4655 Hollywood St · Baton Rouge, LA 70805

$99,900

5 bd · 2.0 ba · 2,629 sqft · Land · 169 Days on market

Built 1970 0.62 ac lot ↓ 9% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTOR SPECIAL ON TWO LOTS. HUGE HOUSE TO BE RENOVATED OR, YOU COULD CHOOSE TO TEAR DOWN AND BUILD TWO SEPARATE HOUSES ON EACH LOT. DID NOT FLOOD. SUBJECT TO THIRD PARTY APPROVAL.

Key facts

• Two lots
• Renovated
• Huge house

Tags

• TWO LOTS
• HUGE HOUSE
• RENOVATED

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath land listed at $100k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,529/mo this rent would consume 72% 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 $691 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.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 21y ago; this cycle's ask has dropped $35k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.53% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.20%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.48×
• Total profit: $-14,598
• Equity at exit: $14,895

10-year hold

• IRR: -17.9%
• Equity multiple: 0.23×
• Total profit: $-21,418
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $91

Break-even live

Break-even rent $1,414

Max offer price $99,900

Occupancy floor 89%

Sensitivity live

Price	-10% $160	-5% $125	+0% $91	+5% $56	+10% $22
Rent	-10% $-30	-5% $30	+0% $91	+5% $151	+10% $212
Rate	-1.0pp $141	-0.5pp $116	base $91	+0.5pp $65	+1.0pp $39

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	15d	1	0.34mi
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	24d	1	1.26mi

Listing history 32 events

1. 2026-04-07
   status Pending 187-char remark

   Show marketing remark (187 chars)

   GREAT INVESTOR SPECIAL ON TWO LOTS. HUGE HOUSE TO BE RENOVATED OR, YOU COULD CHOOSE TO TEAR DOWN AND BUILD TWO SEPARATE HOUSES ON EACH LOT. DID NOT FLOOD. SUBJECT TO THIRD PARTY APPROVAL.

2. 2026-04-07
   status Pending

   Show marketing remark (187 chars)

   GREAT INVESTOR SPECIAL ON TWO LOTS. HUGE HOUSE TO BE RENOVATED OR, YOU COULD CHOOSE TO TEAR DOWN AND BUILD TWO SEPARATE HOUSES ON EACH LOT. DID NOT FLOOD. SUBJECT TO THIRD PARTY APPROVAL.

3. 2026-01-21
   price $99,900 187-char remark

   Show marketing remark (187 chars)

   GREAT INVESTOR SPECIAL ON TWO LOTS. HUGE HOUSE TO BE RENOVATED OR, YOU COULD CHOOSE TO TEAR DOWN AND BUILD TWO SEPARATE HOUSES ON EACH LOT. DID NOT FLOOD. SUBJECT TO THIRD PARTY APPROVAL.

4. 2026-01-21
   price $99,900

   Show marketing remark (187 chars)

   GREAT INVESTOR SPECIAL ON TWO LOTS. HUGE HOUSE TO BE RENOVATED OR, YOU COULD CHOOSE TO TEAR DOWN AND BUILD TWO SEPARATE HOUSES ON EACH LOT. DID NOT FLOOD. SUBJECT TO THIRD PARTY APPROVAL.

5. 2025-12-30
   soldstatus $158,643
6. 2025-12-30
   soldstatus $158,643
7. 2025-12-04
   price $109,900 187-char remark

   Show marketing remark (187 chars)

   GREAT INVESTOR SPECIAL ON TWO LOTS. HUGE HOUSE TO BE RENOVATED OR, YOU COULD CHOOSE TO TEAR DOWN AND BUILD TWO SEPARATE HOUSES ON EACH LOT. DID NOT FLOOD. SUBJECT TO THIRD PARTY APPROVAL.

8. 2025-12-04
   price $109,900

   Show marketing remark (187 chars)

   GREAT INVESTOR SPECIAL ON TWO LOTS. HUGE HOUSE TO BE RENOVATED OR, YOU COULD CHOOSE TO TEAR DOWN AND BUILD TWO SEPARATE HOUSES ON EACH LOT. DID NOT FLOOD. SUBJECT TO THIRD PARTY APPROVAL.

9. 2025-11-29
   price $115,000 187-char remark

   Show marketing remark (187 chars)

   GREAT INVESTOR SPECIAL ON TWO LOTS. HUGE HOUSE TO BE RENOVATED OR, YOU COULD CHOOSE TO TEAR DOWN AND BUILD TWO SEPARATE HOUSES ON EACH LOT. DID NOT FLOOD. SUBJECT TO THIRD PARTY APPROVAL.

