5044 Enterprise St · Baton Rouge, LA 70805

$74,900

4 bd · 1.0 ba · 1,189 sqft · SingleFamily · 185 Days on market

Built 1983 4,791 sqft lot $63/sqft · 23% above area Est $61k · 23% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect rental/owner opportunity in the heart of Baton Rouge! This charming four-bedroom, one-bath cottage-style home seamlessly blends classic charm with modern updates. As you step inside, you're greeted by beautifully updated flooring that flows throughout the cozy living spaces. The thoughtfully laid-out floor plan includes a spacious living room, ideal for relaxing or entertaining guests. The kitchen comes equipped with essential appliances a stove and refrigerator making this home move-in ready from day one. Ready to move in or rent out. Great investment opportunity. Last rented for $1150 a month.

Key facts

• 4,791 sq ft lot
• Parking
• Built 1983

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/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: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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.
• Market conditions: Rents soft (-1.2%/yr); 155 active listings in the ZIP; 13 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 $1,222/mo this rent would consume 58% 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 $518 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 4y ago; this cycle's ask is 8712% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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: 1.63% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.80%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (median comp): $61,109
• List price: $74,900
• Delta: 22.57%
• 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
4424 Mcclelland Ct	0.42mi	3/1.0 (-1)	1,200 (+1%)	13mo	$52,500	$44	63
6612 Merrydale Ave	0.40mi	3/1.0 (-1)	1,070 (-10%)	3mo	$152,500	$143	57
5921 Linden Dr	0.75mi	3/1.0 (-1)	1,204 (+1%)	3mo	$159,995	$133	56
5850 Grand Dr	0.55mi	3/2.0 (-1)	1,144 (-4%)	6mo	$125,000	$109	54
4721 Hollywood St	0.74mi	3/1.0 (-1)	1,138 (-4%)	2mo	$129,900	$114	52
5668 Winchester Ave	0.54mi	3/2.0 (-1)	1,230 (+3%)	11mo	$199,900	$163	51
5844 Clayton St	0.37mi	3/1.0 (-1)	1,050 (-12%)	13mo	$69,999	$67	48
4986 Shelley St	0.64mi	3/2.0 (-1)	1,156 (-3%)	11mo	$130,000	$112	47
6654 Fern Dr	0.69mi	3/1.0 (-1)	1,213 (+2%)	16mo	$121,900	$100	46
6634 Fern Dr	0.68mi	3/1.5 (-1)	1,293 (+9%)	2mo	$119,000	$92	45
6734 Autumn Ave	0.48mi	3/1.0 (-1)	1,062 (-11%)	12mo	$127,600	$120	45
3966 St Andrews Ave	0.75mi	3/1.5 (-1)	1,242 (+4%)	9mo	$90,000	$72	43

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: 17.3%
• Equity multiple: 1.67×
• Total profit: $14,116
• Equity at exit: $11,168

10-year hold

• IRR: 23.6%
• Equity multiple: 2.76×
• Total profit: $36,887
• Equity at exit: $6,476

Cash invested: $20,972 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$393
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $468

Break-even live

Break-even rent $629

Max offer price $74,900

Occupancy floor 57%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	0.27mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	23d	1	0.30mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	14d	1	0.41mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	44d	1	0.41mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	23d	1	0.41mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	19d	1	0.48mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	44d	1	0.52mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	0.73mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	44d	1	0.80mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	44d	1	1.16mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	23d	1	1.34mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,289	$1.21	14d	18	1.43mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	14d	1	1.44mi

Listing history 50 events

1. 2026-06-18
   days on market $74,900 Active 185 DOM
2. 2026-06-17
   days on market $74,900 Active 184 DOM
3. 2026-06-16
   days on market $74,900 Active 183 DOM
4. 2026-06-15
   days on market $74,900 Active 182 DOM
5. 2026-06-14
   days on market $74,900 Active 180 DOM
6. 2026-06-10
   days on market $74,900 Active 177 DOM
7. 2026-06-09
   days on market $74,900 Active 176 DOM
8. 2026-06-08
   days on market $74,900 Active 175 DOM
9. 2026-06-07
   days on market $74,900 Active 174 DOM
10. 2026-06-05
    days on market $74,900 Active 171 DOM
11. 2026-06-03
    days on market $74,900 Active 170 DOM
12. 2026-06-02
    days on market $74,900 Active 169 DOM
13. 2026-06-01
    days on market $74,900 Active 168 DOM
14. 2026-05-31
    days on market $74,900 Active 167 DOM
15. 2026-05-31
    days on market $74,900 Active 166 DOM
16. 2026-03-03
    historical $850
17. 2026-02-28
    listed $850
18. 2026-02-11
    status Active 623-char remark

