13760 Chalmette Ave · Village St. George, LA 70810

$170,000

5 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 46 Days on market

Built 1989 7,840 sqft lot $119/sqft · 22% above area Est $190k · 10% under

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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
• ARV discount +12.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 5-bedroom home already cash flowing at $1,550/month with a month-to-month tenant in place. Brand new water heater, large fenced backyard, and nearly 2,000 square feet in the highly desirable 70810 zip code. Minutes from the Mall of Louisiana, Perkins Rowe, and easy interstate access. Flood Zone X.

Key facts

• Water heater
• Flood zone x
• Fenced backyard

Tags

• FENCED BACKYARD
• WATER HEATER
• FLOOD ZONE X
• HIGHLY DESIRABLE ZIP CODE
• EASY INTERSTATE ACCESS

Property features AI

Finance

• Other: Located in the Perkins Village subdivision; Directions: Turn into Perkins Village

Exterior

• Parking: Concrete parking with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Single-story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Full fenced yard

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.9% in Village St. George — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 flat; 625 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 0.7% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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.
• Current owner paid $55k; list at $170k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.35% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.28%
• DSCR: 1.77
• GRM: 6.2

CMA / ARV

• ARV (median comp): $189,620
• List price: $170,000
• Delta: -10.35%
• 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
13745 Broad Ct	0.10mi	4/2.0 (-1)	1,435 (+0%)	1mo	$175,000	$122	89
13712 Basin Ct	0.20mi	4/2.0 (-1)	1,458 (+2%)	5mo	$90,000	$62	78
1895 Potwin Dr	0.42mi	4/2.0 (-1)	1,431 (+0%)	1mo	$239,000	$167	74
9127 Baronne Dr	0.30mi	4/2.0 (-1)	1,400 (-2%)	8mo	$219,000	$156	71
13604 Broad Ct	0.16mi	5/2.0	1,585 (+11%)	6mo	$80,000	$50	69
1838 Peck Dr	0.39mi	4/2.0 (-1)	1,458 (+2%)	13mo	$235,000	$161	62
13941 Rampart Ct	0.19mi	4/2.0 (-1)	1,494 (+5%)	19mo	$99,900	$67	62
7356 Meadowview Ave	0.42mi	4/2.0 (-1)	1,330 (-7%)	5mo	$189,000	$142	60
14104 Gravier Ave	0.31mi	4/2.0 (-1)	1,260 (-12%)	6mo	$169,500	$135	56
13678 E Jolissaint Dr	0.56mi	4/2.0 (-1)	1,582 (+11%)	1mo	$235,000	$149	50
7334 Meadow Park Ave	0.48mi	4/1.5 (-1)	1,578 (+10%)	4mo	$234,900	$149	50
1499 S Peck Dr	0.71mi	4/2.0 (-1)	1,385 (-3%)	18mo	$227,500	$164	41

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 · 0.68% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $10,905
• Equity at exit: $25,348

10-year hold

• IRR: 13.3%
• Equity multiple: 1.95×
• Total profit: $45,294
• Equity at exit: $14,698

Cash invested: $47,600 (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 70810

• Rents YoY: 0.7%
• Active inventory: 625
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$159 /mo · $1,905/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $686

Break-even live

Break-even rent $1,419

Max offer price $170,000

Occupancy floor 65%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9219 Baronne Dr Baton Rouge, LA	4.0	2.0	1602	$2,100	$1.31	14d	1	0.26mi
14145 Gravier Ave Baton Rouge, LA	4.0	2.0	1442	$2,200	$1.53	23d	1	0.34mi
14449 Royal Villa Dr Baton Rouge, LA	4.0	2.0	1800	$3,000	$1.67	44d	1	0.63mi
13431 Briargrove Ave Baton Rouge, LA	4.0	2.0	1551	$1,900	$1.23	23d	1	0.75mi

Listing history 36 events

1. 2026-06-18
   days on market $170,000 Active 46 DOM
2. 2026-06-17
   days on market $170,000 Active 45 DOM
3. 2026-06-16
   days on market $170,000 Active 44 DOM
4. 2026-06-15
   days on market $170,000 Active 43 DOM
5. 2026-06-14
   days on market $170,000 Active 41 DOM
6. 2026-06-10
   days on market $170,000 Active 38 DOM
7. 2026-06-09
   days on market $170,000 Active 37 DOM
8. 2026-06-08
   days on market $170,000 Active 36 DOM
9. 2026-06-07
   days on market $170,000 Active 35 DOM
10. 2026-06-05
    days on market $170,000 Active 32 DOM
11. 2026-06-03
    days on market $170,000 Active 31 DOM
12. 2026-06-02
    days on market $170,000 Active 30 DOM
13. 2026-06-01
    days on market $170,000 Active 29 DOM
14. 2026-05-31
    days on market $170,000 Active 28 DOM
15. 2026-05-31
    days on market $170,000 Active 27 DOM
16. 2026-05-14
    price $170,000 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom home already cash flowing at $1,550/month with a month-to-month tenant in place. Brand new water heater, large fenced backyard, and nearly 2,000 square feet in the highly desirable 70810 zip code. Minutes from the Mall of Louisiana, Perkins Rowe, and easy interstate access. Flood Zone X.

