288 Fontainbleau Dr · Baton Rouge, LA 70819

$169,900

3 bd · 1.5 ba · 1,258 sqft · SingleFamily public records · 98 Days on market

Built 1970 9,147 sqft lot $135/sqft · 10% above area Est $167k · at est. ↓ 3% since listing

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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).

• Cash flow +20.2/30.0
• ARV discount +6.6/15.0
• DSCR +6.4/10.0
• 1% rule +4.2/10.0
• 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

Great home ready for new memories. Huge Living Room, Large Dinning/Kitchen, Large Laundry Room. Updated, freshly painted. Granite Countertops in Kitchen and baths. Easy access to shopping, schools, interstate and much more. Great 246 sq ft building in back yard that can be used for shop, storage or many other things. Almost 500 sq ft Patio for get togethers or relaxing. So many possibilities. Refrigerator and Washer/Dryer can possibly remain. Come take a look today. (Front and Back porch swings are reserved)

Key facts

• 500 sq ft patio
• Huge living room
• Large laundry room

Tags

• HUGE LIVING ROOM
• LARGE DINNING KITCHEN
• LARGE LAUNDRY ROOM
• 246 SQ FT BUILDING
• 500 SQ FT PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (7.8% below list).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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

• It's been on market 98 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 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 1970 — 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. 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?
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: 0.92% ✗
• Cap rate: 7.81%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (median comp): $166,563
• List price: $169,900
• Delta: 2.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
472 Fountainebleau Dr	0.14mi	3/1.5	1,316 (+5%)	0mo	$163,900	$125	85
330 Laurie Lynn Dr	0.17mi	3/2.0	1,296 (+3%)	1mo	$171,900	$133	84
233 Gloria Dr	0.41mi	3/1.5	1,230 (-2%)	2mo	$154,900	$126	76
222 E Bolivar Dr	0.08mi	3/1.5	1,108 (-12%)	1mo	$168,900	$152	75
14220 Lilac St	0.43mi	3/1.5	1,294 (+3%)	4mo	$155,000	$120	72
15733 Marjorie Dr	0.46mi	3/1.0	1,219 (-3%)	4mo	$147,500	$121	68
14903 Banff Ct	0.34mi	3/2.0	1,375 (+9%)	1mo	$214,500	$156	66
1258 Foxlane Dr	0.75mi	3/2.0	1,250 (-1%)	1mo	$199,900	$160	61
1028 Hammond Manor Dr	0.74mi	3/2.0	1,288 (+2%)	4mo	$175,000	$136	56
742 Hammond Manor Dr	0.63mi	3/2.0	1,328 (+6%)	6mo	$155,000	$117	54
1109 Boreas Dr	0.70mi	3/1.5	1,334 (+6%)	5mo	$180,000	$135	53
620 Rushmore Dr	0.73mi	3/2.0	1,340 (+6%)	3mo	$179,900	$134	50

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-13,959
• Equity at exit: $25,333

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $5,130
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$891
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $214

Break-even live

Break-even rent $1,295

Max offer price $169,900

Occupancy floor 81%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
431 Gloria Dr Baton Rouge, LA	4.0	2.0	1866	$2,250	$1.21	21d	1	0.39mi
431 Gloria Dr Baton Rouge, LA	4.0	2.0	1866	$2,250	$1.21	14d	1	0.39mi
15661 Marjorie Dr Baton Rouge, LA	3.0	1.5	1308	$1,700	$1.30	18d	1	0.42mi
1018 Boreas Dr Baton Rouge, LA	2.0	1.5	1021	$1,300	$1.27	43d	1	0.57mi
1018 Boreas Dr Baton Rouge, LA	2.0	1.0	1021	$1,300	$1.27	14d	1	0.57mi
824 Hammond Manor Dr Apt A D Baton Rouge, LA	2.0	2.0	1000	$925	$0.93	14d	1	0.66mi
14443 Bywood Ave Baton Rouge, LA	3.0	2.0	1785	$1,900	$1.06	14d	1	0.69mi
914 Hammond Manor Dr Unit C Baton Rouge, LA	2.0	2.0	1002	$1,050	$1.05	14d	1	0.70mi
1136 Boreas Dr Baton Rouge, LA	3.0	1.5	1008	$1,325	$1.31	14d	1	0.76mi
1046 Sedona Pines Dr Baton Rouge, LA	3.0	2.0	1376	$1,950	$1.42	43d	1	0.79mi
1218 Boreas Dr Baton Rouge, LA	3.0	1.5	1100	$1,500	$1.36	43d	1	0.87mi
532 Glenway Dr Baton Rouge, LA	3.0	2.0	1780	$1,950	$1.10	23d	1	0.91mi
1045 Manson Dr Unit D Baton Rouge, LA	2.0	2.0	875	$875	$1.00	43d	1	0.96mi
282 Allan Dr Baton Rouge, LA	3.0	2.0	1810	$2,000	$1.10	23d	1	0.97mi
14140 Azalea Park Ave Unit C Baton Rouge, LA	2.0	2.0	875	$925	$1.06	43d	1	1.02mi
566 S Flannery Rd Unit B Baton Rouge, LA	2.0	1.5	1500	$1,300	$0.87	23d	1	1.03mi
14823 Stoneberg Ave Baton Rouge, LA	3.0	2.0	1769	$1,850	$1.05	43d	1	1.06mi
806 Brinwood Ave Baton Rouge, LA	4.0	2.0	1650	$1,475	$0.89	43d	1	1.17mi
13706 Goodwood Dr Unit 13706 Baton Rouge, LA	4.0	2.0	1000	$1,450	$1.45	43d	1	1.18mi
13047 Florida Blvd Baton Rouge, LA	1.0–2.0	1.0–1.5	754	$1,037	$1.38	14d	4	1.20mi
13629 Goodwood Dr Unit 13627 Baton Rouge, LA	3.0	2.0	1100	$1,250	$1.14	23d	1	1.24mi
1346 Hickory Creek Dr Baton Rouge, LA	3.0	2.0	1650	$1,900	$1.15	23d	1	1.29mi
1346 Hickory Creek Dr Baton Rouge, LA	3.0	2.0	1650	$1,900	$1.15	18d	1	1.29mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	21d	1	1.34mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	14d	1	1.34mi
1680 Oneal Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1050	$1,779	$1.69	14d	8	1.35mi
1547 La Annie Dr Baton Rouge, LA	2.0	1.0	1100	$895	$0.81	14d	1	1.47mi

