2065 Missouri St · Baton Rouge, LA 70802

$13,900

1 bd · 1.0 ba · 1,090 sqft · SingleFamily public records · 58 Days on market

Built 1950 3,920 sqft lot $13/sqft · 70% below area ↓ 32% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Motivated Seller ! Great Opportunity for INVESTORS, minutes from the LSU area. Come put your touch on this home and watch your investment grow. Bring your offers. Property is Sold As-is.

Key facts

• 3,920 sq ft lot
• Built 1950
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $13k (3.0% below list) — sets the bar for market timing.
• Cap rate 70.1% 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: Rents rising fast (+6.6%/yr); 188 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 37% 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 $96 of loan paydown is wiped out by about $417 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $6k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $13,483 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.57% ✓
• Cap rate: 70.09%
• Cash-on-cash: 227.84%
• DSCR: 11.14
• GRM: 1.1

CMA / ARV

• ARV (median comp): $46,347
• List price: $13,900
• Delta: -70.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2056 Ovid St	0.53mi	2/1.0 (+1)	1,047 (-4%)	5mo	$250,000	$239	59
1950 Georgia St	0.22mi	2/1.0 (+1)	1,200 (+10%)	16mo	$25,000	$21	54
1265 Swart St	0.55mi	2/1.0 (+1)	1,057 (-3%)	14mo	$37,000	$35	53
1112 Julia St	0.68mi	2/1.0 (+1)	1,100 (+1%)	13mo	$99,000	$90	51
2412 Horace St	0.61mi	2/1.0 (+1)	1,031 (-5%)	9mo	$187,000	$181	50
1855 Kansas St	0.40mi	2/1.0 (+1)	936 (-14%)	10mo	$25,000	$27	45
1946 Pericles St	0.58mi	2/1.0 (+1)	1,243 (+14%)	1mo	$319,900	$257	44
657 Lettsworth St	0.50mi	2/1.0 (+1)	932 (-14%)	17mo	$100,000	$107	33

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: —
• Equity multiple: 13.53×
• Total profit: $48,766
• Equity at exit: $2,073

10-year hold

• IRR: —
• Equity multiple: 31.97×
• Total profit: $120,532
• Equity at exit: $1,202

Cash invested: $3,892 (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: 188
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,053 high
• Mortgage (P&I): −$73
• Tax from tax record: −$14 /mo · $169/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $739

Break-even live

Break-even rent $117

Max offer price $13,900

Occupancy floor 25%

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: $3,475
• Closing costs: $417
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	43d	1	0.12mi
2030 Colorado St Baton Rouge, LA	1.0	1.0	900	$700	$0.78	43d	1	0.44mi
3005 Highland Rd Unit 5A Baton Rouge, LA	2.0	1.0	810	$850	$1.05	43d	1	0.56mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	23d	1	0.57mi
3101 Highland Rd Baton Rouge, LA	2.0	1.0	955	$1,038	$1.09	14d	2	0.58mi
417 E State St Baton Rouge, LA	3.0	1.0–2.0	849	$1,053	$1.24	14d	26	0.60mi
416 E State St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	43d	1	0.62mi
1241 S 18th St Baton Rouge, LA	1.0	1.0	700	$1,000	$1.43	14d	1	0.62mi
408 E State St Unit B Baton Rouge, LA	2.0	2.0	1258	$1,100	$0.87	43d	1	0.63mi
1805 Perkins Rd Unit 1805 Baton Rouge, LA	1.0	1.0	1000	$1,500	$1.50	14d	1	0.65mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	23d	1	0.67mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	43d	1	0.67mi
157 E State St Baton Rouge, LA	—	1.0	800	$750	$0.94	23d	1	0.67mi
279 Chatsworth St Baton Rouge, LA	2.0	2.0	840	$1,250	$1.49	43d	1	0.92mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	14d	1	0.92mi
718 Park Blvd Unit 1 Baton Rouge, LA	2.0	1.0	1189	$1,500	$1.26	23d	1	0.96mi
710 Park Blvd #6 Baton Rouge, LA	2.0	1.0	1111	$1,800	$1.62	14d	1	0.97mi
2500 McGrath Ave Unit 2 Baton Rouge, LA	1.0	1.0	750	$1,000	$1.33	43d	1	1.02mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,254	$1.56	14d	28	1.04mi
101 River House Pl Unit 1D Baton Rouge, LA	1.0	1.0	703	$1,391	$1.98	23d	1	1.09mi
756 Europe St Baton Rouge, LA	1.0	1.0	1050	$1,175	$1.12	14d	1	1.14mi
3132 Wyoming St Unit 1 Baton Rouge, LA	1.0	1.0	700	$650	$0.93	43d	1	1.15mi
866 Arlington Ave Unit 206 Baton Rouge, LA	2.0	1.0	950	$895	$0.94	43d	1	1.15mi
2361 Wisteria St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	43d	1	1.19mi
1136 Aster St Baton Rouge, LA	2.0	1.0	700	$695	$0.99	43d	1	1.19mi
878 Kenmore Ave Unit C Baton Rouge, LA	2.0	1.0	1100	$1,000	$0.91	21d	1	1.20mi
1212 Aster St Unit 1132 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	43d	1	1.20mi
1212 Aster St Unit 1136 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	23d	1	1.20mi
636 Napoleon St Baton Rouge, LA	2.0	1.0	1065	$1,650	$1.55	14d	1	1.21mi
623 S Eugene St Unit 1 Baton Rouge, LA	2.0	1.0	980	$1,400	$1.43	43d	1	1.27mi
648 Penalver St Unit 2 Baton Rouge, LA	2.0	1.0	1000	$1,200	$1.20	14d	1	1.28mi
3003 River Rd Baton Rouge, LA	1.0–2.0	1.0	670	$799	$1.19	14d	18	1.40mi
814 North Blvd Unit 814 Baton Rouge, LA	1.0	1.0	800	$800	$1.00	43d	1	1.44mi
725 Carol Marie Dr Unit 4 Baton Rouge, LA	1.0	1.0	870	$900	$1.03	14d	1	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $13,900 Active 58 DOM
2. 2026-06-17
   days on market $13,900 Active 57 DOM
3. 2026-06-16
   days on market $13,900 Active 56 DOM
4. 2026-06-15
   days on market $13,900 Active 55 DOM
5. 2026-06-14
   days on market $13,900 Active 53 DOM
6. 2026-06-10
   days on market $13,900 Active 50 DOM
7. 2026-06-09
   days on market $13,900 Active 49 DOM
8. 2026-06-08
   days on market $13,900 Active 48 DOM
9. 2026-06-07
   days on market $13,900 Active 47 DOM
10. 2026-06-05
    days on market $13,900 Active 44 DOM
11. 2026-06-03
    days on market $13,900 Active 43 DOM
12. 2026-06-02
    days on market $13,900 Active 42 DOM
13. 2026-06-01
    days on market $13,900 Active 41 DOM
14. 2026-05-31
    days on market $13,900 Active 40 DOM
15. 2026-05-31
    days on market $13,900 Active 39 DOM
16. 2026-05-06
    price $16,900 186-char remark

