823 N 46th St · Baton Rouge, LA 70802

$80,000

4 bd · 3.0 ba · 1,734 sqft · SingleFamily · 7 Days on market

Built 1961 3,920 sqft lot ↓ 43% 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
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn this property into your next investment opportunity. This home is large enough for 2 families. The home has 2 kitchens and plenty of space

Key facts

• 2 kitchens
• 3,920 sq ft lot
• 3 parking spots

Tags

• 2 KITCHENS

Property features AI

Finance

• Other: Located in the Greenville Extension subdivision; Directions: From the S Acadian Thruway, turn right on North Street, then left on N 46th Street, house on the left

Exterior

• Parking: 3 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Frame construction; Asbestos siding or material present; Pillar/post/pier foundation; Built area approximately 1,734
• Exterior features: Chain link fencing; Lot dimensions approximately 40 x 98; Lot area about 0.09 acres

Interior

• Flooring: Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Has cooling; No heating
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 18.2% 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 rising fast (+6.6%/yr); 188 active listings in the ZIP; 26 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 $1,609/mo this rent would consume 56% of the median local household income ($34k/yr) (locally 1831% 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 $553 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 + 6.6% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $20k (20%) 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 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.01% ✓
• Cap rate: 18.22%
• Cash-on-cash: 42.59%
• DSCR: 2.89
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $234,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
823 46th St	0.00mi	4/3.0	1,734 (0%)	15mo	$100,000	$58	87
672 N 46th St	0.09mi	4/2.0	1,755 (+1%)	21mo	$80,000	$46	72
5256 N Afton Pkwy	0.45mi	3/2.0 (-1)	1,816 (+5%)	11mo	$199,900	$110	53
5527 N Afton Pkwy	0.64mi	3/2.0 (-1)	1,797 (+4%)	7mo	$245,000	$136	49
1095 Waverly Dr	0.57mi	3/2.0 (-1)	1,596 (-8%)	3mo	$125,000	$78	49
4366 Washington Ave	0.66mi	3/2.0 (-1)	1,604 (-8%)	8mo	$155,000	$97	42
119 West Dr	0.74mi	3/2.0 (-1)	1,630 (-6%)	7mo	$347,500	$213	41
5469 Hermitage Dr	0.70mi	3/2.0 (-1)	1,736 (+0%)	21mo	$235,000	$135	40
346 Richland Dr	0.75mi	4/2.0	1,638 (-6%)	17mo	$259,000	$158	38
725 Parlange Dr	0.33mi	3/2.0 (-1)	1,969 (+14%)	22mo	$199,000	$101	34
170 Edison St	0.62mi	3/2.0 (-1)	1,552 (-10%)	15mo	$269,000	$173	32
361 Glenmore Ave	0.70mi	3/2.0 (-1)	1,519 (-12%)	12mo	$299,900	$197	27

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 43.1%
• Equity multiple: 2.95×
• Total profit: $43,668
• Equity at exit: $11,928

10-year hold

• IRR: 50.7%
• Equity multiple: 6.79×
• Total profit: $129,738
• Equity at exit: $6,917

Cash invested: $22,400 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$420
• Tax from tax record: −$24 /mo · $282/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $795

