3322 Greenwell St · Baton Rouge, LA 70805

$44,900

2 bd · 1.0 ba · 950 sqft · SingleFamily · 95 Days on market

Built 1948 6,534 sqft lot $47/sqft · 21% below area Est $57k · 21% under

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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 +15.0/15.0
• 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

Beautiful oak trees shade this cottage that is waiting for a new owner! Two larger bedrooms and a hall bathroom with a newer tub, tile tub surround and vanity. The eat in kitchen has good cabinet space. This has been a great rental for the owner with rents $650-$675 consistently. Take a look to see if this is your next home or investment!

Key facts

• 6,534 sq ft lot
• Built 1948
• Listed 95 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $-16 ($-194/yr) — negative.
• To cash-flow at today's rent, offer at most $42k (6.4% below list).
• Meets the 1% rule at list price ($875 rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.3% 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 41% of the median local income ($25k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 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.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $5k (10%) 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; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $40,859 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.95% ✓
• Cap rate: 17.26%
• Cash-on-cash: 39.17%
• DSCR: 2.74
• GRM: 4.3

CMA / ARV

• ARV (median comp): $56,613
• List price: $44,900
• Delta: -20.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3310 Greenwell St	0.02mi	3/1.0 (+1)	1,027 (+8%)	9mo	$25,000	$24	73
4347 Gurney Ln	0.66mi	3/1.0 (+1)	882 (-7%)	12mo	$64,900	$74	42
5617 Dutton Ave	0.63mi	2/1.0	1,049 (+10%)	16mo	$50,000	$48	40
6724 Village Dr	0.68mi	3/1.0 (+1)	1,020 (+7%)	14mo	$65,000	$64	39

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: -26.5%
• Equity multiple: 0.16×
• Total profit: $-10,613
• Equity at exit: $6,695

10-year hold

• IRR: -82.7%
• Equity multiple: -0.55×
• Total profit: $-19,432
• Equity at exit: $3,882

Cash invested: $12,572 (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: 4.3×

Monthly cashflow live

• Estimated rent: $875 high
• Mortgage (P&I): −$235
• Tax from tax record: −$27 /mo · $319/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $-16

Break-even live

Break-even rent $895

Max offer price $42,041

Occupancy floor 97%

Sensitivity live

Price	-10% $9	-5% $-3	+0% $-16	+5% $-29	+10% $-42
Rent	-10% $-85	-5% $-51	+0% $-16	+5% $18	+10% $53
Rate	-1.0pp $6	-0.5pp $-5	base $-16	+0.5pp $-28	+1.0pp $-40

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2933 Dayton St Unit A Baton Rouge, LA	1.0	1.0	800	$540	$0.68	15d	1	0.97mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	44d	1	1.00mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	19d	1	1.00mi
4540 Crown Ave Unit 93 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	44d	1	1.00mi
4540 Crown Ave Unit 85 Baton Rouge, LA	2.0	1.0	700	$850	$1.21	44d	1	1.00mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	24d	1	1.00mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	24d	1	1.01mi
5665 McClelland Dr Baton Rouge, LA	1.0	1.0	545	$800	$1.47	15d	1	1.19mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	24d	1	1.19mi
5665 McClelland Dr Unit 116 Baton Rouge, LA	1.0	1.0	545	$750	$1.38	44d	1	1.21mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	15d	1	1.21mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	44d	1	1.21mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	44d	1	1.21mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	44d	1	1.21mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	44d	1	1.23mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	44d	1	1.24mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	44d	1	1.38mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	44d	1	1.38mi

Listing history 23 events

1. 2026-06-18
   days on market $44,900 Active 95 DOM
2. 2026-06-17
   days on market $44,900 Active 94 DOM
3. 2026-06-16
   days on market $44,900 Active 93 DOM
4. 2026-06-15
   days on market $44,900 Active 92 DOM
5. 2026-06-14
   days on market $44,900 Active 90 DOM
6. 2026-06-10
   days on market $44,900 Active 87 DOM
7. 2026-06-09
   days on market $44,900 Active 86 DOM
8. 2026-06-08
   days on market $44,900 Active 85 DOM
9. 2026-06-07
   days on market $44,900 Active 84 DOM
10. 2026-06-05
    days on market $44,900 Active 81 DOM
11. 2026-06-03
    days on market $44,900 Active 80 DOM
12. 2026-06-02
    days on market $44,900 Active 79 DOM
13. 2026-06-01
    days on market $44,900 Active 78 DOM
14. 2026-05-31
    days on market $44,900 Active 77 DOM
15. 2026-05-31
    days on market $44,900 Active 76 DOM
16. 2026-03-15
    listed $49,900 Active 341-char remark

    Show marketing remark (340 chars)

    Beautiful oak trees shade this cottage that is waiting for a new owner! Two larger bedrooms and a hall bathroom with a newer tub, tile tub surround and vanity. The eat in kitchen has good cabinet space. This has been a great rental for the owner with rents $650-$675 consistently. Take a look to see if this is your next home or investment!

17. 2026-03-15
    listed $49,900 Active 340-char remark

    Show marketing remark (340 chars)

    Beautiful oak trees shade this cottage that is waiting for a new owner! Two larger bedrooms and a hall bathroom with a newer tub, tile tub surround and vanity. The eat in kitchen has good cabinet space. This has been a great rental for the owner with rents $650-$675 consistently. Take a look to see if this is your next home or investment!

18. 2026-03-11
    historical $675
19. 2026-02-17
    listed $675
20. 2022-07-01
    soldstatus $1,349,000
21. 2021-02-10
    soldstatus $1,000,000
22. 2000-12-20
    soldstatus
23. 2000-11-17
    listed $14,900

ⓘ 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: $319 · $27/mo
• Projected year-2 tax: $319 · $27/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 AE · 0% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,498
• − Mortgage interest: −$2,515
• − Property taxes: −$319
• − Insurance: −$5,343
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$1,306
• Taxable loss: −$665
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $-35/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

+234.9% since first listed

8 events — show timeline

• 2026-03-15 Listed $49,900 AcadianaMLS
• 2026-03-15 Listed $49,900 GBRMLS
• 2026-03-11 Rental Removed $675 BUILDIUM
• 2026-02-17 Listed for Rent $675 BUILDIUM
• 2022-07-01 Sold (Public Records) $1,349,000 Public Records
• 2021-02-10 Sold (Public Records) $1,000,000 Public Records
• 2000-12-20 Sold (MLS) — GBRMLS
• 2000-11-17 Listed $14,900 GBRMLS

Property tax history

+8.8%/yr

Latest (2025): $319 · +4.7% YoY. Source: county tax records.