    Show marketing remark (186 chars)

    Motivated Seller ! Great Opportunity for INVESTORS, minutes from the LSU area. Come put your touch on this home and watch your investment grow. Bring your offers. Property is Sold As-is.

17. 2026-05-06
    price $16,900 186-char remark

    Show marketing remark (186 chars)

    Motivated Seller ! Great Opportunity for INVESTORS, minutes from the LSU area. Come put your touch on this home and watch your investment grow. Bring your offers. Property is Sold As-is.

18. 2026-04-21
    listed $19,900 Active 186-char remark

    Show marketing remark (186 chars)

    Motivated Seller ! Great Opportunity for INVESTORS, minutes from the LSU area. Come put your touch on this home and watch your investment grow. Bring your offers. Property is Sold As-is.

19. 2026-04-21
    listed $19,900 Active 186-char remark

    Show marketing remark (186 chars)

    Motivated Seller ! Great Opportunity for INVESTORS, minutes from the LSU area. Come put your touch on this home and watch your investment grow. Bring your offers. Property is Sold As-is.

20. 2025-03-19
    price $18,000
21. 2025-03-19
    price $18,000
22. 2025-03-10
    price $18,500
23. 2025-03-01
    price $18,500
24. 2025-02-18
    listed $25,000 Active
25. 2025-02-18
    listed $25,000 Active
26. 1981-09-15
    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: $169 · $14/mo
• Projected year-2 tax: $169 · $14/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 6/10 Major FEMA zone X · 74% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,634
• − Mortgage interest: −$779
• − Property taxes: −$169
• − Insurance: −$70
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$404
• Taxable income: $9,191
• Est. tax owed @ 24.0%: −$2,206
• After-tax cash flow: $6,662/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

-32.4% since first listed

11 events — show timeline

• 2026-05-06 Price Changed $16,900 AcadianaMLS
• 2026-05-06 Price Changed $16,900 GBRMLS
• 2026-04-21 Listed $19,900 GBRMLS
• 2026-04-21 Listed $19,900 AcadianaMLS
• 2025-03-19 Price Changed $18,000 AcadianaMLS
• 2025-03-19 Price Changed $18,000 GBRMLS
• 2025-03-10 Price Changed $18,500 AcadianaMLS
• 2025-03-01 Price Changed $18,500 GBRMLS
• 2025-02-18 Listed $25,000 GBRMLS
• 2025-02-18 Listed $25,000 AcadianaMLS
• 1981-09-15 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $169 · +4.7% YoY. Source: county tax records.