7108 Rue St Claire · Addis, LA 70710

$250,000

4 bd · 2.0 ba · 1,613 sqft · SingleFamily · 24 Days on market

Built 2013 0.42 ac lot Est $271k · 8% 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).

• Cash flow +12.8/30.0
• ARV discount +11.0/15.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 4-bedroom, 2-bath residence tucked away on a quiet dead-end street - offering privacy, comfort, and space both inside and out. Built just 13 years ago, this home features a desirable split floor plan that provides separation between the primary suite and additional bedrooms. Inside, you'll find wood flooring throughout the main living areas, complemented by ceramic tile flooring and countertops, adding a touch in the kitchen for both style and durability. A tankless water heater ensures energy efficiency and endless hot water. Step outside to enjoy a large, fully fenced backyard-perfect for entertaining, pets, or play. The spacious 24x24 shop offers endless possibilities for storage, hobbies, or a workspace. Unwind or host gatherings on the oversized covered patio, making outdoor living easy year-round. This home blends functionality, quality finishes, and a peaceful setting-ready for its next owner to move right in and enjoy.

Key facts

• Wood flooring
• Split floor plan
• 24x24 shop

Tags

• SPLIT FLOOR PLAN
• WOOD FLOORING
• CERAMIC TILE FLOORING
• TANKLESS WATER HEATER
• FULLY FENCED BACKYARD
• 24X24 SHOP

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-25 ($-299/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (20.5% below list).
• Recommended offer: $199k (20.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#161 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• West Baton Rouge Parish (suburban): math 27% / reading 40% proficiency, ranked #35 of 98 in LA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 144 units permitted in West Baton Rouge Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• West Baton Rouge County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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: 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 $198,742 (20.5% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $270,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7108 Rue St Claire	0.00mi	4/2.0	1,613 (0%)	1mo	$250,000	$155	99
7037 Easy St	0.09mi	3/2.0 (-1)	1,634 (+1%)	0mo	$275,000	$168	88
4715 E Sunset Loop	0.20mi	3/2.0 (-1)	1,610 (-0%)	2mo	$275,000	$171	83
7049 E Sunset Loop	0.22mi	3/2.0 (-1)	1,634 (+1%)	7mo	$255,000	$156	77
4707 Aubrey Ann Dr	0.21mi	4/2.0	1,680 (+4%)	17mo	$215,000	$128	69
4626 Aubrey Ann Dr	0.30mi	4/2.0	1,680 (+4%)	16mo	$259,900	$155	66
4693 Avery Grace Blvd	0.24mi	3/2.0 (-1)	1,448 (-10%)	1mo	$275,000	$190	66
4622 Jaselyn Ann Ave	0.36mi	3/2.0 (-1)	1,490 (-8%)	12mo	$258,000	$173	56
4777 Avery Grace Blvd	0.14mi	3/2.0 (-1)	1,405 (-13%)	15mo	$239,900	$171	55
4725 Belle Vue Dr	0.71mi	3/2.0 (-1)	1,642 (+2%)	9mo	$262,500	$160	52
7135 Rue Grand Pre	0.60mi	3/2.0 (-1)	1,509 (-6%)	9mo	$238,000	$158	49
4675 Aubrey Ann Dr	0.25mi	3/2.0 (-1)	1,427 (-12%)	19mo	$242,000	$170	48

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-42,151
• Equity at exit: $37,276

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-38,959
• Equity at exit: $21,615

Cash invested: $70,000 (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 70710

• Active inventory: 53
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-25

Break-even live

Break-even rent $2,019

Max offer price $245,594

Occupancy floor 96%

Sensitivity live

Price	-10% $117	-5% $46	+0% $-25	+5% $-96	+10% $-166
Rent	-10% $-182	-5% $-103	+0% $-25	+5% $54	+10% $132
Rate	-1.0pp $101	-0.5pp $39	base $-25	+0.5pp $-90	+1.0pp $-156

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4414 Olivia Dr Addis, LA	3.0	2.0	1642	$2,300	$1.40	24d	1	0.92mi

Listing history 8 events

1. 2026-04-10
   status Pending 984-char remark

   Show marketing remark (984 chars)

   Welcome home to this beautifully maintained 4-bedroom, 2-bath residence tucked away on a quiet dead-end street - offering privacy, comfort, and space both inside and out. Built just 13 years ago, this home features a desirable split floor plan that provides separation between the primary suite and additional bedrooms. Inside, you'll find wood flooring throughout the main living areas, complemented by ceramic tile flooring and countertops, adding a touch in the kitchen for both style and durability. A tankless water heater ensures energy efficiency and endless hot water. Step outside to enjoy a large, fully fenced backyard-perfect for entertaining, pets, or play. The spacious 24x24 shop offers endless possibilities for storage, hobbies, or a workspace. Unwind or host gatherings on the oversized covered patio, making outdoor living easy year-round. This home blends functionality, quality finishes, and a peaceful setting-ready for its next owner to move right in and enjoy.