17. 2026-05-14
    price $170,000 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom home already cash flowing at $1,550/month with a month-to-month tenant in place. Brand new water heater, large fenced backyard, and nearly 2,000 square feet in the highly desirable 70810 zip code. Minutes from the Mall of Louisiana, Perkins Rowe, and easy interstate access. Flood Zone X.

18. 2026-05-04
    listed $175,000 Active 307-char remark
19. 2026-05-03
    listed $175,000 Active 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom home already cash flowing at $1,550/month with a month-to-month tenant in place. Brand new water heater, large fenced backyard, and nearly 2,000 square feet in the highly desirable 70810 zip code. Minutes from the Mall of Louisiana, Perkins Rowe, and easy interstate access. Flood Zone X.

20. 2026-02-18
    soldstatus Closed

    Show marketing remark (244 chars)

    This 5 bedroom, 2 bath home is tenant occupied. The current rent is $1,550 and the lease is MTM. One-floor living with tall ceilings, a fireplace, and a large fenced backyard. More bedrooms than typical for the size, offering added flexibility.

21. 2026-02-18
    soldstatus $128,000 Sold

    Show marketing remark (244 chars)

    This 5 bedroom, 2 bath home is tenant occupied. The current rent is $1,550 and the lease is MTM. One-floor living with tall ceilings, a fireplace, and a large fenced backyard. More bedrooms than typical for the size, offering added flexibility.

22. 2026-01-22
    status Pending

    Show marketing remark (244 chars)

    This 5 bedroom, 2 bath home is tenant occupied. The current rent is $1,550 and the lease is MTM. One-floor living with tall ceilings, a fireplace, and a large fenced backyard. More bedrooms than typical for the size, offering added flexibility.

23. 2026-01-07
    price $132,000

    Show marketing remark (244 chars)

    This 5 bedroom, 2 bath home is tenant occupied. The current rent is $1,550 and the lease is MTM. One-floor living with tall ceilings, a fireplace, and a large fenced backyard. More bedrooms than typical for the size, offering added flexibility.

24. 2026-01-07
    price $132,000

    Show marketing remark (244 chars)

    This 5 bedroom, 2 bath home is tenant occupied. The current rent is $1,550 and the lease is MTM. One-floor living with tall ceilings, a fireplace, and a large fenced backyard. More bedrooms than typical for the size, offering added flexibility.

25. 2025-11-25
    listed $95,000 Active

    Show marketing remark (244 chars)

    This 5 bedroom, 2 bath home is tenant occupied. The current rent is $1,550 and the lease is MTM. One-floor living with tall ceilings, a fireplace, and a large fenced backyard. More bedrooms than typical for the size, offering added flexibility.

26. 2025-11-24
    listed $95,000 Active
27. 2024-07-17
    soldstatus $55,003
28. 2023-12-07
    soldstatus $1,224,235
29. 2012-03-16
    soldstatus
30. 2011-12-29
    soldstatus $122,771
31. 2011-11-15
    listed $59,900
32. 2011-11-15
    listed $59,900
33. 2006-10-03
    soldstatus $125,000
34. 2006-10-02
    soldstatus
35. 2006-07-12
    listed $125,000
36. 2006-07-12
    listed $125,000

ⓘ 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: $1,905 · $159/mo
• Projected year-2 tax: $1,905 · $159/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 · 22 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: $27,444
• − Mortgage interest: −$9,523
• − Property taxes: −$1,905
• − Insurance: −$850
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$4,945
• Taxable income: $5,830
• Est. tax owed @ 24.0%: −$1,399
• After-tax cash flow: $6,828/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 — Village St. George

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Village St. George, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 42,659
• Household income: $92,098
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1106.0

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 0.60)
• Race & ethnicity: White 55% Black 29% Hispanic / Latino 7% Two or more races 6% Asian 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 11% Slovak 2% Scottish 1%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -117.55%
• Current HPI: 172.7593
• Rent YoY: ▲ 0.68%
• 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

+36.0% since first listed

21 events — show timeline

• 2026-05-14 Price Changed $170,000 AcadianaMLS
• 2026-05-14 Price Changed $170,000 GBRMLS
• 2026-05-04 Listed $175,000 GBRMLS
• 2026-05-03 Listed $175,000 AcadianaMLS
• 2026-02-18 Sold (MLS) — AcadianaMLS
• 2026-02-18 Sold (MLS) — GBRMLS
• 2026-01-22 Pending — GBRMLS
• 2026-01-07 Price Changed $132,000 AcadianaMLS
• 2026-01-07 Price Changed $132,000 GBRMLS
• 2025-11-25 Listed $95,000 GBRMLS
• 2025-11-24 Listed $95,000 AcadianaMLS
• 2024-07-17 Sold (Public Records) $55,003 Public Records
• 2023-12-07 Sold (Public Records) $1,224,235 Public Records
• 2012-03-16 Sold (MLS) — GBRMLS
• 2011-12-29 Sold (Public Records) $122,771 Public Records
• 2011-11-15 Listed $59,900 AcadianaMLS
• 2011-11-15 Listed $59,900 GBRMLS
• 2006-10-03 Sold (Public Records) $125,000 Public Records
• 2006-10-02 Sold (MLS) — GBRMLS
• 2006-07-12 Listed $125,000 GBRMLS
• 2006-07-12 Listed $125,000 AcadianaMLS

Property tax history

+3.1%/yr

Latest (2025): $1,905 · -0.5% YoY. Source: county tax records.