610 Rushmore Dr · Baton Rouge, LA 70819

$175,000

2 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 6 Days on market

Built 1983 5,227 sqft lot $121/sqft · at area comps Est $213k · 18% under

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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 +15.0/15.0
• Cash flow +11.1/30.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• 1% rule +2.9/10.0
• 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

Welcome to 610 Rushmore Dr -- a thoughtfully updated 2-bedroom, 2-bath garden home with a spacious loft and major recent improvements already completed. With a brand new roof, brand new HVAC system, brand new oven, brand new microwave, fresh interior paint, updated lighting and ceiling fans throughout, and brand new carpet in the loft, this home is move-in ready and full of character. The living room features soaring vaulted ceilings, a brick fireplace, and a striking spiral staircase leading to the oversized loft space above. One of the home's standout features, the loft offers dramatic floor-to-ceiling windows that flood the space with natural light. Whether used as an additional bedroom, office, media room, workout area, or creative retreat, this flexible space adds incredible functionality and appeal. The kitchen has been refreshed with a brand new industrial-style single basin sink, a window over the sink providing natural light, and new appliances including the oven and microwave. The kitchen and living areas flow comfortably for everyday living and entertaining. For added convenience, the refrigerator, washer, and dryer will remain with the home. With stylish updates already completed and low-maintenance garden home living, this property offers a unique blend of charm, versatility, and modern improvements in a convenient location. Schedule your private showing today!

Key facts

• Brand new roof
• Brand new microwave
• Fresh interior paint

Tags

• BRAND NEW ROOF
• BRAND NEW HVAC SYSTEM
• BRAND NEW OVEN
• BRAND NEW MICROWAVE
• FRESH INTERIOR PAINT
• UPDATED LIGHTING

Property features AI

Finance

• Other: Located in the Rushmore subdivision; Directions: East of Florida Blvd; left on Rushmore; house on right

Exterior

• Parking: Attached garage with garage door opener; Covered parking; Concrete driveway; 4 total parking spaces
• Utilities: Public water; Public sewer; Cable connected
• Home design: Detached single-family residence; Multi/split levels; Single-story; Slab foundation
• Construction: Vinyl siding, frame and brick construction
• Exterior features: Patio; Privacy fencing (full fenced); Level topography; Shingle roof

Interior

• Kitchen: Electric cooktop; Range; Range hood; Microwave; Dishwasher; Refrigerator
• Flooring: Wood floors; Concrete floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Vaulted ceilings; High ceilings; Eat-in kitchen; Fireplace (1)
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-71 ($-847/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (20.6% below list).
• Recommended offer: $139k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: 34 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 28y 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.
• Current owner paid $114k; list at $175k implies a 53% gain — meaningful room to come down on a strong offer.

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 $138,967 (20.6% 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. 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. 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?
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: 0.79% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 10.5

CMA / ARV

• ARV (median comp): $212,616
• List price: $175,000
• Delta: -17.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Rushmore Dr	0.02mi	3/2.0 (+1)	1,340 (-8%)	3mo	$179,900	$134	79
538 Rushmore Dr	0.04mi	2/2.0	1,239 (-15%)	9mo	$188,500	$152	67
14447 Elmbridge Ave	0.41mi	3/2.0 (+1)	1,491 (+3%)	7mo	$215,000	$144	65
226 Lafitte Dr	0.47mi	3/2.0 (+1)	1,500 (+3%)	4mo	$175,000	$117	64
14433 Bywood Ave	0.35mi	3/2.0 (+1)	1,575 (+9%)	11mo	$229,000	$145	55
14220 Lilac St	0.47mi	3/1.5 (+1)	1,294 (-11%)	4mo	$155,000	$120	49
432 W Chalfont Dr	0.73mi	3/2.0 (+1)	1,423 (-2%)	11mo	$170,000	$119	48
1258 Foxlane Dr	0.50mi	3/2.0 (+1)	1,250 (-14%)	1mo	$199,900	$160	47
225 Fontainbleau Dr	0.74mi	3/1.5 (+1)	1,357 (-6%)	6mo	$166,000	$122	43
14265 Firethorn Dr	0.52mi	3/1.0 (+1)	1,600 (+10%)	12mo	$147,000	$92	40
342 W Chalfont Dr	0.70mi	3/2.0 (+1)	1,266 (-13%)	6mo	$167,000	$132	36
1525 Duchess Dr	0.62mi	3/1.5 (+1)	1,636 (+13%)	11mo	$168,000	$103	33

