3030 Fairfield Ave · Baton Rouge, LA 70806

$115,000

5 bd · 3.0 ba · 1,500 sqft · SingleFamily · 795 Days on market

Built 1960 6,969 sqft lot $77/sqft · 34% above area Est $86k · 34% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

Key facts

• 6,969 sq ft lot
• 4 parking spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 rising (+3.4%/yr); 238 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 35% of the median local income ($56k/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 $795 of loan paydown is wiped out by about $3k 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 + 3.4% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 795 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 795 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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.
7. 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.
8. 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: 1.41% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.40%
• DSCR: 2.00
• GRM: 5.9

CMA / ARV

• ARV (median comp): $85,849
• List price: $115,000
• Delta: 33.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2145 N 38th St	0.34mi	4/2.0 (-1)	1,626 (+8%)	3mo	$152,500	$94	59

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.63×
• Total profit: $20,289
• Equity at exit: $17,147

10-year hold

• IRR: 24.5%
• Equity multiple: 3.16×
• Total profit: $69,635
• Equity at exit: $9,943

Cash invested: $32,200 (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 70806

• Rents YoY: 3.4%
• Active inventory: 238
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,626 high
• Mortgage (P&I): −$603
• Tax from tax record: −$33 /mo · $393/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $601

Break-even live

Break-even rent $865

Max offer price $115,000

Occupancy floor 58%

Sensitivity live

Price	-10% $666	-5% $634	+0% $601	+5% $568	+10% $536
Rent	-10% $473	-5% $537	+0% $601	+5% $665	+10% $729
Rate	-1.0pp $659	-0.5pp $630	base $601	+0.5pp $571	+1.0pp $541

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3725 Winbourne Ave Baton Rouge, LA	4.0	2.0	1900	$1,550	$0.82	44d	1	0.88mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	20d	1	0.88mi
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	22d	1	0.98mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	24d	1	1.27mi
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	24d	1	1.48mi

Listing history 35 events

1. 2026-06-18
   days on market $115,000 Active 795 DOM
2. 2026-06-17
   days on market $115,000 Active 794 DOM
3. 2026-06-16
   days on market $115,000 Active 793 DOM
4. 2026-06-15
   days on market $115,000 Active 792 DOM
5. 2026-06-14
   days on market $115,000 Active 790 DOM
6. 2026-06-10
   days on market $115,000 Active 787 DOM
7. 2026-06-09
   days on market $115,000 Active 786 DOM
8. 2026-06-08
   days on market $115,000 Active 785 DOM
9. 2026-06-07
   days on market $115,000 Active 784 DOM
10. 2026-06-05
    days on market $115,000 Active 781 DOM
11. 2026-06-03
    days on market $115,000 Active 780 DOM
12. 2026-06-02
    days on market $115,000 Active 779 DOM
13. 2026-06-01
    days on market $115,000 Active 778 DOM
14. 2026-05-31
    days on market $115,000 Active 777 DOM
15. 2026-05-31
    days on market $115,000 Active 776 DOM
16. 2025-06-02
    price $115,000 162-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

17. 2025-06-02
    price $115,000 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

18. 2025-01-31
    price $120,000 162-char remark

    Show marketing remark (162 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

19. 2025-01-30
    status Active 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

20. 2025-01-30
    price $120,000 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

21. 2025-01-10
    status Pending 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

22. 2024-12-11
    listed $111,000 Active 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

23. 2024-12-11
    historical 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

24. 2024-10-15
    price $111,000 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

25. 2024-07-11
    price $110,000 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

26. 2024-06-14
    price $105,000 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

27. 2024-06-07
    price $110,000 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

28. 2024-05-21
    price $120,000 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

29. 2024-03-27
    price $130,000 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

30. 2024-03-26
    status Active 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

31. 2024-01-21
    historical 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

32. 2024-01-20
    price $70,000 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

33. 2024-01-19
    listed $111,000 Active 162-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

34. 2024-01-19
    listed $10,000 Active 163-char remark

    Show marketing remark (163 chars)

    INVESTMENT! FRONT HOUSE IS 3 BEDS 2 BATH REAR HOME 2BED ROOM 1 BATH BOTH THE FRONT HOUSE AND BACK HOUS IS CURRENLY OCCUPIED SO PLEASE DO NOT DISTURB THE TENANT'S.

35. 1997-01-31
    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: $393 · $33/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$240/yr (+$20/mo · 61.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,515
• − Mortgage interest: −$6,442
• − Property taxes: −$393
• − Insurance: −$575
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$3,345
• Taxable income: $5,637
• Est. tax owed @ 24.0%: −$1,353
• After-tax cash flow: $5,859/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): 28,302
• Household income: $55,642
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 1968.0

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 9% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Chinese 1% French/Haitian/Cajun 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: ▼ -167.56%
• Current HPI: 185.0655
• Rent YoY: ▲ 3.42%
• 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

+3.6% since first listed

20 events — show timeline

• 2025-06-02 Price Changed $115,000 AcadianaMLS
• 2025-06-02 Price Changed $115,000 GBRMLS
• 2025-01-31 Price Changed $120,000 AcadianaMLS
• 2025-01-30 Relisted — GBRMLS
• 2025-01-30 Price Changed $120,000 GBRMLS
• 2025-01-10 Pending — GBRMLS
• 2024-12-11 Listed $111,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-10-15 Price Changed $111,000 GBRMLS
• 2024-07-11 Price Changed $110,000 GBRMLS
• 2024-06-14 Price Changed $105,000 GBRMLS
• 2024-06-07 Price Changed $110,000 GBRMLS
• 2024-05-21 Price Changed $120,000 GBRMLS
• 2024-03-27 Price Changed $130,000 GBRMLS
• 2024-03-26 Relisted — GBRMLS
• 2024-01-21 Delisted — GBRMLS
• 2024-01-20 Price Changed $70,000 GBRMLS
• 2024-01-19 Listed $10,000 GBRMLS
• 2024-01-19 Listed $111,000 AcadianaMLS
• 1997-01-31 Sold (Public Records) — Public Records

Property tax history

+22.8%/yr

Latest (2025): $393 · +4.7% YoY. Source: county tax records.