1169 N 46th St · Baton Rouge, LA 70802

$68,999

3 bd · 1.0 ba · 1,100 sqft · SingleFamily · 292 Days on market

Built 1980 $63/sqft · 71% above area ↓ 10% since listing

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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
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply--making this an even more affordable option. The seller is motivated, so don't miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

Key facts

• 3 parking spots
• Built 1980
• Listed 291 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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.
• Zoned schools: Melrose Elementary School (math 12% / reading 22%, grade F, #487 of 646 statewide, top 78%, 330 students, 94% FRL); Capitol Middle School (math 4% / reading 10%, grade F, #212 of 218 statewide, top 97%, 580 students, 87% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 80% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 42% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 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 + 6.6% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $60,719 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.77% ✓
• Cap rate: 15.77%
• Cash-on-cash: 33.85%
• DSCR: 2.51
• GRM: 4.7

CMA / ARV

• ARV (median comp): $40,422
• List price: $68,999
• Delta: 70.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1091 N 46th St	0.06mi	3/1.0	1,055 (-4%)	12mo	$80,000	$76	80
4366 Jefferson Ave	0.37mi	3/1.0	1,200 (+9%)	2mo	$49,900	$42	66
4273 Adams Ave	0.70mi	3/1.0	1,062 (-4%)	2mo	$64,900	$61	60
716 N 36th St	0.64mi	3/2.0	1,100 (0%)	8mo	$49,000	$45	60
4714 Fairfields Ave	0.57mi	2/1.0 (-1)	1,100 (0%)	12mo	$39,000	$35	58
3825 Fairfields Ave	0.74mi	3/1.0	1,152 (+5%)	1mo	$125,000	$109	57
4051 N Barrow Dr	0.61mi	3/2.0	1,040 (-6%)	5mo	$175,000	$168	54
1934 N 37th St	0.73mi	3/1.0	1,112 (+1%)	13mo	$149,900	$135	54
416 Wabash Blvd	0.69mi	2/1.0 (-1)	1,117 (+2%)	11mo	$130,000	$116	51
1185 N 35th St	0.65mi	3/2.0	1,070 (-3%)	14mo	$85,000	$79	49
2236 Martin Ave	0.67mi	3/2.0	1,200 (+9%)	10mo	$140,000	$117	41
1108 N Acadian Thruway	0.73mi	2/5.5 (-1)	1,000 (-9%)	2mo	$13,100	$13	29

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 2.45×
• Total profit: $28,075
• Equity at exit: $10,288

10-year hold

• IRR: 41.8%
• Equity multiple: 5.62×
• Total profit: $89,225
• Equity at exit: $5,966

Cash invested: $19,320 (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 70802

• Rents YoY: 6.6%
• Active inventory: 202
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$362
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $545

Break-even live

Break-even rent $529

Max offer price $68,999

Occupancy floor 50%

Sensitivity live

Price	-10% $584	-5% $565	+0% $545	+5% $525	+10% $506
Rent	-10% $449	-5% $497	+0% $545	+5% $593	+10% $641
Rate	-1.0pp $580	-0.5pp $563	base $545	+0.5pp $527	+1.0pp $509

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1217 N 44th St Baton Rouge, LA	3.0	2.0	1028	$950	$0.92	25d	1	0.10mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	16d	31	0.23mi
787 N 47th St Baton Rouge, LA	3.0	2.0	1000	$800	$0.80	25d	1	0.24mi
532 Live Oak Blvd Unit 532 Baton Rouge, LA	3.0	2.0	1000	$1,200	$1.20	25d	1	0.50mi
636 N 39th St Apt 2 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	16d	1	0.53mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	45d	1	0.54mi
4743 Florida Blvd Baton Rouge, LA	2.0	1.0	947	$789	$0.83	16d	3	0.54mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	25d	1	0.65mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	25d	1	0.69mi
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	22d	1	0.69mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	20d	1	0.75mi
1251 N Ardenwood Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	923	$999	$1.08	45d	1	0.81mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,353	$1.75	16d	6	0.90mi
352 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	987	$1,475	$1.49	16d	2	0.90mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	25d	1	0.91mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	45d	1	0.93mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	16d	1	0.94mi
239 West Dr Baton Rouge, LA	2.0	1.0	1428	$1,250	$0.88	25d	1	0.95mi
422 Glenmore Ave Baton Rouge, LA	3.0	2.0	1307	$1,700	$1.30	25d	1	0.96mi
373 Community College Dr Unit 206 Baton Rouge, LA	4.0	2.0	1300	$1,200	$0.92	45d	1	0.99mi
373 Community College Dr Unit 302 Baton Rouge, LA	4.0	2.0	1300	$1,100	$0.85	45d	1	0.99mi
343 S Fairfax Dr Baton Rouge, LA	4.0	2.0	1421	$1,700	$1.20	20d	1	1.05mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	45d	1	1.08mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	20d	1	1.10mi
650 N Ardenwood Dr Baton Rouge, LA	1.0–4.0	1.0–2.0	951	$1,229	$1.29	45d	1	1.11mi
3711 Cole Dr #3 Baton Rouge, LA	2.0	1.5	1200	$1,200	$1.00	45d	1	1.15mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	45d	1	1.19mi
305 Saint Thomas Ln Baton Rouge, LA	2.0	2.0	1268	$2,200	$1.74	16d	1	1.19mi
305 Saint Thomas Ln Baton Rouge, LA	2.0	2.0	1268	$2,200	$1.74	25d	1	1.19mi
2730 Convention St Baton Rouge, LA	3.0	1.0	1000	$900	$0.90	25d	1	1.20mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$1,841	$1.15	16d	1	1.29mi
6645 Harry Dr Baton Rouge, LA	2.0–4.0	1.0–2.0	1013	$1,202	$1.19	16d	14	1.30mi
6773 Titian Ave Unit 10 Baton Rouge, LA	2.0	1.0	900	$800	$0.89	45d	1	1.37mi
6773 Titian Ave Unit 3 Baton Rouge, LA	2.0	1.0	900	$850	$0.94	45d	1	1.37mi
6773 Titian Ave Unit 6 Baton Rouge, LA	2.0	1.0	1000	$700	$0.70	16d	1	1.37mi
6867 Titian Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	886	$900	$1.02	16d	3	1.40mi
950 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	888	$975	$1.10	16d	1	1.40mi
2121 Lobdell Blvd Unit H54 Baton Rouge, LA	3.0	2.0	950	$1,194	$1.26	16d	1	1.42mi
6908 Goya Ave Unit A Baton Rouge, LA	3.0	2.0	1302	$1,650	$1.27	22d	1	1.43mi
6908 Goya Ave Unit B Baton Rouge, LA	3.0	2.0	1398	$1,750	$1.25	45d	1	1.43mi