Listing history 13 events

1. 2026-05-06
   status Pending 513-char remark

   Show marketing remark (513 chars)

   Great home ready for new memories. Huge Living Room, Large Dinning/Kitchen, Large Laundry Room. Updated, freshly painted. Granite Countertops in Kitchen and baths. Easy access to shopping, schools, interstate and much more. Great 246 sq ft building in back yard that can be used for shop, storage or many other things. Almost 500 sq ft Patio for get togethers or relaxing. So many possibilities. Refrigerator and Washer/Dryer can possibly remain. Come take a look today. (Front and Back porch swings are reserved)

2. 2026-05-06
   status Pending 513-char remark

   Show marketing remark (513 chars)

   Great home ready for new memories. Huge Living Room, Large Dinning/Kitchen, Large Laundry Room. Updated, freshly painted. Granite Countertops in Kitchen and baths. Easy access to shopping, schools, interstate and much more. Great 246 sq ft building in back yard that can be used for shop, storage or many other things. Almost 500 sq ft Patio for get togethers or relaxing. So many possibilities. Refrigerator and Washer/Dryer can possibly remain. Come take a look today. (Front and Back porch swings are reserved)

3. 2026-04-21
   status Active 513-char remark

   Show marketing remark (513 chars)

   Great home ready for new memories. Huge Living Room, Large Dinning/Kitchen, Large Laundry Room. Updated, freshly painted. Granite Countertops in Kitchen and baths. Easy access to shopping, schools, interstate and much more. Great 246 sq ft building in back yard that can be used for shop, storage or many other things. Almost 500 sq ft Patio for get togethers or relaxing. So many possibilities. Refrigerator and Washer/Dryer can possibly remain. Come take a look today. (Front and Back porch swings are reserved)

4. 2026-04-21
   status Active 513-char remark

   Show marketing remark (513 chars)

   Great home ready for new memories. Huge Living Room, Large Dinning/Kitchen, Large Laundry Room. Updated, freshly painted. Granite Countertops in Kitchen and baths. Easy access to shopping, schools, interstate and much more. Great 246 sq ft building in back yard that can be used for shop, storage or many other things. Almost 500 sq ft Patio for get togethers or relaxing. So many possibilities. Refrigerator and Washer/Dryer can possibly remain. Come take a look today. (Front and Back porch swings are reserved)

5. 2026-04-06
   status Active 513-char remark

   Show marketing remark (513 chars)

   Great home ready for new memories. Huge Living Room, Large Dinning/Kitchen, Large Laundry Room. Updated, freshly painted. Granite Countertops in Kitchen and baths. Easy access to shopping, schools, interstate and much more. Great 246 sq ft building in back yard that can be used for shop, storage or many other things. Almost 500 sq ft Patio for get togethers or relaxing. So many possibilities. Refrigerator and Washer/Dryer can possibly remain. Come take a look today. (Front and Back porch swings are reserved)

6. 2026-03-06
   status Pending 513-char remark

   Show marketing remark (513 chars)

   Great home ready for new memories. Huge Living Room, Large Dinning/Kitchen, Large Laundry Room. Updated, freshly painted. Granite Countertops in Kitchen and baths. Easy access to shopping, schools, interstate and much more. Great 246 sq ft building in back yard that can be used for shop, storage or many other things. Almost 500 sq ft Patio for get togethers or relaxing. So many possibilities. Refrigerator and Washer/Dryer can possibly remain. Come take a look today. (Front and Back porch swings are reserved)

7. 2026-03-06
   status Pending 513-char remark

   Show marketing remark (513 chars)

