4360 Stumberg Ln · Baton Rouge, LA 70816

$125,000

2 bd · 2.5 ba · 1,116 sqft · SingleFamily public records · 27 Days on market

Built 1986 Est $198k · 37% under

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

<br><br> Step inside to discover a freshly painted interior that feels bright, clean, and inviting, complemented by a thoughtfully designed floor plan that maximizes both functionality and everyday comfort. The spacious living area is anchored by a warm and inviting fireplace, creating the perfect focal point for cozy evenings at home or effortless entertaining with guests.<br><br> One of the standout features of this home is the private courtyard, offering your own secluded outdoor retreat ideal for morning coffee, container gardening, dining al fresco, or simply unwinding after a long day. Additional dedicated storage provides the extra space every homeowner appreciates, making organization simple and convenient.<br><br> Whether you are searching for a primary residence, a lock and leave lifestyle, or a low maintenance property in an unbeatable location, this first floor townhouse checks all the boxes with style, comfort, and convenience. Opportunities like this in such a sought after neighborhood do not come along often. Schedule your private showing today.<br><br>

Key facts

• Dedicated storage
• Private courtyard
• Parking

Tags

• FIRST FLOOR TOWNHOUSE
• PRIVATE COURTYARD
• DEDICATED STORAGE

Property features AI

Finance

• Other: HVAC and windows noted as energy-efficient features

Exterior

• Parking: Carport with one space
• Utilities: Public water; Public sewer
• Home design: 2 stories; Condominium lot type; Raised and slab foundation; Shingle roof; Brick, frame, and vinyl siding construction; Property in very good condition with cosmetic repairs and some updates/remodeling
• Construction: Built with brick, frame, and vinyl siding; Shingle roof; Raised and slab foundation
• Exterior features: Courtyard; Fenced yard; Porch

Interior

• Bedrooms: Total of 4 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Attic; Ceiling fan(s); Carbon monoxide detector; Pantry; Pull-down attic stairs; Cable TV; Gas fireplace
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Rents flat; 250 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $864 of loan paydown is wiped out by about $4k 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 27 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 28y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $123,125 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.98%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $197,532
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13318 Country Manor Ave	0.30mi	3/2.0 (+1)	1,280 (+15%)	13mo	$226,900	$177	44

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 · 0.16% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-3,895
• Equity at exit: $18,638

10-year hold

• IRR: 3.3%
• Equity multiple: 1.21×
• Total profit: $7,222
• Equity at exit: $10,808

Cash invested: $35,000 (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 70816

• Rents YoY: 0.2%
• Active inventory: 250
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$656
• Tax from tax record: −$120 /mo · $1,437/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $320

Break-even live

Break-even rent $1,047

Max offer price $125,000

Occupancy floor 73%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4360 Stumberg Ln Baton Rouge, LA	2.0	2.5	1100	$1,300	$1.18	43d	1	0.02mi
4126 Stumberg Ln Baton Rouge, LA	3.0	2.0	1480	$2,150	$1.45	14d	1	0.06mi
4138 Stumberg Ln Baton Rouge, LA	3.0	2.0	1477	$1,925	$1.30	43d	1	0.07mi
12757 Coursey Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	870	$1,049	$1.21	14d	19	0.20mi
12138 Coursey Blvd #1 Baton Rouge, LA	2.0	1.5	1150	$1,550	$1.35	23d	1	0.56mi
13675 Coursey Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	951	$1,130	$1.19	43d	23	0.59mi
12784 Brogdon Ln Unit 12784-H Baton Rouge, LA	2.0	2.0	1100	$1,100	$1.00	43d	1	0.64mi
5159 S Oaks Dr Baton Rouge, LA	2.0	2.5	1200	$1,500	$1.25	43d	1	0.68mi
11888 Longridge Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	869	$797	$0.92	14d	5	1.03mi
11850 Wentling Ave Baton Rouge, LA	1.0–2.0	1.0–1.5	870	$1,278	$1.47	14d	20	1.14mi
11550 Southfork Ave Baton Rouge, LA	2.0	2.0	1020	$1,300	$1.27	23d	2	1.23mi
6212 Stumberg Ln Baton Rouge, LA	3.0	2.0	1424	$1,500	$1.05	43d	1	1.29mi
14355 S Harrells Ferry Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	1050	$1,025	$0.98	14d	1	1.37mi
15444 Summerwood Ave Baton Rouge, LA	2.0	2.0	1323	$1,650	$1.25	23d	1	1.38mi
11555 Southfork Ave Baton Rouge, LA	1.0–2.0	1.0–2.0	825	$1,370	$1.66	14d	22	1.39mi
11976 Baylor Dr Baton Rouge, LA	3.0	1.0	943	$1,350	$1.43	23d	1	1.40mi
4630 Southpark Dr Baton Rouge, LA	3.0	2.0	1364	$1,400	$1.03	23d	1	1.41mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	840	$1,450	$1.73	43d	1	1.46mi
4747 Southpark Dr Baton Rouge, LA	2.0	2.0	900	$1,450	$1.61	23d	1	1.46mi
15580 George Oneal Rd Baton Rouge, LA	1.0–3.0	1.0–2.0	1063	$1,245	$1.17	14d	8	1.46mi
4844 Mokki Ln Baton Rouge, LA	3.0	2.0	1440	$1,690	$1.17	43d	1	1.49mi
4804 Mokki Ln Baton Rouge, LA	3.0	2.0	1440	$1,875	$1.30	21d	1	1.49mi