Listing history 35 events

1. 2026-06-22
   days on market $68,999 Active 292 DOM
2. 2026-06-18
   days on market $68,999 Active 289 DOM
3. 2026-06-17
   days on market $68,999 Active 288 DOM
4. 2026-06-16
   days on market $68,999 Active 287 DOM
5. 2026-06-15
   days on market $68,999 Active 286 DOM
6. 2026-06-14
   days on market $68,999 Active 284 DOM
7. 2026-06-10
   days on market $68,999 Active 281 DOM
8. 2026-06-09
   days on market $68,999 Active 280 DOM
9. 2026-06-08
   days on market $68,999 Active 279 DOM
10. 2026-06-07
    pricedays on market $68,999 Active 278 DOM
11. 2026-06-05
    days on market $69,000 Active 275 DOM
12. 2026-06-03
    days on market $69,000 Active 274 DOM
13. 2026-06-02
    days on market $69,000 Active 273 DOM
14. 2026-06-01
    days on market $69,000 Active 272 DOM
15. 2026-05-31
    days on market $69,000 Active 271 DOM
16. 2026-05-31
    days on market $69,000 Active 270 DOM
17. 2026-01-24
    price $69,900 461-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

18. 2026-01-24
    price $69,900 472-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

19. 2026-01-05
    price $69,999 461-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

20. 2026-01-05
    price $69,999 472-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

21. 2025-12-06
    price $71,000 461-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

22. 2025-12-06
    price $71,000 472-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

23. 2025-12-03
    price $71,700 461-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

24. 2025-12-03
    price $71,700 472-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

25. 2025-11-21
    price $71,900 461-char remark

    Show marketing remark (461 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply--making this an even more affordable option. The seller is motivated, so don't miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

26. 2025-11-20
    price $71,900 472-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

27. 2025-11-08
    price $72,500 472-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

28. 2025-10-30
    price $72,900 461-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

29. 2025-10-30
    price $72,900 472-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

30. 2025-10-14
    price $74,900 461-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

31. 2025-10-14
    price $74,900 472-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

32. 2025-10-02
    price $75,000 461-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

33. 2025-10-02
    price $75,000 472-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

34. 2025-09-03
    listed $78,000 Active 461-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

35. 2025-09-03
    listed $78,000 Active 472-char remark

    Show marketing remark (472 chars)

    Great investment opportunity! This 3-bedroom, 1-bath home has excellent rental potential and previously rented for $1,000 per month. This home may work for investors or first-time buyers looking to generate income. Financing is available, and grant programs may also apply—making this an even more affordable option. The seller is motivated, so don’t miss out on this opportunity to own an income-producing property in Baton Rouge. Schedule your showing today!

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $379 · $32/mo
• Expected delta: +$53/yr (+$4/mo · 16.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $14,625
• − Mortgage interest: −$3,865
• − Property taxes: −$327
• − Insurance: −$345
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$2,007
• Taxable income: $5,741
• Est. tax owed @ 24.0%: −$1,378
• After-tax cash flow: $5,162/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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

-10.4% since first listed

19 events — show timeline

• 2026-01-24 Price Changed $69,900 AcadianaMLS
• 2026-01-24 Price Changed $69,900 GSREIN
• 2026-01-05 Price Changed $69,999 AcadianaMLS
• 2026-01-05 Price Changed $69,999 GSREIN
• 2025-12-06 Price Changed $71,000 AcadianaMLS
• 2025-12-06 Price Changed $71,000 GSREIN
• 2025-12-03 Price Changed $71,700 AcadianaMLS
• 2025-12-03 Price Changed $71,700 GSREIN
• 2025-11-21 Price Changed $71,900 AcadianaMLS
• 2025-11-20 Price Changed $71,900 GSREIN
• 2025-11-08 Price Changed $72,500 GSREIN
• 2025-10-30 Price Changed $72,900 AcadianaMLS
• 2025-10-30 Price Changed $72,900 GSREIN
• 2025-10-14 Price Changed $74,900 AcadianaMLS
• 2025-10-14 Price Changed $74,900 GSREIN
• 2025-10-02 Price Changed $75,000 AcadianaMLS
• 2025-10-02 Price Changed $75,000 GSREIN
• 2025-09-03 Listed $78,000 GSREIN
• 2025-09-03 Listed $78,000 AcadianaMLS

Property tax history

+28.8%/yr

Latest (2025): $327 · +4.7% YoY. Source: county tax records.