9414 Pecan Tree Dr · Gardere, LA 70810

$164,900

2 bd · 2.0 ba · 1,128 sqft · SingleFamily public records · 246 Days on market

Built 1985 7,187 sqft lot $146/sqft · 19% below area Est $203k · 19% 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 +9.5/30.0
• Livability +3.2/5.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Corner Lot Home in a Quiet Neighborhood! Don't miss this adorable, well-maintained home situated on a desirable corner lot in a peaceful neighborhood! Featuring updated flooring in both bedrooms and hallway, plus a new A/C system installed in 2021. The living room boasts a beautiful cathedral ceiling, creating an open and airy feel. The primary bedroom includes a private ensuite, and the fully fenced backyard offers great space for pets, play, or entertaining. You'll also enjoy a 2-car covered carport and extra storage. Prime location just minutes from LSU, shopping, and dining! Located in Flood Zone X -- no flood insurance required!

Key facts

• New a/c system
• Updated flooring
• Cathedral ceiling

Tags

• CORNER LOT
• UPDATED FLOORING
• NEW A/C SYSTEM
• CATHEDRAL CEILING
• PRIVATE ENSUITE
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (25.2% below list).
• Recommended offer: $123k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.1% in Gardere — 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 64/100 on livability (#167 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A; Watch: crime D, employment D, amenities F.
• 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; 625 active listings in the ZIP; 40 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; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent is only 16% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 246 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 24y 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

• Climate carrying-cost: major flood risk; 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 $123,313 (25.2% 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. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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 D 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: 0.75% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 11.1

CMA / ARV

• ARV (median comp): $202,523
• List price: $164,900
• Delta: -18.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1835 Fountain Ave	0.48mi	2/2.0	1,150 (+2%)	1mo	$155,000	$135	74
9919 Glerma Dr	0.14mi	3/2.0 (+1)	1,222 (+8%)	2mo	$225,000	$184	73
1025 Elvin Dr	0.12mi	3/2.0 (+1)	1,243 (+10%)	14mo	$195,000	$157	60
9555 Old Hermitage Pkwy	0.50mi	3/2.0 (+1)	1,200 (+6%)	1mo	$235,000	$196	60
2131 Fountain Ave	0.43mi	2/2.0	1,155 (+2%)	19mo	$124,700	$108	60
520 Westhaven Blvd	0.21mi	2/2.0	1,236 (+10%)	17mo	$195,000	$158	60
1835 General Cleburne Ave	0.67mi	2/1.0	1,105 (-2%)	8mo	$92,000	$83	54
1733 General Cleburne Ave	0.60mi	3/2.0 (+1)	1,294 (+15%)	22mo	$1,600	$1	24

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 · 0.68% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.20×
• Total profit: $-36,786
• Equity at exit: $24,587

10-year hold

• IRR: -26.2%
• Equity multiple: -0.14×
• Total profit: $-52,427
• Equity at exit: $14,258

Cash invested: $46,172 (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 70810

• Rents YoY: 0.7%
• Active inventory: 625
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$865
• Tax from tax record: −$154 /mo · $1,852/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-114

