2063 W Magna Carta Pl · Baton Rouge, LA 70815

$189,900

3 bd · 2.0 ba · 2,126 sqft · SingleFamily public records · 91 Days on market

Built 1986 2,178 sqft lot $89/sqft · 18% below area Est $231k · 18% under $28/mo HOA · 2% of rent

---

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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Subject to short sale. NO POWER IS ON

Key facts

• $28 HOA
• Garage
• Built 1986

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (3.6% below list).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 165 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% of the median local income ($59k/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 $1k of loan paydown is wiped out by about $6k 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 91 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 27y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.96% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

• ARV (median comp): $230,577
• List price: $189,900
• Delta: -17.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1850 Wimpole St	0.20mi	3/2.0	1,927 (-9%)	3mo	$235,000	$122	73
9760 Judi Ave	0.39mi	3/2.0	2,005 (-6%)	3mo	$250,000	$125	70
10164 Rhapsody Dr	0.14mi	4/2.0 (+1)	2,244 (+6%)	11mo	$244,900	$109	70
10019 Ole Millstead Ct	0.14mi	3/2.0	1,825 (-14%)	3mo	$289,900	$159	68
10379 Cinquefoil Ave	0.37mi	4/2.0 (+1)	2,054 (-3%)	8mo	$250,000	$122	65
1658 S Elaine Dr	0.49mi	3/2.5	2,087 (-2%)	10mo	$260,000	$125	64
1526 Cora Dr	0.54mi	4/2.5 (+1)	2,183 (+3%)	5mo	$243,000	$111	60
1730 Tudor Dr	0.30mi	4/2.0 (+1)	2,415 (+14%)	1mo	$270,000	$112	57
2575 Theodosia Dr	0.56mi	3/2.0	1,970 (-7%)	12mo	$232,000	$118	52
10841 Classique Dr	0.61mi	4/2.5 (+1)	2,307 (+8%)	2mo	$300,000	$130	49
10648 Classique Dr	0.52mi	4/2.5 (+1)	2,317 (+9%)	10mo	$285,000	$123	45
2321 Summerleaf Cir	0.73mi	3/2.0	1,858 (-13%)	11mo	$307,000	$165	36

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-22,743
• Equity at exit: $28,315

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-9,376
• Equity at exit: $16,419

Cash invested: $53,172 (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 70815

• Active inventory: 165
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,830 high
• Mortgage (P&I): −$996
• Tax from tax record: −$217 /mo · $2,606/yr
• Insurance: −$79
• HOA: −$28
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $126

Break-even live

Break-even rent $1,671

Max offer price $189,900

Occupancy floor 88%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10127 Runnymede Ave Baton Rouge, LA	3.0	2.5	2071	$1,900	$0.92	43d	1	0.06mi
10127 Runnymede Ave Baton Rouge, LA	3.0	2.0	2071	$1,900	$0.92	18d	1	0.06mi
2166 Silverest Ave Baton Rouge, LA	3.0	2.0	1640	$1,800	$1.10	23d	1	0.18mi
2001 Red Stick Dr Baton Rouge, LA	3.0	3.0	1559	$2,150	$1.38	23d	1	0.22mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	43d	1	0.22mi
2257 Silverest Ave Baton Rouge, LA	3.0	1.5	1800	$1,700	$0.94	23d	1	0.23mi
2222 Seracedar Dr Baton Rouge, LA	3.0	2.0	1550	$1,700	$1.10	43d	1	0.38mi
9540 Lindale Ave Unit A Baton Rouge, LA	3.0	2.5	1655	$1,900	$1.15	23d	1	0.65mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	23d	1	0.85mi
11110 Boardwalk Dr #36 Baton Rouge, LA	3.0	2.0	1618	$2,000	$1.24	43d	1	0.85mi
814 Lonita St Baton Rouge, LA	3.0	2.0	1678	$1,900	$1.13	23d	1	0.94mi
9922 N Parkview Dr Baton Rouge, LA	3.0	2.0	1847	$2,500	$1.35	43d	1	0.96mi
3098 Drusilla Ln Baton Rouge, LA	3.0	1.5	1537	$1,600	$1.04	43d	1	1.03mi
10965 Goodwood Blvd Baton Rouge, LA	4.0	3.0	2934	$2,500	$0.85	14d	1	1.32mi
9152 Woodbine St Baton Rouge, LA	4.0	2.0	2322	$2,200	$0.95	43d	1	1.37mi
3948 Preakness Dr Baton Rouge, LA	3.0	2.0	2478	$2,200	$0.89	23d	1	1.44mi
3938 Garden View Dr Baton Rouge, LA	3.0	2.0	1620	$2,000	$1.23	21d	1	1.47mi
3411 San Felipe Dr Baton Rouge, LA	3.0	2.5	1654	$1,500	$0.91	23d	1	1.49mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 40 events

