2934-2936 Osceola St · Baton Rouge, LA 70805

$79,900

None bd · None ba · 1,366 sqft · SingleFamily · 191 Days on market

Fair condition 4,791 sqft lot $58/sqft · 90% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +2.4/10.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2BR Duplex. Close to interstate and downtown. Front unit needs minor update to be rent ready. Back unit needs some TLC. Great opportunity for investor. Ask about buying as a package with 3130 Hiawatha, 3920 Geronimo, 3925 Topeka, 3929 Topeka and 2922 Osceola.

Key facts

• 4,791 sq ft lot
• 2 parking spots
• Listed 191 days

What this means for you Summary

Snapshot

• This is a single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,127/mo this rent would consume 53% 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 $552 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.41% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.13%
• DSCR: 1.81
• GRM: 5.9

CMA / ARV

• ARV (median comp): $42,034
• List price: $79,900
• Delta: 90.09%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2927 Tecumseh St	0.07mi	3/2.0	1,245 (-9%)	3mo	$182,500	$147	80
3008 Seneca St	0.43mi	3/1.0	1,350 (-1%)	9mo	$64,900	$48	70
3017 Winbourne Ave	0.40mi	3/2.0	1,307 (-4%)	9mo	$19,900	$15	67
3235 Alliquippa St	0.24mi	2/1.0	1,200 (-12%)	5mo	$80,000	$67	64
3805 Pocasset St	0.60mi	3/2.0	1,330 (-3%)	9mo	$32,000	$24	60
3825 Keokuk St	0.67mi	4/2.0	1,265 (-7%)	5mo	$59,500	$47	52
2908 Adams Ave	0.53mi	3/1.0	1,232 (-10%)	9mo	$100,000	$81	51
3335 N 38th St	0.75mi	3/1.0	1,275 (-7%)	6mo	$55,000	$43	49
3430 Oswego St	0.68mi	2/1.0	1,180 (-14%)	0mo	$95,900	$81	45
2711 Jackson Ave	0.62mi	3/2.0	1,200 (-12%)	7mo	$79,000	$66	45
3135 Monroe Ave	0.57mi	2/1.0	1,205 (-12%)	13mo	$70,000	$58	43
3691 Dalton St	0.71mi	4/1.0	1,225 (-10%)	10mo	$52,500	$43	42

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: 6.3%
• Equity multiple: 1.24×
• Total profit: $5,290
• Equity at exit: $11,913

10-year hold

• IRR: 12.8%
• Equity multiple: 1.88×
• Total profit: $19,629
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $338

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 65%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	23d	1	0.32mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	43d	1	0.64mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	43d	1	0.72mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	43d	1	0.80mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	18d	1	0.86mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	14d	1	0.88mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	23d	1	0.92mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	18d	1	0.96mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	23d	1	0.96mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	43d	1	0.98mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	14d	1	1.02mi
1305 N 30th St Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	1.03mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	23d	1	1.05mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	18d	1	1.07mi
1409 N 35th St Baton Rouge, LA	3.0	2.0	912	$750	$0.82	23d	1	1.14mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	1.22mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	23d	1	1.26mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	23d	1	1.29mi
4912 Breckenridge Ave Baton Rouge, LA	3.0	2.0	1800	$1,075	$0.60	14d	1	1.32mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	14d	1	1.34mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	43d	1	1.39mi

Listing history 27 events

1. 2026-06-18
   days on market $79,900 Active 191 DOM
2. 2026-06-17
   days on market $79,900 Active 190 DOM
3. 2026-06-16
   days on market $79,900 Active 189 DOM
4. 2026-06-15
   days on market $79,900 Active 188 DOM
5. 2026-06-14
   days on market $79,900 Active 186 DOM
6. 2026-06-10
   days on market $79,900 Active 183 DOM
7. 2026-06-09
   days on market $79,900 Active 182 DOM
8. 2026-06-08
   days on market $79,900 Active 181 DOM
9. 2026-06-07
   days on market $79,900 Active 180 DOM
10. 2026-06-05
    days on market $79,900 Active 177 DOM
11. 2026-06-03
    days on market $79,900 Active 176 DOM
12. 2026-06-02
    days on market $79,900 Active 175 DOM
13. 2026-06-01
    days on market $79,900 Active 174 DOM
14. 2026-05-31
    days on market $79,900 Active 173 DOM
15. 2026-05-31
    days on market $79,900 Active 172 DOM
16. 2026-03-09
    price $79,900 259-char remark

