6155 N Foster Dr · Baton Rouge, LA 70805

$75,000

2 bd · 2.0 ba · 1,473 sqft · SingleFamily · 29 Days on market

Built 1971 0.46 ac lot

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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 +7.5/15.0
• 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

Home is currently tenant-occupied; please do not disturb tenants. Property is in need of repairs and is being sold as part of a 12-home investment portfolio. Seller has limited knowledge of the property.

Key facts

• 0.46 acre lot
• 3 parking spots
• Built 1971

Property features AI

Exterior

• Parking: Three parking spaces; Off-street parking with driveway
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Frame and brick construction; Slab foundation; Built with a shingle roof is not specified
• Exterior features: Partial fencing; Lot roughly 100 x 218 (about 0.46 acre)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating and central air conditioning

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$167,922) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% 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 soft (-1.2%/yr); 155 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,174/mo this rent would consume 55% of the median local household income ($25k/yr) (locally 1980% 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 (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); 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 $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.57% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.35%
• DSCR: 2.13
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $167,922
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6343 Beechwood Dr	0.20mi	3/1.0 (+1)	1,320 (-10%)	7mo	$50,000	$38	59
4883 Crown Ave	0.56mi	3/2.0 (+1)	1,473 (0%)	14mo	$175,000	$119	57
5965 Denham St	0.23mi	3/2.0 (+1)	1,594 (+8%)	17mo	$139,900	$88	57
5685 Winchester Ave	0.35mi	3/2.5 (+1)	1,400 (-5%)	15mo	$154,900	$111	56
4510 Glen Oaks Dr	0.41mi	3/1.0 (+1)	1,401 (-5%)	13mo	$155,000	$111	53
5833 Larchwood Dr	0.65mi	3/2.0 (+1)	1,380 (-6%)	5mo	$175,000	$127	50
4525 Oaklon Ave	0.48mi	3/2.0 (+1)	1,292 (-12%)	3mo	$204,400	$158	50
5175 Lemonwood Dr	0.74mi	3/2.0 (+1)	1,453 (-1%)	16mo	$166,000	$114	45
5820 Glen Oaks Dr	0.66mi	3/1.5 (+1)	1,315 (-11%)	2mo	$149,900	$114	43
4536 St Katherine Ave	0.59mi	3/1.0 (+1)	1,570 (+7%)	14mo	$174,000	$111	40
6202 Laca St	0.46mi	3/2.0 (+1)	1,637 (+11%)	19mo	$199,000	$122	39
4720 Hollywood St	0.50mi	3/2.0 (+1)	1,255 (-15%)	19mo	$191,528	$153	31

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: 6.1%
• Equity multiple: 1.23×
• Total profit: $4,762
• Equity at exit: $11,183

10-year hold

• IRR: 12.2%
• Equity multiple: 1.82×
• Total profit: $17,265
• Equity at exit: $6,485

Cash invested: $21,000 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$393
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$31
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $318

Break-even live

Break-even rent $771

Max offer price $75,000

Occupancy floor 68%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	0.26mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	0.59mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	44d	1	0.59mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	19d	1	0.59mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	0.67mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	14d	1	0.88mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	44d	1	1.07mi
8210 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	765	$920	$1.20	14d	1	1.13mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	23d	1	1.29mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	14d	1	1.33mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	1.37mi

Listing history 22 events

1. 2026-06-18
   days on market $75,000 Active 29 DOM
2. 2026-06-17
   days on market $75,000 Active 28 DOM
3. 2026-06-16
   days on market $75,000 Active 27 DOM
4. 2026-06-15
   days on market $75,000 Active 26 DOM
5. 2026-06-14
   days on market $75,000 Active 24 DOM
6. 2026-06-10
   days on market $75,000 Active 21 DOM
7. 2026-06-09
   days on market $75,000 Active 20 DOM
8. 2026-06-08
   days on market $75,000 Active 19 DOM
9. 2026-06-07
   days on market $75,000 Active 18 DOM
10. 2026-06-05
    days on market $75,000 Active 15 DOM
11. 2026-06-03
    days on market $75,000 Active 14 DOM
12. 2026-06-02
    days on market $75,000 Active 13 DOM
13. 2026-06-01
    days on market $75,000 Active 12 DOM
14. 2026-05-31
    days on market $75,000 Active 11 DOM
15. 2026-05-31
    days on market $75,000 Active 10 DOM
16. 2026-05-20
    listed $75,000 Active 203-char remark

    Show marketing remark (203 chars)

    Home is currently tenant-occupied; please do not disturb tenants. Property is in need of repairs and is being sold as part of a 12-home investment portfolio. Seller has limited knowledge of the property.

17. 2026-05-20
    listed $75,000 Active

    Show marketing remark (203 chars)

    Home is currently tenant-occupied; please do not disturb tenants. Property is in need of repairs and is being sold as part of a 12-home investment portfolio. Seller has limited knowledge of the property.

18. 2023-08-12
    historical
19. 2023-07-19
    status Active
20. 2023-07-07
    status Pending
21. 2023-07-04
    listed $69,900 Active
22. 2023-07-04
    listed $69,900

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $711 · $59/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 6/10 Major FEMA zone A · 67% 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,088
• − Mortgage interest: −$4,201
• − Property taxes: −$711
• − Insurance: −$1,877
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$2,182
• Taxable income: $2,863
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $3,134/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

+7.3% since first listed

7 events — show timeline

• 2026-05-20 Listed $75,000 GBRMLS
• 2026-05-20 Listed $75,000 AcadianaMLS
• 2023-08-12 Delisted — GBRMLS
• 2023-07-19 Relisted — GBRMLS
• 2023-07-07 Pending — GBRMLS
• 2023-07-04 Listed $69,900 AcadianaMLS
• 2023-07-04 Listed $69,900 GBRMLS

Property tax history

+2.4%/yr

Latest (2025): $711 · +4.7% YoY. Source: county tax records.