Break-even live

Break-even rent $1,377

Max offer price $144,823

Occupancy floor —

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9250 Pecan Tree Dr Baton Rouge, LA	3.0	2.0	1291	$1,650	$1.28	23d	1	0.09mi
9149 Ridge Pecan Dr Unit 9149B Gardere, LA	1.0	1.0	1000	$875	$0.88	23d	1	0.12mi
9048 GSRI Ave Unit A Baton Rouge, LA	2.0	2.0	875	$900	$1.03	43d	1	0.27mi
9058 GSRI Ave Unit D Baton Rouge, LA	3.0	2.0	875	$1,100	$1.26	43d	1	0.27mi
8736 Elvin Dr Unit C Baton Rouge, LA	2.0	1.5	1140	$1,100	$0.96	23d	1	0.34mi
8736 Elvin Dr Unit A Baton Rouge, LA	2.0	1.5	1140	$1,100	$0.96	43d	1	0.34mi
1717 Jade Ave Unit 1 Baton Rouge, LA	2.0	1.5	1000	$900	$0.90	23d	1	0.35mi
1717 Jade Ave Unit 2 Gardere, LA	2.0	1.5	1000	$900	$0.90	43d	1	0.35mi
8726 Elvin Dr Unit B Baton Rouge, LA	2.0	1.5	1300	$1,800	$1.38	43d	1	0.35mi
8726 Elvin Dr Unit B Baton Rouge, LA	2.0	1.5	1300	$1,800	$1.38	23d	1	0.35mi
8911 GSRI Ave Baton Rouge, LA	2.0	2.0	1100	$1,150	$1.05	43d	1	0.37mi
2029 Jasper Ave Unit 2029-D Baton Rouge, LA	3.0	2.0	1350	$1,200	$0.89	44d	1	0.37mi
2029 Jasper Ave Unit 2029-B Baton Rouge, LA	3.0	2.0	1350	$1,250	$0.93	23d	1	0.37mi
809 Summer Breeze Dr #1108 Baton Rouge, LA	3.0	2.0	1200	$1,450	$1.21	23d	1	0.39mi
1646 Jade Ave Unit GM 1646-C Baton Rouge, LA	2.0	1.5	1100	$850	$0.77	43d	1	0.40mi
1646 Jade Ave Unit GM 1646-D Baton Rouge, LA	2.0	1.5	1100	$900	$0.82	14d	1	0.41mi
2038 Jasper Ave Unit GM 2038-C Baton Rouge, LA	2.0	1.5	1100	$900	$0.82	43d	1	0.41mi
1616 Jade Ave Baton Rouge, LA	2.0	1.5	1000	$900	$0.90	23d	1	0.43mi
10231 Bluebonnet Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	988	$1,801	$1.82	14d	21	0.43mi
8727 Granite Dr Unit 8727-C Baton Rouge, LA	2.0	1.5	1100	$940	$0.85	19d	1	0.43mi
8724 GSRI Ave Unit 8724-B Baton Rouge, LA	2.0	1.0	853	$950	$1.11	14d	1	0.46mi
8723 GSRI Ave Unit 8723-B Baton Rouge, LA	2.0	1.0	853	$950	$1.11	21d	1	0.46mi
1434 Jasper Ave Baton Rouge, LA	2.0	1.5	1000	$800	$0.80	43d	1	0.50mi
10600 Lakes Blvd Baton Rouge, LA	3.0	3.0	1464	$1,850	$1.26	43d	2	0.55mi
10600 Lakes Blvd Baton Rouge, LA	2.0–3.0	2.5–3.0	1420	$1,600	$1.13	14d	4	0.55mi
10600 Lakes Blvd Baton Rouge, LA	1.0–3.0	1.0–3.0	1425	$1,425	$1.00	23d	4	0.55mi
8457 Governor Dr Unit 8457-A Baton Rouge, LA	2.0	1.5	1100	$1,000	$0.91	43d	1	0.68mi
8220 Governor Dr Baton Rouge, LA	3.0	2.0	1350	$1,350	$1.00	19d	1	0.69mi
8216 Governor Dr Baton Rouge, LA	3.0	2.0	1212	$1,350	$1.11	23d	1	0.70mi
8336 Bayou Fountain Ave Unit 8336-D Baton Rouge, LA	2.0	1.5	1110	$1,045	$0.94	14d	1	0.71mi
8445 Governor Dr Unit 8445-D Baton Rouge, LA	2.0	2.0	974	$945	$0.97	43d	1	0.71mi
8262 Governor Dr Unit 8262-A Baton Rouge, LA	3.0	3.0	1400	$1,400	$1.00	14d	1	0.71mi
8231 Bayou Fountain Ave Unit 8231-1 Baton Rouge, LA	2.0	2.0	1250	$1,200	$0.96	14d	1	0.78mi
1934 Elvin Dr Baton Rouge, LA	3.0	2.0	1112	$1,600	$1.44	43d	1	0.78mi
8150 Bayou Fountain Ave Unit 8150-C Baton Rouge, LA	2.0	1.5	992	$1,050	$1.06	14d	1	0.79mi
8185 Bayou Fountain Ave Unit 8185-2 Baton Rouge, LA	2.0	1.5	1200	$1,045	$0.87	23d	1	0.80mi
8425 Ned Ave Unit D Baton Rouge, LA	2.0	2.0	970	$875	$0.90	43d	1	0.88mi
8091 Bayou Fountain Ave Baton Rouge, LA	2.0	2.5	1100	$1,195	$1.09	43d	1	0.92mi
2182 Gardere Ln Unit B Baton Rouge, LA	2.0	2.0	1000	$800	$0.80	23d	1	0.94mi
1773 Starboard Dr Unit 1773-1 Baton Rouge, LA	2.0	1.5	1100	$995	$0.90	19d	1	0.97mi

Listing history 39 events

1. 2026-06-18
   days on market $164,900 Active 246 DOM
2. 2026-06-17
   days on market $164,900 Active 245 DOM
3. 2026-06-16
   days on market $164,900 Active 244 DOM
4. 2026-06-15
   days on market $164,900 Active 243 DOM
5. 2026-06-14
   days on market $164,900 Active 241 DOM
6. 2026-06-10
   days on market $164,900 Active 238 DOM
7. 2026-06-09
   days on market $164,900 Active 237 DOM
8. 2026-06-08
   days on market $164,900 Active 236 DOM
9. 2026-06-07
   days on market $164,900 Active 235 DOM
10. 2026-06-05
    days on market $164,900 Active 232 DOM
11. 2026-06-03
    days on market $164,900 Active 231 DOM
12. 2026-06-02
    days on market $164,900 Active 230 DOM
13. 2026-06-01
    days on market $164,900 Active 229 DOM
14. 2026-05-31
    days on market $164,900 Active 228 DOM
15. 2026-05-31
    days on market $164,900 Active 227 DOM
16. 2025-10-15
    listed $164,900 Active 650-char remark