    Show marketing remark (623 chars)

    Discover the perfect rental/owner opportunity in the heart of Baton Rouge! This charming four-bedroom, one-bath cottage-style home seamlessly blends classic charm with modern updates. As you step inside, you're greeted by beautifully updated flooring that flows throughout the cozy living spaces. The thoughtfully laid-out floor plan includes a spacious living room, ideal for relaxing or entertaining guests. The kitchen comes equipped with essential appliances a stove and refrigerator making this home move-in ready from day one. Ready to move in or rent out. Great investment opportunity. Last rented for $1150 a month.

19. 2026-02-11
    status Active 623-char remark

    Show marketing remark (623 chars)

    Discover the perfect rental/owner opportunity in the heart of Baton Rouge! This charming four-bedroom, one-bath cottage-style home seamlessly blends classic charm with modern updates. As you step inside, you're greeted by beautifully updated flooring that flows throughout the cozy living spaces. The thoughtfully laid-out floor plan includes a spacious living room, ideal for relaxing or entertaining guests. The kitchen comes equipped with essential appliances a stove and refrigerator making this home move-in ready from day one. Ready to move in or rent out. Great investment opportunity. Last rented for $1150 a month.

20. 2026-02-05
    status Pending 623-char remark

    Show marketing remark (623 chars)

    Discover the perfect rental/owner opportunity in the heart of Baton Rouge! This charming four-bedroom, one-bath cottage-style home seamlessly blends classic charm with modern updates. As you step inside, you're greeted by beautifully updated flooring that flows throughout the cozy living spaces. The thoughtfully laid-out floor plan includes a spacious living room, ideal for relaxing or entertaining guests. The kitchen comes equipped with essential appliances a stove and refrigerator making this home move-in ready from day one. Ready to move in or rent out. Great investment opportunity. Last rented for $1150 a month.

21. 2026-02-05
    status Pending 623-char remark

    Show marketing remark (623 chars)

    Discover the perfect rental/owner opportunity in the heart of Baton Rouge! This charming four-bedroom, one-bath cottage-style home seamlessly blends classic charm with modern updates. As you step inside, you're greeted by beautifully updated flooring that flows throughout the cozy living spaces. The thoughtfully laid-out floor plan includes a spacious living room, ideal for relaxing or entertaining guests. The kitchen comes equipped with essential appliances a stove and refrigerator making this home move-in ready from day one. Ready to move in or rent out. Great investment opportunity. Last rented for $1150 a month.

22. 2026-01-16
    price $79,900 623-char remark

    Show marketing remark (623 chars)

    Discover the perfect rental/owner opportunity in the heart of Baton Rouge! This charming four-bedroom, one-bath cottage-style home seamlessly blends classic charm with modern updates. As you step inside, you're greeted by beautifully updated flooring that flows throughout the cozy living spaces. The thoughtfully laid-out floor plan includes a spacious living room, ideal for relaxing or entertaining guests. The kitchen comes equipped with essential appliances a stove and refrigerator making this home move-in ready from day one. Ready to move in or rent out. Great investment opportunity. Last rented for $1150 a month.

23. 2026-01-16
    price $79,900 623-char remark

    Show marketing remark (623 chars)

    Discover the perfect rental/owner opportunity in the heart of Baton Rouge! This charming four-bedroom, one-bath cottage-style home seamlessly blends classic charm with modern updates. As you step inside, you're greeted by beautifully updated flooring that flows throughout the cozy living spaces. The thoughtfully laid-out floor plan includes a spacious living room, ideal for relaxing or entertaining guests. The kitchen comes equipped with essential appliances a stove and refrigerator making this home move-in ready from day one. Ready to move in or rent out. Great investment opportunity. Last rented for $1150 a month.

24. 2025-12-11
    historical $1,150
25. 2025-12-09
    listed $89,000 Active 623-char remark

    Show marketing remark (623 chars)

    Discover the perfect rental/owner opportunity in the heart of Baton Rouge! This charming four-bedroom, one-bath cottage-style home seamlessly blends classic charm with modern updates. As you step inside, you're greeted by beautifully updated flooring that flows throughout the cozy living spaces. The thoughtfully laid-out floor plan includes a spacious living room, ideal for relaxing or entertaining guests. The kitchen comes equipped with essential appliances a stove and refrigerator making this home move-in ready from day one. Ready to move in or rent out. Great investment opportunity. Last rented for $1150 a month.

