13755 Kenner Ave Unit C · Village St. George, LA 70810

$99,000

2 bd · 2.5 ba · 1,193 sqft · Condo public records · 104 Days on market

Built 1986 $83/sqft · at area comps Est $95k · at est. $150/mo HOA · 13% of rent

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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 +21.2/30.0
• 1% rule +6.9/10.0
• DSCR +6.8/10.0
• ARV discount +5.5/15.0
• 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

Conveniently located close to shopping, dining and everyday essentials, this desirable 2 Bedroom, 2.5 Bath offers comfort and functionality. The half bath is located downstairs, perfect for guest. The inviting living room features a cozy fireplace, creating a warm and welcoming atmosphere. Step outside to enjoy fenced in patio-ideal for relaxing or entertaining. Do not disturb tenants. Measurements are not warranted by realtor

Key facts

• Inviting living room
• Cozy fireplace
• Fenced in patio

Tags

• FENCED IN PATIO
• COZY FIREPLACE
• INVITING LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $99k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 C — 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent is only 15% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 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 104 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 7.0

CMA / ARV

• ARV (median comp): $94,734
• List price: $99,000
• Delta: 4.50%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.68% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.66×
• Total profit: $-9,522
• Equity at exit: $14,761

10-year hold

• IRR: -4.2%
• Equity multiple: 0.76×
• Total profit: $-6,756
• Equity at exit: $8,560

Cash invested: $27,720 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,182 high
• Mortgage (P&I): −$519
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$41
• HOA: −$150
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $143

Break-even live

Break-even rent $1,001

Max offer price $99,000

Occupancy floor 83%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13650 Kenner Ave Unit 13650A Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	43d	1	0.06mi
13621 Kenner Ave Unit 13621D Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	23d	1	0.08mi
13610 Kenner Ave Unit 13610D Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	43d	1	0.10mi
8933 Baronne Dr Baton Rouge, LA	3.0	2.0	1386	$1,450	$1.05	43d	1	0.40mi
7317 Meadow Park Ave Baton Rouge, LA	3.0	2.0	1251	$1,600	$1.28	43d	1	0.42mi
7047 Meadow Park Avennue Baton Rouge, LA	3.0	2.0	1100	$1,150	$1.05	43d	1	0.47mi
8363 Siegen Ln Baton Rouge, LA	1.0–3.0	1.0–1.5	741	$1,056	$1.43	14d	4	0.56mi
1345 Bullrush Dr Baton Rouge, LA	3.0	2.0	1294	$1,800	$1.39	14d	1	0.75mi
9645 Siegen Ln Baton Rouge, LA	2.0	2.0	1100	$1,350	$1.23	43d	1	0.86mi
9849 Siegen Ln Baton Rouge, LA	2.0	2.5	1260	$1,575	$1.25	14d	1	0.97mi
9843 Siegen Ln Baton Rouge, LA	2.0	2.5	1225	$1,500	$1.22	43d	1	0.98mi
1741 Twisted Oak Ln Baton Rouge, LA	3.0	2.0	1368	$1,825	$1.33	43d	1	1.17mi
11580 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	1000	$1,392	$1.39	14d	11	1.29mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $99,000 Active 104 DOM
2. 2026-06-17
   days on market $99,000 Active 103 DOM
3. 2026-06-16
   days on market $99,000 Active 102 DOM
4. 2026-06-15
   days on market $99,000 Active 101 DOM
5. 2026-06-14
   days on market $99,000 Active 99 DOM
6. 2026-06-10
   days on market $99,000 Active 96 DOM
7. 2026-06-09
   days on market $99,000 Active 95 DOM
8. 2026-06-08
   days on market $99,000 Active 94 DOM
9. 2026-06-07
   days on market $99,000 Active 93 DOM
10. 2026-06-05
    days on market $99,000 Active 90 DOM
11. 2026-06-03
    days on market $99,000 Active 89 DOM
12. 2026-06-02
    days on market $99,000 Active 88 DOM
13. 2026-06-01
    days on market $99,000 Active 87 DOM
14. 2026-05-31
    days on market $99,000 Active 86 DOM
15. 2026-05-31
    days on market $99,000 Active 85 DOM
16. 2026-04-26
    status Active 430-char remark

    Show marketing remark (430 chars)

    Conveniently located close to shopping, dining and everyday essentials, this desirable 2 Bedroom, 2.5 Bath offers comfort and functionality. The half bath is located downstairs, perfect for guest. The inviting living room features a cozy fireplace, creating a warm and welcoming atmosphere. Step outside to enjoy fenced in patio-ideal for relaxing or entertaining. Do not disturb tenants. Measurements are not warranted by realtor

17. 2026-03-05
    listed $99,000 Active 430-char remark

    Show marketing remark (430 chars)

    Conveniently located close to shopping, dining and everyday essentials, this desirable 2 Bedroom, 2.5 Bath offers comfort and functionality. The half bath is located downstairs, perfect for guest. The inviting living room features a cozy fireplace, creating a warm and welcoming atmosphere. Step outside to enjoy fenced in patio-ideal for relaxing or entertaining. Do not disturb tenants. Measurements are not warranted by realtor

18. 2026-03-05
    listed $99,000 Active 430-char remark

    Show marketing remark (430 chars)

    Conveniently located close to shopping, dining and everyday essentials, this desirable 2 Bedroom, 2.5 Bath offers comfort and functionality. The half bath is located downstairs, perfect for guest. The inviting living room features a cozy fireplace, creating a warm and welcoming atmosphere. Step outside to enjoy fenced in patio-ideal for relaxing or entertaining. Do not disturb tenants. Measurements are not warranted by realtor

19. 2024-10-18
    soldstatus Sold
20. 2024-09-25
    status Pending
21. 2024-09-20
    listed $75,000 Active
22. 2024-09-20
    listed $75,000

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $960 · $80/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: $14,185
• − Mortgage interest: −$5,546
• − Property taxes: −$960
• − Insurance: −$495
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − HOA: −$1,800
• − Depreciation: −$2,880
• Taxable income: $235
• Est. tax owed @ 24.0%: −$56
• After-tax cash flow: $1,665/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

+32.0% since first listed

7 events — show timeline

• 2026-04-26 Relisted — GBRMLS
• 2026-03-05 Listed $99,000 AcadianaMLS
• 2026-03-05 Listed $99,000 GBRMLS
• 2024-10-18 Sold (MLS) — GBRMLS
• 2024-09-25 Pending — GBRMLS
• 2024-09-20 Listed $75,000 AcadianaMLS
• 2024-09-20 Listed $75,000 GBRMLS

Property tax history

+2.7%/yr

Latest (2025): $960 · -0.5% YoY. Source: county tax records.