Break-even live

Break-even rent $603

Max offer price $80,000

Occupancy floor 46%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	14d	31	0.32mi
3566 North St Baton Rouge, LA	4.0	2.0	1117	$1,050	$0.94	21d	1	0.60mi
1348 N 37th St Baton Rouge, LA	3.0	1.0	1100	$1,200	$1.09	43d	1	0.62mi
422 Glenmore Ave Baton Rouge, LA	3.0	2.0	1307	$1,700	$1.30	23d	1	0.75mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	23d	1	0.79mi
373 Community College Dr Unit 302 Baton Rouge, LA	4.0	2.0	1300	$1,100	$0.85	43d	1	0.83mi
373 Community College Dr Unit 206 Baton Rouge, LA	4.0	2.0	1300	$1,200	$0.92	43d	1	0.83mi
1251 N Ardenwood Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	923	$999	$1.08	43d	1	0.85mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	23d	1	0.86mi
343 S Fairfax Dr Baton Rouge, LA	4.0	2.0	1421	$1,700	$1.20	19d	1	0.90mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	14d	1	0.99mi
1404 N 29th St Baton Rouge, LA	3.0	2.0	1120	$1,100	$0.98	43d	1	0.99mi
3044 Wilshire Dr Baton Rouge, LA	3.0	2.0	1734	$2,350	$1.36	14d	1	1.04mi
650 N Ardenwood Dr Baton Rouge, LA	1.0–4.0	1.0–2.0	951	$1,432	$1.51	43d	1	1.08mi
5704 Goodwood Crossing Ln Baton Rouge, LA	3.0	2.5	1571	$1,900	$1.21	43d	1	1.09mi
5704 Goodwood Crossing Ln Baton Rouge, LA	3.0	2.5	1571	$1,900	$1.21	14d	1	1.09mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$2,301	$1.44	14d	1	1.10mi
6645 Harry Dr Baton Rouge, LA	2.0–4.0	1.0–2.0	1013	$1,450	$1.43	14d	14	1.29mi
755 Arlington Ave Baton Rouge, LA	4.0	2.5	1760	$2,250	$1.28	19d	1	1.32mi
6867 Titian Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	886	$900	$1.02	14d	3	1.39mi
2120 Convention St Baton Rouge, LA	3.0	2.0	2200	$1,675	$0.76	14d	1	1.42mi
6908 Goya Ave Unit B Baton Rouge, LA	3.0	2.0	1398	$1,750	$1.25	43d	1	1.45mi
6908 Goya Ave Unit A Baton Rouge, LA	3.0	2.0	1302	$1,650	$1.27	21d	1	1.45mi
6918 Goya Ave Unit A Baton Rouge, LA	3.0	2.0	1398	$1,785	$1.28	14d	1	1.46mi
925 Rittiner Dr Unit 927 Baton Rouge, LA	3.0	1.0	1147	$1,250	$1.09	43d	1	1.50mi
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	23d	1	1.50mi

Listing history 6 events

1. 2026-06-18
   days on market $80,000 Coming Soon 7 DOM
2. 2026-06-17
   days on market $80,000 Coming Soon 6 DOM
3. 2026-06-16
   days on market $80,000 Coming Soon 5 DOM
4. 2026-06-15
   days on market $80,000 Coming Soon 4 DOM
5. 2026-06-14
   remarks 143-char remark
6. 2026-06-14
   listed $80,000 Coming Soon 2 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: $282 · $24/mo
• Projected year-2 tax: $440 · $37/mo
• Expected delta: +$158/yr (+$13/mo · 56.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $19,311
• − Mortgage interest: −$4,481
• − Property taxes: −$282
• − Insurance: −$400
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$2,327
• Taxable income: $8,731
• Est. tax owed @ 24.0%: −$2,095
• After-tax cash flow: $7,444/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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 1% Other Indo-European 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

-42.9% since first listed

15 events — show timeline

• 2026-06-11 Coming Soon $80,000 AcadianaMLS
• 2026-06-11 Coming Soon $80,000 GBRMLS
• 2025-05-14 Rental Removed $1,200 GBRMLS
• 2025-04-23 Price Changed $1,200 GBRMLS
• 2025-04-08 Price Changed $2,023 GBRMLS
• 2025-04-07 Listed for Rent — GBRMLS
• 2025-03-12 Sold (Public Records) $99,000 Public Records
• 2025-03-11 Sold (MLS) — GBRMLS
• 2025-01-23 Pending — GBRMLS
• 2025-01-15 Listed $100,000 GBRMLS
• 2025-01-14 Listed $100,000 AcadianaMLS
• 2024-11-30 Delisted — GBRMLS
• 2024-09-25 Price Changed $130,000 GBRMLS
• 2024-05-31 Listed $130,000 AcadianaMLS
• 2024-05-31 Listed $140,000 GBRMLS

Property tax history

+20.5%/yr

Latest (2025): $282 · +4.7% YoY. Source: county tax records.