9744 Avenue E · Baton Rouge, LA 70807

$43,500

2 bd · 1.0 ba · 1,115 sqft · SingleFamily · 55 Days on market

Built 1989 3,920 sqft lot $39/sqft · 46% below area Est $81k · 46% under

---

Why this score? — see what drove the A- 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
• Appreciation +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

This 2-bedroom, 1-bath home offers solid potential for the right buyer ready to bring their vision to life. Situated on approximately 0.09 acres and located directly across from a public park, this property provides both convenience and a desirable setting. The home does require TLC, making it an ideal investment opportunity for fix-and-flip, rental income, or a renovation project. Whether you're an investor looking to expand your portfolio or a buyer ready to customize a home to your liking, this property is full of potential. Conveniently located near local amenities, schools, and major roadways. Don't miss your chance to transform this property into something special--schedule your showing today!

Key facts

• Major roadways
• Local amenities
• 3,920 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• LOCAL AMENITIES
• MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $42k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.8% 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: 101 active listings in the ZIP; 4 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 $1,194/mo this rent would consume 52% of the median local household income ($28k/yr) (locally 1092% 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 (-0.9%/yr); year-one equity from $301 of loan paydown is wiped out by about $379 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 (-0.9% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $44k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,195 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.74% ✓
• Cap rate: 24.84%
• Cash-on-cash: 66.24%
• DSCR: 3.95
• GRM: 3.0

CMA / ARV

• ARV (median comp): $81,030
• List price: $43,500
• Delta: -46.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9744 Avenue E	0.00mi	2/1.0	1,115 (0%)	0mo	$43,500	$39	100
334 Flicker St	0.19mi	3/1.0 (+1)	1,036 (-7%)	13mo	$44,900	$43	64
9936 Avenue K	0.36mi	3/2.0 (+1)	1,025 (-8%)	13mo	$162,500	$159	50
243 Rivercrest Ave	0.64mi	3/1.5 (+1)	1,069 (-4%)	10mo	$130,000	$122	48
322 Flicker St	0.21mi	2/1.0	1,276 (+14%)	23mo	$75,000	$59	47
10108 Avenue K	0.40mi	3/2.0 (+1)	1,265 (+14%)	11mo	$81,000	$64	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.4%
• Equity multiple: 4.27×
• Total profit: $39,800
• Equity at exit: $10,770

10-year hold

• IRR: 70.0%
• Equity multiple: 8.69×
• Total profit: $93,604
• Equity at exit: $11,540

Cash invested: $12,180 (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 70807

• Home prices YoY: -1.1%
• Active inventory: 101
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$228
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $672

Break-even live

Break-even rent $343

Max offer price $43,500

Occupancy floor 39%

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: $10,875
• Closing costs: $1,305
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Flicker St Baton Rouge, LA	3.0	1.0	1276	$1,200	$0.94	14d	1	0.20mi
715 Central Rd Baton Rouge, LA	3.0	1.0	950	$1,200	$1.26	43d	1	0.45mi
1648 Kildeer St Baton Rouge, LA	3.0	2.0	1450	$1,025	$0.71	21d	1	1.10mi
1555 Swan Ave Baton Rouge, LA	1.0	1.0	800	$900	$1.12	23d	1	1.17mi

Listing history 13 events

1. 2026-06-03
   status $43,500 Pending 55 DOM
2. 2026-06-02
   days on market $43,500 Active 55 DOM
3. 2026-06-01
   days on market $43,500 Active 54 DOM
4. 2026-05-31
   days on market $43,500 Active 53 DOM
5. 2026-05-31
   statusdays on market $43,500 Active 52 DOM
6. 2026-05-08
   status Pending 708-char remark

   Show marketing remark (719 chars)

   This 2-bedroom, 1-bath home offers solid potential for the right buyer ready to bring their vision to life. Situated on approximately 0.09 acres and located directly across from a public park, this property provides both convenience and a desirable setting. The home does require TLC, making it an ideal investment opportunity for fix-and-flip, rental income, or a renovation project. Whether you're an investor looking to expand your portfolio or a buyer ready to customize a home to your liking, this property is full of potential. Conveniently located near local amenities, schools, and major roadways. Don’t miss your chance to transform this property into something special—schedule your showing today!