   Great home ready for new memories. Huge Living Room, Large Dinning/Kitchen, Large Laundry Room. Updated, freshly painted. Granite Countertops in Kitchen and baths. Easy access to shopping, schools, interstate and much more. Great 246 sq ft building in back yard that can be used for shop, storage or many other things. Almost 500 sq ft Patio for get togethers or relaxing. So many possibilities. Refrigerator and Washer/Dryer can possibly remain. Come take a look today. (Front and Back porch swings are reserved)

8. 2026-02-19
   price $169,900 513-char remark

   Show marketing remark (513 chars)

   Great home ready for new memories. Huge Living Room, Large Dinning/Kitchen, Large Laundry Room. Updated, freshly painted. Granite Countertops in Kitchen and baths. Easy access to shopping, schools, interstate and much more. Great 246 sq ft building in back yard that can be used for shop, storage or many other things. Almost 500 sq ft Patio for get togethers or relaxing. So many possibilities. Refrigerator and Washer/Dryer can possibly remain. Come take a look today. (Front and Back porch swings are reserved)

9. 2026-02-19
   price $169,900 513-char remark

   Show marketing remark (513 chars)

   Great home ready for new memories. Huge Living Room, Large Dinning/Kitchen, Large Laundry Room. Updated, freshly painted. Granite Countertops in Kitchen and baths. Easy access to shopping, schools, interstate and much more. Great 246 sq ft building in back yard that can be used for shop, storage or many other things. Almost 500 sq ft Patio for get togethers or relaxing. So many possibilities. Refrigerator and Washer/Dryer can possibly remain. Come take a look today. (Front and Back porch swings are reserved)

10. 2026-01-31
    status Active 513-char remark

    Show marketing remark (513 chars)

    Great home ready for new memories. Huge Living Room, Large Dinning/Kitchen, Large Laundry Room. Updated, freshly painted. Granite Countertops in Kitchen and baths. Easy access to shopping, schools, interstate and much more. Great 246 sq ft building in back yard that can be used for shop, storage or many other things. Almost 500 sq ft Patio for get togethers or relaxing. So many possibilities. Refrigerator and Washer/Dryer can possibly remain. Come take a look today. (Front and Back porch swings are reserved)

11. 2026-01-12
    historical Active Under Contract 513-char remark

    Show marketing remark (513 chars)

    Great home ready for new memories. Huge Living Room, Large Dinning/Kitchen, Large Laundry Room. Updated, freshly painted. Granite Countertops in Kitchen and baths. Easy access to shopping, schools, interstate and much more. Great 246 sq ft building in back yard that can be used for shop, storage or many other things. Almost 500 sq ft Patio for get togethers or relaxing. So many possibilities. Refrigerator and Washer/Dryer can possibly remain. Come take a look today. (Front and Back porch swings are reserved)

12. 2025-12-14
    listed $174,900 Active 513-char remark

    Show marketing remark (513 chars)

    Great home ready for new memories. Huge Living Room, Large Dinning/Kitchen, Large Laundry Room. Updated, freshly painted. Granite Countertops in Kitchen and baths. Easy access to shopping, schools, interstate and much more. Great 246 sq ft building in back yard that can be used for shop, storage or many other things. Almost 500 sq ft Patio for get togethers or relaxing. So many possibilities. Refrigerator and Washer/Dryer can possibly remain. Come take a look today. (Front and Back porch swings are reserved)

13. 2025-12-14
    listed $174,900 Active 513-char remark

    Show marketing remark (513 chars)

    Great home ready for new memories. Huge Living Room, Large Dinning/Kitchen, Large Laundry Room. Updated, freshly painted. Granite Countertops in Kitchen and baths. Easy access to shopping, schools, interstate and much more. Great 246 sq ft building in back yard that can be used for shop, storage or many other things. Almost 500 sq ft Patio for get togethers or relaxing. So many possibilities. Refrigerator and Washer/Dryer can possibly remain. Come take a look today. (Front and Back porch swings are reserved)

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: +$198/yr (+$16/mo · 26.8%)

ⓘ 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: $18,795
• − Mortgage interest: −$9,517
• − Property taxes: −$737
• − Insurance: −$850
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$4,943
• Taxable loss: −$258
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $2,632/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

• 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

-2.9% since first listed

13 events — show timeline

• 2026-05-06 Pending — AcadianaMLS
• 2026-05-06 Pending — GBRMLS
• 2026-04-21 Relisted — AcadianaMLS
• 2026-04-21 Relisted — GBRMLS
• 2026-04-06 Relisted — GBRMLS
• 2026-03-06 Pending — AcadianaMLS
• 2026-03-06 Pending — GBRMLS
• 2026-02-19 Price Changed $169,900 AcadianaMLS
• 2026-02-19 Price Changed $169,900 GBRMLS
• 2026-01-31 Relisted — GBRMLS
• 2026-01-12 Contingent — GBRMLS
• 2025-12-14 Listed $174,900 GBRMLS
• 2025-12-14 Listed $174,900 AcadianaMLS

Property tax history

+29.9%/yr

Latest (2025): $737 · -0.4% YoY. Source: county tax records.