    Show marketing remark (663 chars)

    Charming Corner Lot Home in a Quiet Neighborhood! Don’t miss this adorable, well-maintained home situated on a desirable corner lot in a peaceful neighborhood! Featuring updated flooring in both bedrooms and hallway, plus a new A/C system installed in 2021. The living room boasts a beautiful cathedral ceiling, creating an open and airy feel. The primary bedroom includes a private ensuite, and the fully fenced backyard offers great space for pets, play, or entertaining. You'll also enjoy a 2-car covered carport and extra storage. Prime location just minutes from LSU, shopping, and dining! Located in Flood Zone X — no flood insurance required!

17. 2025-10-15
    listed $164,900 Active 663-char remark

    Show marketing remark (663 chars)

    Charming Corner Lot Home in a Quiet Neighborhood! Don’t miss this adorable, well-maintained home situated on a desirable corner lot in a peaceful neighborhood! Featuring updated flooring in both bedrooms and hallway, plus a new A/C system installed in 2021. The living room boasts a beautiful cathedral ceiling, creating an open and airy feel. The primary bedroom includes a private ensuite, and the fully fenced backyard offers great space for pets, play, or entertaining. You'll also enjoy a 2-car covered carport and extra storage. Prime location just minutes from LSU, shopping, and dining! Located in Flood Zone X — no flood insurance required!

18. 2025-03-20
    historical $1,000
19. 2025-03-17
    listed $1,000
20. 2023-01-03
    soldstatus $154,000
21. 2022-12-30
    soldstatus Sold
22. 2022-12-05
    status Pending
23. 2022-11-14
    listed $155,000 Active
24. 2022-11-14
    listed $155,000
25. 2018-05-23
    soldstatus $127,000
26. 2018-05-21
    soldstatus Sold
27. 2018-05-11
    status Pending
28. 2018-03-24
    listed $139,900 Active
29. 2018-03-24
    listed $139,900
30. 2012-06-13
    listed $99,900
31. 2012-06-13
    listed $99,900
32. 2003-04-29
    soldstatus
33. 2003-03-07
    listed $74,900
34. 2003-03-07
    listed $74,900
35. 2002-11-12
    listed $74,900
36. 2002-11-12
    listed $74,900
37. 2002-08-02
    listed $78,700
38. 2002-08-02
    listed $78,700
39. 2000-06-05
    soldstatus

ⓘ 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: $1,852 · $154/mo
• Projected year-2 tax: $1,852 · $154/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 X · 72% 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,798
• − Mortgage interest: −$9,237
• − Property taxes: −$1,852
• − Insurance: −$824
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$4,797
• Taxable loss: −$4,281
• Est. tax savings @ 24.0%: +$1,027
• After-tax cash flow: $-336/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 — Gardere

• Score: 64/100
• State rank: #167
• US rank: #14008

Category grades

Amenities F Commute F Cost of living A Crime D Employment D Housing A Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gardere, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 42,659
• Household income: $92,098
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1106.0

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 0.60)
• Race & ethnicity: White 55% Black 29% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Slovak 2% Scottish 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -117.55%
• Current HPI: 172.7593
• Rent YoY: ▲ 0.68%
• 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

+109.5% since first listed

24 events — show timeline

• 2025-10-15 Listed $164,900 GBRMLS
• 2025-10-15 Listed $164,900 AcadianaMLS
• 2025-03-20 Rental Removed $1,000 APPFOLIO
• 2025-03-17 Listed for Rent $1,000 APPFOLIO
• 2023-01-03 Sold (Public Records) $154,000 Public Records
• 2022-12-30 Sold (MLS) — GBRMLS
• 2022-12-05 Pending — GBRMLS
• 2022-11-14 Listed $155,000 AcadianaMLS
• 2022-11-14 Listed $155,000 GBRMLS
• 2018-05-23 Sold (Public Records) $127,000 Public Records
• 2018-05-21 Sold (MLS) — GBRMLS
• 2018-05-11 Pending — GBRMLS
• 2018-03-24 Listed $139,900 AcadianaMLS
• 2018-03-24 Listed $139,900 GBRMLS
• 2012-06-13 Listed $99,900 AcadianaMLS
• 2012-06-13 Listed $99,900 GBRMLS
• 2003-04-29 Sold (MLS) — GBRMLS
• 2003-03-07 Listed $74,900 GBRMLS
• 2003-03-07 Listed $74,900 AcadianaMLS
• 2002-11-12 Listed $74,900 AcadianaMLS
• 2002-11-12 Listed $74,900 GBRMLS
• 2002-08-02 Listed $78,700 AcadianaMLS
• 2002-08-02 Listed $78,700 GBRMLS
• 2000-06-05 Sold (Public Records) — Public Records

Property tax history

+14.5%/yr

Latest (2025): $1,852 · -0.4% YoY. Source: county tax records.