1. 2026-06-18
   days on market $189,900 Active 91 DOM
2. 2026-06-17
   days on market $189,900 Active 90 DOM
3. 2026-06-16
   days on market $189,900 Active 89 DOM
4. 2026-06-15
   days on market $189,900 Active 88 DOM
5. 2026-06-14
   days on market $189,900 Active 86 DOM
6. 2026-06-10
   days on market $189,900 Active 83 DOM
7. 2026-06-09
   days on market $189,900 Active 82 DOM
8. 2026-06-08
   days on market $189,900 Active 81 DOM
9. 2026-06-07
   days on market $189,900 Active 80 DOM
10. 2026-06-05
    days on market $189,900 Active 77 DOM
11. 2026-06-03
    days on market $189,900 Active 76 DOM
12. 2026-06-02
    days on market $189,900 Active 75 DOM
13. 2026-06-01
    days on market $189,900 Active 74 DOM
14. 2026-05-31
    days on market $189,900 Active 73 DOM
15. 2026-05-31
    days on market $189,900 Active 72 DOM
16. 2026-03-16
    listed $189,900 Active 37-char remark

    Show marketing remark (37 chars)

    Subject to short sale. NO POWER IS ON

17. 2026-03-16
    listed $189,900 Active 37-char remark

    Show marketing remark (37 chars)

    Subject to short sale. NO POWER IS ON

18. 2020-06-14
    soldstatus $189,000
19. 2020-06-12
    soldstatus Sold
20. 2020-06-12
    listed $189,000 Active
21. 2020-06-12
    listed $189,000
22. 2017-01-04
    historical
23. 2017-01-04
    status Active
24. 2016-12-01
    soldstatus
25. 2016-10-03
    historical
26. 2016-09-09
    listed $190,000 Active
27. 2016-09-09
    listed $1,700
28. 2016-09-01
    listed $190,000
29. 2015-08-28
    historical
30. 2015-06-23
    price $189,000
31. 2015-06-03
    listed $199,000 Active
32. 2015-03-11
    listed $189,000
33. 2014-08-18
    listed $215,000
34. 2014-08-18
    listed $215,000
35. 2006-12-20
    soldstatus $175,500
36. 2006-08-09
    listed $181,000
37. 2005-10-31
    soldstatus $170,000
38. 2005-06-14
    listed $170,000
39. 1999-05-03
    soldstatus
40. 1999-01-30
    listed $134,000

ⓘ 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: $2,606 · $217/mo
• Projected year-2 tax: $2,606 · $217/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 · 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: $21,960
• − Mortgage interest: −$10,637
• − Property taxes: −$2,606
• − Insurance: −$950
• − Repairs & maintenance: −$1,757
• − Management: −$1,757
• − HOA: −$336
• − Depreciation: −$5,524
• Taxable loss: −$1,607
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $1,892/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): 31,024
• Household income: $59,254
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1461.0

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 0.68)
• Race & ethnicity: Black 48% White 25% Hispanic / Latino 16% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Estonian 1% Iranian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 14% Vietnamese 5% Arabic 2%

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: ▼ -145.28%
• Current HPI: 181.3654
• 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

+41.7% since first listed

25 events — show timeline

• 2026-03-16 Listed $189,900 GBRMLS
• 2026-03-16 Listed $189,900 AcadianaMLS
• 2020-06-14 Sold (Public Records) $189,000 Public Records
• 2020-06-12 Listed $189,000 AcadianaMLS
• 2020-06-12 Listed $189,000 GBRMLS
• 2020-06-12 Sold (MLS) — GBRMLS
• 2017-01-04 Delisted — GBRMLS
• 2017-01-04 Relisted — GBRMLS
• 2016-12-01 Sold (MLS) — GBRMLS
• 2016-10-03 Delisted — GBRMLS
• 2016-09-09 Listed $190,000 GBRMLS
• 2016-09-09 Listed $1,700 GBRMLS
• 2016-09-01 Listed $190,000 AcadianaMLS
• 2015-08-28 Delisted — GBRMLS
• 2015-06-23 Price Changed $189,000 GBRMLS
• 2015-06-03 Listed $199,000 GBRMLS
• 2015-03-11 Listed $189,000 AcadianaMLS
• 2014-08-18 Listed $215,000 AcadianaMLS
• 2014-08-18 Listed $215,000 GBRMLS
• 2006-12-20 Sold (Public Records) $175,500 Public Records
• 2006-08-09 Listed $181,000 AcadianaMLS
• 2005-10-31 Sold (Public Records) $170,000 Public Records
• 2005-06-14 Listed $170,000 AcadianaMLS
• 1999-05-03 Sold (Public Records) — Public Records
• 1999-01-30 Listed $134,000 AcadianaMLS

Property tax history

+6.8%/yr

Latest (2025): $2,606 · +4.7% YoY. Source: county tax records.