4469 Evangeline St · Baton Rouge, LA 70805

$39,000

2 bd · 1.0 ba · 1,728 sqft · SingleFamily · 39 Days on market

Built 1967 $23/sqft · 64% below area ↓ 20% 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

Wow Get this deal before its gone! Cute littie home on desired Evangeline wating for you! 2 Bedrooms, 1 Bath and plenty of room to move around. Roof is three years old and new windows were put in two years ago. Plenty of closet space and a back yard is just waiting for you and those crawfish boils! There is a 5 foot piece of sheet rock missing along with sheet rock on the kitchen wall where the seller was renovating before he moved out Home is currently being cleaned.

Key facts

• Parking
• Built 1967
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.2% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,242/mo this rent would consume 59% 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 $270 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (20%) 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 $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1967 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.19% ✓
• Cap rate: 28.22%
• Cash-on-cash: 78.33%
• DSCR: 4.49
• GRM: 2.6

CMA / ARV

• ARV (median comp): $109,772
• List price: $39,000
• Delta: -64.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4316 Beech St	0.18mi	3/2.0 (+1)	1,712 (-1%)	1mo	$158,000	$92	80
4368 Lorraine St	0.22mi	3/2.0 (+1)	1,698 (-2%)	17mo	$169,700	$100	64
4536 St Katherine Ave	0.35mi	3/1.0 (+1)	1,570 (-9%)	15mo	$174,000	$111	51
5318 Sherwood St	0.53mi	3/2.0 (+1)	1,866 (+8%)	3mo	$239,900	$129	50
5313 Sycamore St	0.51mi	3/2.0 (+1)	1,850 (+7%)	14mo	$158,000	$85	44
3333 Byron St	0.70mi	3/1.5 (+1)	1,561 (-10%)	1mo	$64,900	$42	44
5455 Wildwood Pkwy	0.51mi	3/2.0 (+1)	1,838 (+6%)	22mo	$185,000	$101	39
3744 Conrad Dr	0.73mi	3/2.0 (+1)	1,925 (+11%)	2mo	$210,000	$109	36
4624 Winnebago St	0.66mi	3/2.0 (+1)	1,500 (-13%)	16mo	$148,500	$99	24

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: 20.5%
• Equity multiple: 1.78×
• Total profit: $8,551
• Equity at exit: $5,815

10-year hold

• IRR: 24.9%
• Equity multiple: 2.65×
• Total profit: $17,990
• Equity at exit: $3,372

Cash invested: $10,920 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$205
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$16
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $286

Break-even live

Break-even rent $880

Max offer price $39,000

Occupancy floor 72%

Sensitivity live

Price	-10% $308	-5% $297	+0% $286	+5% $275	+10% $264
Rent	-10% $188	-5% $237	+0% $286	+5% $335	+10% $384
Rate	-1.0pp $306	-0.5pp $296	base $286	+0.5pp $276	+1.0pp $266

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	24d	1	0.43mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	45d	1	0.52mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	24d	1	0.67mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	24d	1	0.67mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	15d	1	0.85mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	24d	1	0.87mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	20d	1	0.87mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	45d	1	0.95mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	45d	1	1.08mi
4912 Breckenridge Ave Baton Rouge, LA	3.0	2.0	1800	$1,075	$0.60	15d	1	1.09mi

Listing history 6 events

1. 2026-05-09
   status Pending 472-char remark

   Show marketing remark (472 chars)

   Wow Get this deal before its gone! Cute littie home on desired Evangeline wating for you! 2 Bedrooms, 1 Bath and plenty of room to move around. Roof is three years old and new windows were put in two years ago. Plenty of closet space and a back yard is just waiting for you and those crawfish boils! There is a 5 foot piece of sheet rock missing along with sheet rock on the kitchen wall where the seller was renovating before he moved out Home is currently being cleaned.

2. 2026-05-09
   status Pending 472-char remark

   Show marketing remark (472 chars)

   Wow Get this deal before its gone! Cute littie home on desired Evangeline wating for you! 2 Bedrooms, 1 Bath and plenty of room to move around. Roof is three years old and new windows were put in two years ago. Plenty of closet space and a back yard is just waiting for you and those crawfish boils! There is a 5 foot piece of sheet rock missing along with sheet rock on the kitchen wall where the seller was renovating before he moved out Home is currently being cleaned.

3. 2026-05-04
   price $39,000 472-char remark

   Show marketing remark (472 chars)

   Wow Get this deal before its gone! Cute littie home on desired Evangeline wating for you! 2 Bedrooms, 1 Bath and plenty of room to move around. Roof is three years old and new windows were put in two years ago. Plenty of closet space and a back yard is just waiting for you and those crawfish boils! There is a 5 foot piece of sheet rock missing along with sheet rock on the kitchen wall where the seller was renovating before he moved out Home is currently being cleaned.

4. 2026-05-04
   price $39,000 472-char remark

   Show marketing remark (472 chars)

   Wow Get this deal before its gone! Cute littie home on desired Evangeline wating for you! 2 Bedrooms, 1 Bath and plenty of room to move around. Roof is three years old and new windows were put in two years ago. Plenty of closet space and a back yard is just waiting for you and those crawfish boils! There is a 5 foot piece of sheet rock missing along with sheet rock on the kitchen wall where the seller was renovating before he moved out Home is currently being cleaned.

5. 2026-03-31
   listed $49,000 Active 472-char remark

   Show marketing remark (472 chars)

   Wow Get this deal before its gone! Cute littie home on desired Evangeline wating for you! 2 Bedrooms, 1 Bath and plenty of room to move around. Roof is three years old and new windows were put in two years ago. Plenty of closet space and a back yard is just waiting for you and those crawfish boils! There is a 5 foot piece of sheet rock missing along with sheet rock on the kitchen wall where the seller was renovating before he moved out Home is currently being cleaned.

6. 2026-03-31
   listed $49,000 Active 472-char remark

   Show marketing remark (472 chars)

   Wow Get this deal before its gone! Cute littie home on desired Evangeline wating for you! 2 Bedrooms, 1 Bath and plenty of room to move around. Roof is three years old and new windows were put in two years ago. Plenty of closet space and a back yard is just waiting for you and those crawfish boils! There is a 5 foot piece of sheet rock missing along with sheet rock on the kitchen wall where the seller was renovating before he moved out Home is currently being cleaned.

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $575 · $48/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 AE · 72% 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: $14,909
• − Mortgage interest: −$2,185
• − Property taxes: −$575
• − Insurance: −$5,314
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$1,135
• Taxable income: $3,316
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $2,639/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

-20.4% since first listed

6 events — show timeline

• 2026-05-09 Pending — AcadianaMLS
• 2026-05-09 Pending — GSREIN
• 2026-05-04 Price Changed $39,000 AcadianaMLS
• 2026-05-04 Price Changed $39,000 GSREIN
• 2026-03-31 Listed $49,000 GSREIN
• 2026-03-31 Listed $49,000 AcadianaMLS

Property tax history

+22.9%/yr

Latest (2025): $575 · +4.7% YoY. Source: county tax records.