    Show marketing remark (259 chars)

    2BR Duplex. Close to interstate and downtown. Front unit needs minor update to be rent ready. Back unit needs some TLC. Great opportunity for investor. Ask about buying as a package with 3130 Hiawatha, 3920 Geronimo, 3925 Topeka, 3929 Topeka and 2922 Osceola.

17. 2026-03-09
    price $79,900 259-char remark

    Show marketing remark (259 chars)

    2BR Duplex. Close to interstate and downtown. Front unit needs minor update to be rent ready. Back unit needs some TLC. Great opportunity for investor. Ask about buying as a package with 3130 Hiawatha, 3920 Geronimo, 3925 Topeka, 3929 Topeka and 2922 Osceola.

18. 2025-12-09
    listed $84,900 Active 259-char remark

    Show marketing remark (259 chars)

    2BR Duplex. Close to interstate and downtown. Front unit needs minor update to be rent ready. Back unit needs some TLC. Great opportunity for investor. Ask about buying as a package with 3130 Hiawatha, 3920 Geronimo, 3925 Topeka, 3929 Topeka and 2922 Osceola.

19. 2025-12-08
    listed $84,900 Active 259-char remark

    Show marketing remark (259 chars)

    2BR Duplex. Close to interstate and downtown. Front unit needs minor update to be rent ready. Back unit needs some TLC. Great opportunity for investor. Ask about buying as a package with 3130 Hiawatha, 3920 Geronimo, 3925 Topeka, 3929 Topeka and 2922 Osceola.

20. 2022-10-01
    historical
21. 2022-08-04
    price $35,000
22. 2022-08-03
    status Active
23. 2022-07-28
    status Pending
24. 2022-04-28
    status Active
25. 2022-03-19
    status Pending
26. 2022-03-09
    listed $50,000 Active
27. 2022-03-09
    listed $35,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 17 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: $13,520
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$2,324
• Taxable income: $2,959
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $3,345/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This property requires significant exterior repairs and maintenance, including painting, roof replacement, and driveway repair. While it has potential, the current state is not investor-ready.

Repairs flagged

• Major Paint — Peeling paint indicates significant deterioration
• Major Roof — Signs of wear and possible damage
• Minor Driveway — Cracks and uneven surfaces

Value-add opportunities

• Both Paint job — Fresh paint can improve curb appeal and interior aesthetics
• Both Roof repair — A new roof will significantly increase the home's value
• Rental Driveway repair — A repaired driveway will make the property more attractive to renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint indicates significant deterioration	Major	$15,000–50,000
Roof · Signs of wear and possible damage	Major	$15,000–50,000
Driveway · Cracks and uneven surfaces	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Paint job — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Roof repair — A new roof will significantly increase the home's value ↑
• Rental Driveway repair — A repaired driveway will make the property more attractive to renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+59.8% since first listed

12 events — show timeline

• 2026-03-09 Price Changed $79,900 AcadianaMLS
• 2026-03-09 Price Changed $79,900 GBRMLS
• 2025-12-09 Listed $84,900 GBRMLS
• 2025-12-08 Listed $84,900 AcadianaMLS
• 2022-10-01 Delisted — GBRMLS
• 2022-08-04 Price Changed $35,000 GBRMLS
• 2022-08-03 Relisted — GBRMLS
• 2022-07-28 Pending — GBRMLS
• 2022-04-28 Relisted — GBRMLS
• 2022-03-19 Pending — GBRMLS
• 2022-03-09 Listed $35,000 AcadianaMLS
• 2022-03-09 Listed $50,000 GBRMLS