2. 2026-04-10
   status Pending

   Show marketing remark (984 chars)

   Welcome home to this beautifully maintained 4-bedroom, 2-bath residence tucked away on a quiet dead-end street - offering privacy, comfort, and space both inside and out. Built just 13 years ago, this home features a desirable split floor plan that provides separation between the primary suite and additional bedrooms. Inside, you'll find wood flooring throughout the main living areas, complemented by ceramic tile flooring and countertops, adding a touch in the kitchen for both style and durability. A tankless water heater ensures energy efficiency and endless hot water. Step outside to enjoy a large, fully fenced backyard-perfect for entertaining, pets, or play. The spacious 24x24 shop offers endless possibilities for storage, hobbies, or a workspace. Unwind or host gatherings on the oversized covered patio, making outdoor living easy year-round. This home blends functionality, quality finishes, and a peaceful setting-ready for its next owner to move right in and enjoy.

3. 2026-03-18
   listed $250,000 Active
4. 2026-03-17
   listed $250,000 Active 984-char remark

   Show marketing remark (984 chars)

   Welcome home to this beautifully maintained 4-bedroom, 2-bath residence tucked away on a quiet dead-end street - offering privacy, comfort, and space both inside and out. Built just 13 years ago, this home features a desirable split floor plan that provides separation between the primary suite and additional bedrooms. Inside, you'll find wood flooring throughout the main living areas, complemented by ceramic tile flooring and countertops, adding a touch in the kitchen for both style and durability. A tankless water heater ensures energy efficiency and endless hot water. Step outside to enjoy a large, fully fenced backyard-perfect for entertaining, pets, or play. The spacious 24x24 shop offers endless possibilities for storage, hobbies, or a workspace. Unwind or host gatherings on the oversized covered patio, making outdoor living easy year-round. This home blends functionality, quality finishes, and a peaceful setting-ready for its next owner to move right in and enjoy.

5. 2013-12-16
   soldstatus
6. 2013-07-18
   listed $178,900
7. 2013-07-18
   listed $178,900
8. 2013-03-18
   soldstatus $750,000

ⓘ 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: $2,158 · $180/mo
• Projected year-2 tax: $2,158 · $180/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,849
• − Mortgage interest: −$14,004
• − Property taxes: −$2,158
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$7,273
• Taxable loss: −$4,651
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $817/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: West Baton Rouge Parish
• NCES district ID: 2201920
• Math proficiency: 27% ▼ -39.00%
• Reading proficiency: 40% ▼ -36.00%
• Median HH income: $52,141
• Composite: 29.26/100
• National rank: #6562
• State rank: #35 of 98 in LA

Livability — Addis

• Score: 64/100
• State rank: #161
• US rank: #13783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Addis, LA
• County: West Baton Rouge Parish · 7,252 people
• City population: 7,252
• Metro: Baton Rouge, LA
• Population (ZIP): 7,252
• Household income: $108,041
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 160.0

Population outlook (West Baton Rouge County) Hauer SSP2

• Today (2025): 28,932 people
• By 2030: 30,562 · +5.6%
• By 2040: 33,604 · +16.1%
• By 2050: 36,324 · +25.5%
• By 2075: 42,619 · +47.3%
• By 2100: 45,321 · +56.6%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 48% White 47% Hispanic / Latino 3% Pacific Islander 3%
• Common ancestry: Lithuanian 11% Italian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · West Baton Rouge

• 2024 margin: R (+11.7) · D 43.4% · R 55.1% · Other 1.4%
• 2008→2024 swing: +1.9pp toward D · 2008: -13.6pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+10.5 2016: R+12.2 2012: R+9.6 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.18%
• Current HPI: 143.6314
• Rent YoY: —
• 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

-66.7% since first listed

8 events — show timeline

• 2026-04-10 Pending — AcadianaMLS
• 2026-04-10 Pending — GBRMLS
• 2026-03-18 Listed $250,000 GBRMLS
• 2026-03-17 Listed $250,000 AcadianaMLS
• 2013-12-16 Sold (MLS) — GBRMLS
• 2013-07-18 Listed $178,900 GBRMLS
• 2013-07-18 Listed $178,900 AcadianaMLS
• 2013-03-18 Sold (Public Records) $750,000 Public Records

Property tax history

+20.2%/yr

Latest (2025): $2,158 · +2.0% YoY. Source: county tax records.