7. 2026-05-08
   status Pending 719-char remark

   Show marketing remark (719 chars)

   This 2-bedroom, 1-bath home offers solid potential for the right buyer ready to bring their vision to life. Situated on approximately 0.09 acres and located directly across from a public park, this property provides both convenience and a desirable setting. The home does require TLC, making it an ideal investment opportunity for fix-and-flip, rental income, or a renovation project. Whether you're an investor looking to expand your portfolio or a buyer ready to customize a home to your liking, this property is full of potential. Conveniently located near local amenities, schools, and major roadways. Don’t miss your chance to transform this property into something special—schedule your showing today!

8. 2026-04-29
   price $43,500 719-char remark

   Show marketing remark (708 chars)

   This 2-bedroom, 1-bath home offers solid potential for the right buyer ready to bring their vision to life. Situated on approximately 0.09 acres and located directly across from a public park, this property provides both convenience and a desirable setting. The home does require TLC, making it an ideal investment opportunity for fix-and-flip, rental income, or a renovation project. Whether you're an investor looking to expand your portfolio or a buyer ready to customize a home to your liking, this property is full of potential. Conveniently located near local amenities, schools, and major roadways. Don't miss your chance to transform this property into something special--schedule your showing today!

9. 2026-04-29
   price $43,500 708-char remark

   Show marketing remark (708 chars)

   This 2-bedroom, 1-bath home offers solid potential for the right buyer ready to bring their vision to life. Situated on approximately 0.09 acres and located directly across from a public park, this property provides both convenience and a desirable setting. The home does require TLC, making it an ideal investment opportunity for fix-and-flip, rental income, or a renovation project. Whether you're an investor looking to expand your portfolio or a buyer ready to customize a home to your liking, this property is full of potential. Conveniently located near local amenities, schools, and major roadways. Don't miss your chance to transform this property into something special--schedule your showing today!

10. 2026-03-15
    listed $49,500 Active 708-char remark

    Show marketing remark (719 chars)

    This 2-bedroom, 1-bath home offers solid potential for the right buyer ready to bring their vision to life. Situated on approximately 0.09 acres and located directly across from a public park, this property provides both convenience and a desirable setting. The home does require TLC, making it an ideal investment opportunity for fix-and-flip, rental income, or a renovation project. Whether you're an investor looking to expand your portfolio or a buyer ready to customize a home to your liking, this property is full of potential. Conveniently located near local amenities, schools, and major roadways. Don’t miss your chance to transform this property into something special—schedule your showing today!

11. 2026-03-15
    listed $49,500 Active 719-char remark

    Show marketing remark (719 chars)

    This 2-bedroom, 1-bath home offers solid potential for the right buyer ready to bring their vision to life. Situated on approximately 0.09 acres and located directly across from a public park, this property provides both convenience and a desirable setting. The home does require TLC, making it an ideal investment opportunity for fix-and-flip, rental income, or a renovation project. Whether you're an investor looking to expand your portfolio or a buyer ready to customize a home to your liking, this property is full of potential. Conveniently located near local amenities, schools, and major roadways. Don’t miss your chance to transform this property into something special—schedule your showing today!

12. 2016-10-24
    soldstatus $14,000
13. 2016-10-24
    soldstatus $15,000

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $295 · $25/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 · 21 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: $14,327
• − Mortgage interest: −$2,437
• − Property taxes: −$295
• − Insurance: −$218
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$1,265
• Taxable income: $7,820
• Est. tax owed @ 24.0%: −$1,877
• After-tax cash flow: $6,192/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): 15,300
• Household income: $27,534
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 1092.0

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 (91%)
• Race & ethnicity: Black 91% Two or more races 6% White 3%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada

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: ▼ -0.87%
• Current HPI: 78.3629
• Rent YoY: —
• 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

+210.7% since first listed

8 events — show timeline

• 2026-05-08 Pending — AcadianaMLS
• 2026-05-08 Pending — GBRMLS
• 2026-04-29 Price Changed $43,500 GBRMLS
• 2026-04-29 Price Changed $43,500 AcadianaMLS
• 2026-03-15 Listed $49,500 GBRMLS
• 2026-03-15 Listed $49,500 AcadianaMLS
• 2016-10-24 Sold (Public Records) $15,000 Public Records
• 2016-10-24 Sold (Public Records) $14,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $295 · +4.7% YoY. Source: county tax records.