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-32,856
• Equity at exit: $26,093

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-34,414
• Equity at exit: $15,131

Cash invested: $49,000 (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 70819

• Home prices YoY: -22.5%
• Active inventory: 34
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$918
• Tax from tax record: −$178 /mo · $2,133/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-71

Break-even live

Break-even rent $1,479

Max offer price $162,536

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-21	+0% $-71	+5% $-120	+10% $-170
Rent	-10% $-180	-5% $-125	+0% $-71	+5% $-16	+10% $39
Rate	-1.0pp $18	-0.5pp $-26	base $-71	+0.5pp $-116	+1.0pp $-162

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14443 Bywood Ave Baton Rouge, LA	3.0	2.0	1785	$1,900	$1.06	15d	1	0.36mi
13047 Florida Blvd Baton Rouge, LA	1.0–2.0	1.0–1.5	754	$1,037	$1.38	15d	4	0.66mi
282 Allan Dr Baton Rouge, LA	3.0	2.0	1810	$2,000	$1.10	24d	1	0.67mi
1547 La Annie Dr Baton Rouge, LA	2.0	1.0	1100	$895	$0.81	15d	1	0.79mi
12254 La Margie Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1001	$839	$0.84	15d	29	0.89mi
1511 Cristy Dr Unit G Baton Rouge, LA	2.0	1.5	900	$800	$0.89	24d	1	0.91mi
1511 Cristy Dr Apt E Baton Rouge, LA	2.0	1.5	1000	$825	$0.82	44d	1	0.91mi
566 S Flannery Rd Unit B Baton Rouge, LA	2.0	1.5	1500	$1,300	$0.87	24d	1	0.94mi
532 Glenway Dr Baton Rouge, LA	3.0	2.0	1780	$1,950	$1.10	24d	1	1.07mi
15661 Marjorie Dr Baton Rouge, LA	3.0	1.5	1308	$1,700	$1.30	20d	1	1.12mi
1045 Manson Dr Unit D Baton Rouge, LA	2.0	2.0	875	$875	$1.00	44d	1	1.19mi
1018 Boreas Dr Baton Rouge, LA	2.0	1.0	1021	$1,300	$1.27	15d	1	1.21mi
1018 Boreas Dr Baton Rouge, LA	2.0	1.5	1021	$1,300	$1.27	44d	1	1.21mi
14140 Azalea Park Ave Unit C Baton Rouge, LA	2.0	2.0	875	$925	$1.06	44d	1	1.23mi
13629 Goodwood Dr Unit 13627 Baton Rouge, LA	3.0	2.0	1100	$1,250	$1.14	24d	1	1.29mi
1666 Rosedale Dr Baton Rouge, LA	3.0	1.5	1266	$1,500	$1.18	24d	1	1.34mi
1136 Boreas Dr Baton Rouge, LA	3.0	1.5	1008	$1,325	$1.31	15d	1	1.36mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	22d	1	1.36mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	15d	1	1.36mi
824 Hammond Manor Dr Apt A D Baton Rouge, LA	2.0	2.0	1000	$925	$0.93	15d	1	1.40mi
914 Hammond Manor Dr Unit C Baton Rouge, LA	2.0	2.0	1002	$1,050	$1.05	15d	1	1.43mi
1218 Boreas Dr Baton Rouge, LA	3.0	1.5	1100	$1,500	$1.36	44d	1	1.45mi
11440 Bard Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1037	$1,072	$1.03	15d	1	1.49mi
1346 Hickory Creek Dr Baton Rouge, LA	3.0	2.0	1650	$1,900	$1.15	24d	1	1.49mi
1346 Hickory Creek Dr Baton Rouge, LA	3.0	2.0	1650	$1,900	$1.15	20d	1	1.49mi

