2684 Iroquois St · Baton Rouge, LA 70805

$65,000

4 bd · 2.0 ba · 1,974 sqft · SingleFamily public records · 15 Days on market

Built 1986 9,147 sqft lot Est $69k · 6% under ↓ 50% 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
• ARV discount +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 investment opportunity. This 4 bedroom, 2-bath home offers 2,115 sqft and is perfect for investors looking to expand their portfolio. The property requires significant repairs and is being sold strictly As Is, Where Is. Seller will make no repairs, replacements, or concessions related to the condition of the property. Utilities are not on at the home. Inspection is for buyers info only.

Key facts

• 9,147 sq ft lot
• 3 parking spots
• Built 1986

Property features AI

Finance

• Other: Directions: Choctaw to Iroquois Street
• HOA & community: Subdivision: Prescott Place

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Cable connected
• Home design: Single-family detached residence; Residential property; Level entry
• Construction: Brick construction; Composition roof; Slab foundation; Built area approximately 2,221
• Exterior features: Privacy fencing; Level lot; Lot dimensions approximately 51 x 179 (0.21 acres)

Interior

• Kitchen: Dishwasher
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Walk-in closets; High ceilings; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.7% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $1,490/mo this rent would consume 70% 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 $449 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 2.29% ✓
• Cap rate: 19.67%
• Cash-on-cash: 47.76%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $69,090
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1812 N Plank Rd	0.56mi	4/1.5	1,826 (-8%)	3mo	$49,900	$27	56
2458 Washington Ave	0.52mi	4/2.0	2,067 (+5%)	21mo	$72,500	$35	50
1715 N 26th St	0.58mi	3/2.0 (-1)	1,977 (+0%)	21mo	$140,000	$71	50
3217 Huron St	0.42mi	4/2.0	1,744 (-12%)	22mo	$54,900	$31	43
2959 Jackson Ave	0.43mi	3/2.0 (-1)	1,781 (-10%)	20mo	$115,000	$65	42
3725 Winbourne Ave	0.71mi	4/1.5	1,795 (-9%)	9mo	$85,500	$48	42
3715 Winbourne Ave	0.70mi	3/2.0 (-1)	1,800 (-9%)	20mo	$1,450	$1	31
2944 Lula Ave	0.67mi	3/2.0 (-1)	1,702 (-14%)	13mo	$169,000	$99	30
3743 Geronimo St	0.72mi	3/1.0 (-1)	1,749 (-11%)	10mo	$55,000	$31	30

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 41.8%
• Equity multiple: 2.72×
• Total profit: $31,262
• Equity at exit: $9,692

10-year hold

• IRR: 46.5%
• Equity multiple: 4.84×
• Total profit: $69,858
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$341
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $724

Break-even live

Break-even rent $573

Max offer price $65,000

Occupancy floor 46%

Sensitivity live

Price	-10% $761	-5% $743	+0% $724	+5% $706	+10% $688
Rent	-10% $607	-5% $666	+0% $724	+5% $783	+10% $842
Rate	-1.0pp $757	-0.5pp $741	base $724	+0.5pp $708	+1.0pp $690

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	24d	1	0.04mi
3725 Winbourne Ave Baton Rouge, LA	4.0	2.0	1900	$1,550	$0.82	44d	1	0.70mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	19d	1	0.70mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	24d	1	0.73mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	15d	1	0.76mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	44d	1	0.79mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	24d	1	0.89mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	19d	1	0.89mi
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	24d	1	1.13mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	24d	1	1.31mi
3835 Sherwood St Baton Rouge, LA	5.0	2.0	1615	$1,850	$1.15	24d	1	1.40mi
3835 Sherwood St Baton Rouge, LA	5.0	2.0	1615	$1,850	$1.15	44d	1	1.40mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	24d	1	1.49mi

Listing history 11 events

1. 2026-06-18
   days on market $65,000 Active 15 DOM
2. 2026-06-17
   days on market $65,000 Active 14 DOM
3. 2026-06-16
   days on market $65,000 Active 13 DOM
4. 2026-06-15
   days on market $65,000 Active 12 DOM
5. 2026-06-14
   days on market $65,000 Active 10 DOM
6. 2026-06-10
   days on market $65,000 Active 7 DOM
7. 2026-06-09
   days on market $65,000 Active 6 DOM
8. 2026-06-08
   days on market $65,000 Active 5 DOM
9. 2026-06-07
   days on market $65,000 Active 4 DOM
10. 2026-06-05
    remarks 395-char remark
11. 2026-06-05
    listed $65,000 Active 1 DOM

ⓘ 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: $1,013 · $84/mo
• Projected year-2 tax: $1,013 · $84/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 (unshaded) · 0% 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: $17,875
• − Mortgage interest: −$3,641
• − Property taxes: −$1,013
• − Insurance: −$325
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$1,891
• Taxable income: $8,145
• Est. tax owed @ 24.0%: −$1,955
• After-tax cash flow: $6,738/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

-50.2% since first listed

7 events — show timeline

• 2026-06-03 Listed $65,000 AcadianaMLS
• 2026-06-03 Listed $65,000 GBRMLS
• 2011-09-20 Listed $58,700 AcadianaMLS
• 2011-09-20 Listed $58,700 GBRMLS
• 2008-05-16 Listed $130,500 AcadianaMLS
• 2008-05-16 Listed $130,500 GBRMLS
• 1993-11-18 Sold (Public Records) — Public Records

Property tax history

+22.9%/yr

Latest (2025): $1,013 · +4.7% YoY. Source: county tax records.