26. 2025-12-09
    listed $89,000 Active 623-char remark

    Show marketing remark (623 chars)

    Discover the perfect rental/owner opportunity in the heart of Baton Rouge! This charming four-bedroom, one-bath cottage-style home seamlessly blends classic charm with modern updates. As you step inside, you're greeted by beautifully updated flooring that flows throughout the cozy living spaces. The thoughtfully laid-out floor plan includes a spacious living room, ideal for relaxing or entertaining guests. The kitchen comes equipped with essential appliances a stove and refrigerator making this home move-in ready from day one. Ready to move in or rent out. Great investment opportunity. Last rented for $1150 a month.

27. 2025-11-05
    listed $1,150
28. 2024-04-11
    soldstatus $75,000
29. 2024-04-10
    historical $895
30. 2024-04-10
    soldstatus Sold
31. 2024-04-03
    listed $895
32. 2024-02-13
    status Pending
33. 2023-11-30
    historical $895
34. 2023-11-02
    listed $895
35. 2023-11-01
    price $76,900
36. 2023-10-31
    status Active
37. 2023-10-22
    historical $895
38. 2023-10-20
    price $895
39. 2023-09-25
    status Pending
40. 2023-09-22
    listed $1,000
41. 2023-08-18
    price $79,900
42. 2023-07-10
    status Active
43. 2023-06-21
    status Pending
44. 2023-06-07
    listed $83,500 Active
45. 2023-06-07
    listed $76,900
46. 2022-04-26
    soldstatus Sold
47. 2022-04-08
    status Pending
48. 2022-04-06
    listed $24,995 Active
49. 2022-04-06
    listed $24,995
50. 2018-08-16
    soldstatus $25,000

ⓘ 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: $874 · $73/mo
• Projected year-2 tax: $874 · $73/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $14,661
• − Mortgage interest: −$4,196
• − Property taxes: −$874
• − Insurance: −$374
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$2,179
• Taxable income: $4,692
• Est. tax owed @ 24.0%: −$1,126
• After-tax cash flow: $4,494/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

+219.6% since first listed

35 events — show timeline

• 2026-03-03 Rental Removed $850 RENTSPREE
• 2026-02-28 Listed for Rent $850 RENTSPREE
• 2026-02-11 Relisted — AcadianaMLS
• 2026-02-11 Relisted — GBRMLS
• 2026-02-05 Pending — AcadianaMLS
• 2026-02-05 Pending — GBRMLS
• 2026-01-16 Price Changed $79,900 AcadianaMLS
• 2026-01-16 Price Changed $79,900 GBRMLS
• 2025-12-11 Rental Removed $1,150 RENTSPREE
• 2025-12-09 Listed $89,000 GBRMLS
• 2025-12-09 Listed $89,000 AcadianaMLS
• 2025-11-05 Listed for Rent $1,150 RENTSPREE
• 2024-04-11 Sold (Public Records) $75,000 Public Records
• 2024-04-10 Rental Removed $895 APPFOLIO
• 2024-04-10 Sold (MLS) — GBRMLS
• 2024-04-03 Listed for Rent $895 APPFOLIO
• 2024-02-13 Pending — GBRMLS
• 2023-11-30 Rental Removed $895 APPFOLIO
• 2023-11-02 Listed for Rent $895 APPFOLIO
• 2023-11-01 Price Changed $76,900 GBRMLS
• 2023-10-31 Relisted — GBRMLS
• 2023-10-22 Rental Removed $895 APPFOLIO
• 2023-10-20 Price Changed $895 APPFOLIO
• 2023-09-25 Pending — GBRMLS
• 2023-09-22 Listed for Rent $1,000 APPFOLIO
• 2023-08-18 Price Changed $79,900 GBRMLS
• 2023-07-10 Relisted — GBRMLS
• 2023-06-21 Pending — GBRMLS
• 2023-06-07 Listed $76,900 AcadianaMLS
• 2023-06-07 Listed $83,500 GBRMLS
• 2022-04-26 Sold (MLS) — GBRMLS
• 2022-04-08 Pending — GBRMLS
• 2022-04-06 Listed $24,995 AcadianaMLS
• 2022-04-06 Listed $24,995 GBRMLS
• 2018-08-16 Sold (Public Records) $25,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $874 · +239.5% YoY. Source: county tax records.