Listing history 14 events

1. 2026-05-17
   status Pending 1396-char remark

   Show marketing remark (1396 chars)

   Welcome to 610 Rushmore Dr -- a thoughtfully updated 2-bedroom, 2-bath garden home with a spacious loft and major recent improvements already completed. With a brand new roof, brand new HVAC system, brand new oven, brand new microwave, fresh interior paint, updated lighting and ceiling fans throughout, and brand new carpet in the loft, this home is move-in ready and full of character. The living room features soaring vaulted ceilings, a brick fireplace, and a striking spiral staircase leading to the oversized loft space above. One of the home's standout features, the loft offers dramatic floor-to-ceiling windows that flood the space with natural light. Whether used as an additional bedroom, office, media room, workout area, or creative retreat, this flexible space adds incredible functionality and appeal. The kitchen has been refreshed with a brand new industrial-style single basin sink, a window over the sink providing natural light, and new appliances including the oven and microwave. The kitchen and living areas flow comfortably for everyday living and entertaining. For added convenience, the refrigerator, washer, and dryer will remain with the home. With stylish updates already completed and low-maintenance garden home living, this property offers a unique blend of charm, versatility, and modern improvements in a convenient location. Schedule your private showing today!

2. 2026-05-17
   status Pending 1407-char remark

   Show marketing remark (1396 chars)

   Welcome to 610 Rushmore Dr -- a thoughtfully updated 2-bedroom, 2-bath garden home with a spacious loft and major recent improvements already completed. With a brand new roof, brand new HVAC system, brand new oven, brand new microwave, fresh interior paint, updated lighting and ceiling fans throughout, and brand new carpet in the loft, this home is move-in ready and full of character. The living room features soaring vaulted ceilings, a brick fireplace, and a striking spiral staircase leading to the oversized loft space above. One of the home's standout features, the loft offers dramatic floor-to-ceiling windows that flood the space with natural light. Whether used as an additional bedroom, office, media room, workout area, or creative retreat, this flexible space adds incredible functionality and appeal. The kitchen has been refreshed with a brand new industrial-style single basin sink, a window over the sink providing natural light, and new appliances including the oven and microwave. The kitchen and living areas flow comfortably for everyday living and entertaining. For added convenience, the refrigerator, washer, and dryer will remain with the home. With stylish updates already completed and low-maintenance garden home living, this property offers a unique blend of charm, versatility, and modern improvements in a convenient location. Schedule your private showing today!

3. 2026-05-11
   listed $175,000 Active 1407-char remark

   Show marketing remark (1396 chars)

   Welcome to 610 Rushmore Dr -- a thoughtfully updated 2-bedroom, 2-bath garden home with a spacious loft and major recent improvements already completed. With a brand new roof, brand new HVAC system, brand new oven, brand new microwave, fresh interior paint, updated lighting and ceiling fans throughout, and brand new carpet in the loft, this home is move-in ready and full of character. The living room features soaring vaulted ceilings, a brick fireplace, and a striking spiral staircase leading to the oversized loft space above. One of the home's standout features, the loft offers dramatic floor-to-ceiling windows that flood the space with natural light. Whether used as an additional bedroom, office, media room, workout area, or creative retreat, this flexible space adds incredible functionality and appeal. The kitchen has been refreshed with a brand new industrial-style single basin sink, a window over the sink providing natural light, and new appliances including the oven and microwave. The kitchen and living areas flow comfortably for everyday living and entertaining. For added convenience, the refrigerator, washer, and dryer will remain with the home. With stylish updates already completed and low-maintenance garden home living, this property offers a unique blend of charm, versatility, and modern improvements in a convenient location. Schedule your private showing today!