Listing history 35 events

1. 2026-06-18
   price $125,000 Active 27 DOM
2. 2026-06-18
   days on market $135,000 Active 27 DOM
3. 2026-06-17
   days on market $135,000 Active 26 DOM
4. 2026-06-16
   days on market $135,000 Active 25 DOM
5. 2026-06-15
   days on market $135,000 Active 24 DOM
6. 2026-06-14
   days on market $135,000 Active 22 DOM
7. 2026-06-10
   days on market $135,000 Active 19 DOM
8. 2026-06-09
   days on market $135,000 Active 18 DOM
9. 2026-06-08
   days on market $135,000 Active 17 DOM
10. 2026-06-07
    days on market $135,000 Active 16 DOM
11. 2026-06-05
    days on market $135,000 Active 13 DOM
12. 2026-06-03
    days on market $135,000 Active 12 DOM
13. 2026-06-02
    days on market $135,000 Active 11 DOM
14. 2026-06-01
    days on market $135,000 Active 10 DOM
15. 2026-05-31
    days on market $135,000 Active 9 DOM
16. 2026-05-31
    days on market $135,000 Active 8 DOM
17. 2026-05-20
    listed $135,000 Active 1084-char remark

    Show marketing remark (1084 chars)

    <br><br> Step inside to discover a freshly painted interior that feels bright, clean, and inviting, complemented by a thoughtfully designed floor plan that maximizes both functionality and everyday comfort. The spacious living area is anchored by a warm and inviting fireplace, creating the perfect focal point for cozy evenings at home or effortless entertaining with guests.<br><br> One of the standout features of this home is the private courtyard, offering your own secluded outdoor retreat ideal for morning coffee, container gardening, dining al fresco, or simply unwinding after a long day. Additional dedicated storage provides the extra space every homeowner appreciates, making organization simple and convenient.<br><br> Whether you are searching for a primary residence, a lock and leave lifestyle, or a low maintenance property in an unbeatable location, this first floor townhouse checks all the boxes with style, comfort, and convenience. Opportunities like this in such a sought after neighborhood do not come along often. Schedule your private showing today.<br><br>

18. 2026-05-20
    listed $135,000 Active

    Show marketing remark (1084 chars)

    <br><br> Step inside to discover a freshly painted interior that feels bright, clean, and inviting, complemented by a thoughtfully designed floor plan that maximizes both functionality and everyday comfort. The spacious living area is anchored by a warm and inviting fireplace, creating the perfect focal point for cozy evenings at home or effortless entertaining with guests.<br><br> One of the standout features of this home is the private courtyard, offering your own secluded outdoor retreat ideal for morning coffee, container gardening, dining al fresco, or simply unwinding after a long day. Additional dedicated storage provides the extra space every homeowner appreciates, making organization simple and convenient.<br><br> Whether you are searching for a primary residence, a lock and leave lifestyle, or a low maintenance property in an unbeatable location, this first floor townhouse checks all the boxes with style, comfort, and convenience. Opportunities like this in such a sought after neighborhood do not come along often. Schedule your private showing today.<br><br>

19. 2026-05-14
    historical $1,300
20. 2026-04-29
    listed $1,300
21. 2026-04-28
    historical $1,300
22. 2026-02-27
    price $1,300
23. 2026-02-22
    price $1,400
24. 2026-02-21
    listed $1,300
25. 2024-07-08
    historical $1,300
26. 2024-06-04
    price $1,300
27. 2024-06-02
    price $1,350
28. 2024-05-08
    listed $1,300
29. 2011-08-26
    soldstatus $105,000
30. 2011-07-08
    listed $107,000
31. 2005-09-30
    soldstatus $83,680
32. 2005-07-19
    listed $81,900
33. 2001-08-23
    listed $63,900
34. 1999-03-22
    soldstatus
35. 1998-12-09
    listed $61,500

ⓘ 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: $1,437 · $120/mo
• Projected year-2 tax: $1,437 · $120/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 · 21 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: $17,431
• − Mortgage interest: −$7,002
• − Property taxes: −$1,437
• − Insurance: −$625
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$3,636
• Taxable income: $1,942
• Est. tax owed @ 24.0%: −$466
• After-tax cash flow: $3,377/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

+119.5% since first listed

19 events — show timeline

• 2026-05-20 Listed $135,000 GSREIN
• 2026-05-20 Listed $135,000 AcadianaMLS
• 2026-05-14 Rental Removed $1,300 TURBOTENANT
• 2026-04-29 Listed for Rent $1,300 TURBOTENANT
• 2026-04-28 Rental Removed $1,300 TURBOTENANT
• 2026-02-27 Price Changed $1,300 TURBOTENANT
• 2026-02-22 Price Changed $1,400 TURBOTENANT
• 2026-02-21 Listed for Rent $1,300 TURBOTENANT
• 2024-07-08 Rental Removed $1,300 TURBOTENANT
• 2024-06-04 Price Changed $1,300 TURBOTENANT
• 2024-06-02 Price Changed $1,350 TURBOTENANT
• 2024-05-08 Listed for Rent $1,300 TURBOTENANT
• 2011-08-26 Sold (Public Records) $105,000 Public Records
• 2011-07-08 Listed $107,000 AcadianaMLS
• 2005-09-30 Sold (Public Records) $83,680 Public Records
• 2005-07-19 Listed $81,900 AcadianaMLS
• 2001-08-23 Listed $63,900 AcadianaMLS
• 1999-03-22 Sold (Public Records) — Public Records
• 1998-12-09 Listed $61,500 AcadianaMLS

Property tax history

+10.8%/yr

Latest (2025): $1,437 · +4.7% YoY. Source: county tax records.