupancy floor 47%

Sensitivity live

Price	-10% $589	-5% $572	+0% $555	+5% $538	+10% $521
Rent	-10% $463	-5% $509	+0% $555	+5% $601	+10% $647
Rate	-1.0pp $585	-0.5pp $570	base $555	+0.5pp $539	+1.0pp $523

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2203 Fairchild St Baton Rouge, LA	2.0	1.0	800	$1,000	$1.25	44d	1	0.63mi
4540 Crown Ave Unit 93 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	44d	1	1.01mi
4540 Crown Ave Unit 85 Baton Rouge, LA	2.0	1.0	700	$850	$1.21	44d	1	1.01mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	44d	1	1.01mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	1.01mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	19d	1	1.01mi
947 Grebe St Unit 4 Baton Rouge, LA	2.0	1.0	650	$1,050	$1.62	19d	1	1.48mi

Listing history 23 events

1. 2026-06-18
   days on market $60,000 Active 114 DOM
2. 2026-06-17
   days on market $60,000 Active 113 DOM
3. 2026-06-16
   days on market $60,000 Active 112 DOM
4. 2026-06-15
   days on market $60,000 Active 111 DOM
5. 2026-06-14
   days on market $60,000 Active 109 DOM
6. 2026-06-10
   days on market $60,000 Active 106 DOM
7. 2026-06-09
   days on market $60,000 Active 105 DOM
8. 2026-06-08
   days on market $60,000 Active 104 DOM
9. 2026-06-07
   days on market $60,000 Active 103 DOM
10. 2026-06-05
    days on market $60,000 Active 100 DOM
11. 2026-06-03
    days on market $60,000 Active 99 DOM
12. 2026-06-02
    days on market $60,000 Active 98 DOM
13. 2026-06-01
    days on market $60,000 Active 97 DOM
14. 2026-05-31
    days on market $60,000 Active 96 DOM
15. 2026-05-31
    days on market $60,000 Active 95 DOM
16. 2026-01-22
    price $60,000
17. 2026-01-22
    price $60,000
18. 2025-12-05
    status Active
19. 2025-11-21
    status Pending
20. 2025-10-31
    listed $60,000 Active
21. 2025-10-31
    listed $60,000 Active
22. 2025-10-13
    listed $65,000 Active
23. 1984-11-15
    soldstatus

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $330 · $28/mo
• Expected delta: +$20/yr (+$2/mo · 6.3%)

ⓘ 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 · 21 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: $13,980
• − Mortgage interest: −$3,361
• − Property taxes: −$310
• − Insurance: −$300
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$1,745
• Taxable income: $6,026
• Est. tax owed @ 24.0%: −$1,446
• After-tax cash flow: $5,212/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): 15,300
• Household income: $27,534
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1092.0

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 (91%)
• Race & ethnicity: Black 91% Two or more races 6% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▼ -0.87%
• Current HPI: 78.3629
• 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

-7.7% since first listed

8 events — show timeline

• 2026-01-22 Price Changed $60,000 AcadianaMLS
• 2026-01-22 Price Changed $60,000 GBRMLS
• 2025-12-05 Relisted — GBRMLS
• 2025-11-21 Pending — GBRMLS
• 2025-10-31 Listed $60,000 GBRMLS
• 2025-10-31 Listed $60,000 AcadianaMLS
• 2025-10-13 Listed $65,000 GBRMLS
• 1984-11-15 Sold (Public Records) — Public Records

Property tax history

+22.9%/yr

Latest (2025): $310 · +4.7% YoY. Source: county tax records.