4. 2026-05-11
   listed $175,000 Active 1396-char remark

   Show marketing remark (1396 chars)

   Welcome to 610 Rushmore Dr -- a thoughtfully updated 2-bedroom, 2-bath garden home with a spacious loft and major recent improvements already completed. With a brand new roof, brand new HVAC system, brand new oven, brand new microwave, fresh interior paint, updated lighting and ceiling fans throughout, and brand new carpet in the loft, this home is move-in ready and full of character. The living room features soaring vaulted ceilings, a brick fireplace, and a striking spiral staircase leading to the oversized loft space above. One of the home's standout features, the loft offers dramatic floor-to-ceiling windows that flood the space with natural light. Whether used as an additional bedroom, office, media room, workout area, or creative retreat, this flexible space adds incredible functionality and appeal. The kitchen has been refreshed with a brand new industrial-style single basin sink, a window over the sink providing natural light, and new appliances including the oven and microwave. The kitchen and living areas flow comfortably for everyday living and entertaining. For added convenience, the refrigerator, washer, and dryer will remain with the home. With stylish updates already completed and low-maintenance garden home living, this property offers a unique blend of charm, versatility, and modern improvements in a convenient location. Schedule your private showing today!

5. 2023-04-01
   soldstatus

   Show marketing remark (313 chars)

   This precious garden home is full of character! The loft can be used as a third bedroom, office, or media room. You will love the spacious en-suite bathroom attached to the main bedroom. There is a precious patio that is perfect for entertaining but without a lot of lawn to maintain. Schedule your showing today!

6. 2023-02-22
   listed $1,400

   Show marketing remark (313 chars)

   This precious garden home is full of character! The loft can be used as a third bedroom, office, or media room. You will love the spacious en-suite bathroom attached to the main bedroom. There is a precious patio that is perfect for entertaining but without a lot of lawn to maintain. Schedule your showing today!

7. 2015-06-18
   soldstatus $114,100
8. 2015-06-16
   soldstatus Sold
9. 2014-10-28
   listed $117,500
10. 2014-10-28
    listed $117,500
11. 1998-10-29
    soldstatus
12. 1998-10-29
    soldstatus
13. 1998-08-12
    listed $84,900
14. 1998-08-12
    listed $84,900

ⓘ 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: $2,133 · $178/mo
• Projected year-2 tax: $2,133 · $178/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 · 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: $16,676
• − Mortgage interest: −$9,803
• − Property taxes: −$2,133
• − Insurance: −$875
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$5,091
• Taxable loss: −$3,894
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $88/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
• City population: 351,868
• Population (ZIP): 4,781

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 0.68)
• Race & ethnicity: Black 47% White 24% Hispanic / Latino 20% Asian 5% Two or more races 3% Pacific Islander 1%
• Common ancestry: Lithuanian 5% Serbian 2% Portuguese 1%
• Foreign-born: 10% · Vietnam, Canada, Jamaica
• Languages at home: 86% English-only · Spanish 8% Vietnamese 6%

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: ▼ -60.38%
• Current HPI: 207.6904
• Rent YoY: —
• Metro: —
• 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

+106.1% since first listed

14 events — show timeline

• 2026-05-17 Pending — AcadianaMLS
• 2026-05-17 Pending — GBRMLS
• 2026-05-11 Listed $175,000 GBRMLS
• 2026-05-11 Listed $175,000 AcadianaMLS
• 2023-04-01 Sold (MLS) — GBRMLS
• 2023-02-22 Listed $1,400 GBRMLS
• 2015-06-18 Sold (Public Records) $114,100 Public Records
• 2015-06-16 Sold (MLS) — GBRMLS
• 2014-10-28 Listed $117,500 AcadianaMLS
• 2014-10-28 Listed $117,500 GBRMLS
• 1998-10-29 Sold (Public Records) — Public Records
• 1998-10-29 Sold (MLS) — GBRMLS
• 1998-08-12 Listed $84,900 GBRMLS
• 1998-08-12 Listed $84,900 AcadianaMLS

Property tax history

+21.0%/yr

Latest (2025): $2,133 · +4.7% YoY. Source: county tax records.