3920 Geronimo St · Baton Rouge, LA 70805

$21,900

2 bd · 1.0 ba · 800 sqft · SingleFamily · 192 Days on market

Built 1950 3,920 sqft lot $27/sqft · 34% below area Est $33k · 34% under ↓ 56% 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
• ARV discount +15.0/15.0
• 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

2BR/1BA cottage off Plank Road. Small screened in front porch. Needs some TLC. Would make a great addition to your rental portfolio. Ask about buying as a package with 2922 Osceola, 2934-2936 Osceola, 3130 Hiawatha, 3925 Topeka and 3929 Topeka.

Key facts

• 3,920 sq ft lot
• Built 1950
• Listed 192 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($770 rent vs $22k).
• Recommended offer: $19k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.1% 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; 10 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 36% 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 $151 of loan paydown is wiped out by about $657 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 $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $3k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $22k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.52% ✓
• Cap rate: 31.12%
• Cash-on-cash: 88.65%
• DSCR: 4.94
• GRM: 2.4

CMA / ARV

• ARV (median comp): $33,374
• List price: $21,900
• Delta: -34.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4035 Lynn St	0.47mi	3/1.0 (+1)	795 (-1%)	8mo	$80,000	$101	66
3866 Keokuk St	0.11mi	2/1.0	858 (+7%)	21mo	$18,000	$21	66
3236 Alliquippa St	0.50mi	2/1.0	759 (-5%)	17mo	$70,000	$92	54
3351 Geronimo St	0.42mi	2/1.0	900 (+12%)	14mo	$35,000	$39	48
3503 Alliquippa St	0.35mi	3/1.0 (+1)	905 (+13%)	16mo	$69,900	$77	44
2848 Sycamore St	0.64mi	2/1.0	734 (-8%)	18mo	$39,998	$54	41
3647 Sherwood St	0.63mi	2/1.0	900 (+12%)	14mo	$49,900	$55	38

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: 71.7%
• Equity multiple: 4.08×
• Total profit: $18,870
• Equity at exit: $3,265

10-year hold

• IRR: 74.7%
• Equity multiple: 7.46×
• Total profit: $39,637
• Equity at exit: $1,894

Cash invested: $6,132 (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: 2.4×

Monthly cashflow live

• Estimated rent: $770 high
• Mortgage (P&I): −$115
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$9
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $387

Break-even live

Break-even rent $280

Max offer price $21,900

Occupancy floor 45%

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: $5,475
• Closing costs: $657
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	43d	1	0.08mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	23d	1	0.21mi
2933 Dayton St Unit A Baton Rouge, LA	1.0	1.0	800	$540	$0.68	14d	1	0.26mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	43d	1	0.31mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	43d	1	0.93mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	43d	1	0.98mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	23d	1	1.00mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	19d	1	1.02mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	19d	1	1.02mi
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	23d	1	1.31mi

Listing history 30 events

1. 2026-06-18
   days on market $21,900 Active 192 DOM
2. 2026-06-17
   days on market $21,900 Active 191 DOM
3. 2026-06-16
   days on market $21,900 Active 190 DOM
4. 2026-06-15
   days on market $21,900 Active 189 DOM
5. 2026-06-14
   days on market $21,900 Active 187 DOM
6. 2026-06-10
   days on market $21,900 Active 184 DOM
7. 2026-06-09
   days on market $21,900 Active 183 DOM
8. 2026-06-08
   days on market $21,900 Active 182 DOM
9. 2026-06-07
   days on market $21,900 Active 181 DOM
10. 2026-06-05
    days on market $21,900 Active 178 DOM
11. 2026-06-03
    days on market $21,900 Active 177 DOM
12. 2026-06-02
    days on market $21,900 Active 176 DOM
13. 2026-06-01
    days on market $21,900 Active 175 DOM
14. 2026-05-31
    days on market $21,900 Active 174 DOM
15. 2026-05-31
    days on market $21,900 Active 173 DOM
16. 2026-03-09
    price $21,900 244-char remark

    Show marketing remark (244 chars)

    2BR/1BA cottage off Plank Road. Small screened in front porch. Needs some TLC. Would make a great addition to your rental portfolio. Ask about buying as a package with 2922 Osceola, 2934-2936 Osceola, 3130 Hiawatha, 3925 Topeka and 3929 Topeka.

17. 2026-03-09
    price $21,900 244-char remark

    Show marketing remark (244 chars)

    2BR/1BA cottage off Plank Road. Small screened in front porch. Needs some TLC. Would make a great addition to your rental portfolio. Ask about buying as a package with 2922 Osceola, 2934-2936 Osceola, 3130 Hiawatha, 3925 Topeka and 3929 Topeka.

18. 2025-12-08
    listed $24,900 Active 244-char remark

    Show marketing remark (244 chars)

    2BR/1BA cottage off Plank Road. Small screened in front porch. Needs some TLC. Would make a great addition to your rental portfolio. Ask about buying as a package with 2922 Osceola, 2934-2936 Osceola, 3130 Hiawatha, 3925 Topeka and 3929 Topeka.

19. 2025-12-08
    listed $24,900 Active 244-char remark

    Show marketing remark (244 chars)

    2BR/1BA cottage off Plank Road. Small screened in front porch. Needs some TLC. Would make a great addition to your rental portfolio. Ask about buying as a package with 2922 Osceola, 2934-2936 Osceola, 3130 Hiawatha, 3925 Topeka and 3929 Topeka.

20. 2025-09-22
    soldstatus $13,320
21. 2025-05-20
    soldstatus $272,760
22. 2022-12-05
    soldstatus $309,000
23. 2022-10-01
    historical
24. 2022-08-04
    price $30,000
25. 2022-08-03
    status Active
26. 2022-07-28
    status Pending
27. 2022-04-28
    status Active
28. 2022-03-19
    status Pending
29. 2022-03-09
    listed $50,000 Active
30. 2022-03-09
    listed $30,000

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $374 · $31/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $9,238
• − Mortgage interest: −$1,227
• − Property taxes: −$374
• − Insurance: −$907
• − Repairs & maintenance: −$739
• − Management: −$739
• − Depreciation: −$637
• Taxable income: $4,615
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $3,531/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

-56.2% since first listed

15 events — show timeline

• 2026-03-09 Price Changed $21,900 AcadianaMLS
• 2026-03-09 Price Changed $21,900 GBRMLS
• 2025-12-08 Listed $24,900 GBRMLS
• 2025-12-08 Listed $24,900 AcadianaMLS
• 2025-09-22 Sold (Public Records) $13,320 Public Records
• 2025-05-20 Sold (Public Records) $272,760 Public Records
• 2022-12-05 Sold (Public Records) $309,000 Public Records
• 2022-10-01 Delisted — GBRMLS
• 2022-08-04 Price Changed $30,000 GBRMLS
• 2022-08-03 Relisted — GBRMLS
• 2022-07-28 Pending — GBRMLS
• 2022-04-28 Relisted — GBRMLS
• 2022-03-19 Pending — GBRMLS
• 2022-03-09 Listed $30,000 AcadianaMLS
• 2022-03-09 Listed $50,000 GBRMLS

Property tax history

+21.0%/yr

Latest (2025): $374 · +4.7% YoY. Source: county tax records.