10. 2025-11-11
    price $115,000
11. 2025-10-31
    price $125,000 187-char remark

    Show marketing remark (187 chars)

    GREAT INVESTOR SPECIAL ON TWO LOTS. HUGE HOUSE TO BE RENOVATED OR, YOU COULD CHOOSE TO TEAR DOWN AND BUILD TWO SEPARATE HOUSES ON EACH LOT. DID NOT FLOOD. SUBJECT TO THIRD PARTY APPROVAL.

12. 2025-10-31
    price $125,000

    Show marketing remark (187 chars)

    GREAT INVESTOR SPECIAL ON TWO LOTS. HUGE HOUSE TO BE RENOVATED OR, YOU COULD CHOOSE TO TEAR DOWN AND BUILD TWO SEPARATE HOUSES ON EACH LOT. DID NOT FLOOD. SUBJECT TO THIRD PARTY APPROVAL.

13. 2025-10-20
    listed $135,000 Active

    Show marketing remark (187 chars)

    GREAT INVESTOR SPECIAL ON TWO LOTS. HUGE HOUSE TO BE RENOVATED OR, YOU COULD CHOOSE TO TEAR DOWN AND BUILD TWO SEPARATE HOUSES ON EACH LOT. DID NOT FLOOD. SUBJECT TO THIRD PARTY APPROVAL.

14. 2025-10-20
    listed $135,000 Active 187-char remark

    Show marketing remark (187 chars)

    GREAT INVESTOR SPECIAL ON TWO LOTS. HUGE HOUSE TO BE RENOVATED OR, YOU COULD CHOOSE TO TEAR DOWN AND BUILD TWO SEPARATE HOUSES ON EACH LOT. DID NOT FLOOD. SUBJECT TO THIRD PARTY APPROVAL.

15. 2023-09-18
    soldstatus $161,000
16. 2023-09-15
    soldstatus Sold
17. 2023-08-18
    status Pending
18. 2023-08-04
    price $158,900
19. 2023-06-24
    listed $174,500 Active
20. 2023-06-24
    listed $158,900
21. 2023-06-09
    listed $174,500
22. 2023-05-01
    historical
23. 2023-03-16
    price $179,900
24. 2023-02-15
    listed $189,000 Active
25. 2023-02-15
    listed $179,900
26. 2014-04-28
    listed $146,900
27. 2014-04-28
    listed $146,900
28. 2006-07-24
    soldstatus
29. 2006-02-14
    listed $99,900
30. 2006-02-14
    listed $99,900
31. 2005-07-15
    listed $110,000
32. 2005-07-15
    listed $110,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 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: $18,346
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$2,906
• Taxable loss: −$208
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $1,140/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

-9.2% since first listed

32 events — show timeline

• 2026-04-07 Pending — AcadianaMLS
• 2026-04-07 Pending — GBRMLS
• 2026-01-21 Price Changed $99,900 AcadianaMLS
• 2026-01-21 Price Changed $99,900 GBRMLS
• 2025-12-30 Sold (Public Records) $158,643 Public Records
• 2025-12-30 Sold (Public Records) $158,643 Public Records
• 2025-12-04 Price Changed $109,900 AcadianaMLS
• 2025-12-04 Price Changed $109,900 GBRMLS
• 2025-11-29 Price Changed $115,000 AcadianaMLS
• 2025-11-11 Price Changed $115,000 GBRMLS
• 2025-10-31 Price Changed $125,000 AcadianaMLS
• 2025-10-31 Price Changed $125,000 GBRMLS
• 2025-10-20 Listed $135,000 GBRMLS
• 2025-10-20 Listed $135,000 AcadianaMLS
• 2023-09-18 Sold (Public Records) $161,000 Public Records
• 2023-09-15 Sold (MLS) — GBRMLS
• 2023-08-18 Pending — GBRMLS
• 2023-08-04 Price Changed $158,900 GBRMLS
• 2023-06-24 Listed $158,900 AcadianaMLS
• 2023-06-24 Listed $174,500 GBRMLS
• 2023-06-09 Listed $174,500 AcadianaMLS
• 2023-05-01 Delisted — GBRMLS
• 2023-03-16 Price Changed $179,900 GBRMLS
• 2023-02-15 Listed $179,900 AcadianaMLS
• 2023-02-15 Listed $189,000 GBRMLS
• 2014-04-28 Listed $146,900 AcadianaMLS
• 2014-04-28 Listed $146,900 GBRMLS
• 2006-07-24 Sold (MLS) — GBRMLS
• 2006-02-14 Listed $99,900 GBRMLS
• 2006-02-14 Listed $99,900 AcadianaMLS
• 2005-07-15 Listed $110,000 AcadianaMLS
• 2005-07-15 Listed $110,000 GBRMLS

Property tax history

+11.1%/yr

Latest (2025): $184 · +4.7% YoY. Source: county tax records.