522 S Flannery Rd Unit A · Baton Rouge, LA 70815

$94,900

2 bd · 1.5 ba · 1,080 sqft · Condo public records · 284 Days on market

Built 1985 $88/sqft · 19% below area Est $110k · 13% under $250/mo HOA · 21% of rent

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Why this score? — see what drove the C 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 +17.7/30.0
• ARV discount +13.5/15.0
• 1% rule +7.5/10.0
• DSCR +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 2 bed 1.5 bath condo conveniently located near an abundance of shopping, restaurants and I-12. The condo opens to a spacious living room that seamlesslytransitions into the kitchen. The kitchen is equipped with electric cooktop range and an attached breakfast room. The bedrooms are located upstairs with new carpetand fresh both share a full sized bath. The backyard is fully fenced in with enough space to entertain friends and family.

Key facts

• $250 HOA
• 2 parking spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $76 ($916/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: 165 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k 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 284 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 21 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $95k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 6.7

CMA / ARV

• ARV (median comp): $109,605
• List price: $94,900
• Delta: -13.42%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-10,370
• Equity at exit: $14,150

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,180
• Equity at exit: $8,205

Cash invested: $26,572 (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 70815

• Active inventory: 165
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$498
• Tax from tax record: −$75 /mo · $906/yr
• Insurance: −$40
• HOA: −$250
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $76

Break-even live

Break-even rent $1,092

Max offer price $94,900

Occupancy floor 89%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
566 S Flannery Rd Unit B Baton Rouge, LA	2.0	1.5	1500	$1,300	$0.87	23d	1	0.10mi
13629 Goodwood Dr Unit 13627 Baton Rouge, LA	3.0	2.0	1100	$1,250	$1.14	23d	1	0.45mi
1045 Manson Dr Unit D Baton Rouge, LA	2.0	2.0	875	$875	$1.00	43d	1	0.50mi
14140 Azalea Park Ave Unit D Baton Rouge, LA	2.0	2.0	850	$925	$1.09	23d	1	0.50mi
14140 Azalea Park Ave Unit C Baton Rouge, LA	2.0	2.0	875	$925	$1.06	43d	1	0.50mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	21d	1	0.52mi
13536 Goodwood Blvd Unit 13536 Baton Rouge, LA	3.0	2.0	1315	$1,450	$1.10	14d	1	0.52mi
13047 Florida Blvd Baton Rouge, LA	1.0–2.0	1.0–1.5	754	$1,037	$1.38	14d	4	0.59mi
1547 La Annie Dr Baton Rouge, LA	2.0	1.0	1100	$895	$0.81	14d	1	0.98mi
1018 Boreas Dr Baton Rouge, LA	2.0	1.5	1021	$1,300	$1.27	43d	1	0.99mi
1018 Boreas Dr Baton Rouge, LA	2.0	1.0	1021	$1,300	$1.27	14d	1	0.99mi
1511 Cristy Dr Apt E Baton Rouge, LA	2.0	1.5	1000	$825	$0.82	43d	1	1.00mi
1511 Cristy Dr Unit G Baton Rouge, LA	2.0	1.5	900	$800	$0.89	23d	1	1.00mi
1136 Boreas Dr Baton Rouge, LA	3.0	1.5	1008	$1,325	$1.31	14d	1	1.03mi
1218 Boreas Dr Baton Rouge, LA	3.0	1.5	1100	$1,500	$1.36	43d	1	1.06mi
13676 Greenview Ave Baton Rouge, LA	3.0	2.0	1200	$1,800	$1.50	23d	1	1.08mi
12254 La Margie Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1001	$839	$0.84	14d	29	1.14mi
1666 Rosedale Dr Baton Rouge, LA	3.0	1.5	1266	$1,500	$1.18	23d	1	1.24mi
1755 Boulevard De Province Unit A Baton Rouge, LA	2.0	2.5	1100	$900	$0.82	23d	1	1.32mi
1761 Boulevard De Province Unit D Baton Rouge, LA	2.0	2.5	1123	$1,100	$0.98	43d	1	1.33mi
1735 Boulevard de Province Baton Rouge, LA	2.0	2.5	1160	$1,100	$0.95	43d	1	1.34mi
15661 Marjorie Dr Baton Rouge, LA	3.0	1.5	1308	$1,700	$1.30	18d	1	1.36mi
1783 Boulevard De Province Unit C Baton Rouge, LA	2.0	2.5	1100	$1,075	$0.98	43d	1	1.36mi
1781 Boulevard de Province Unit D Baton Rouge, LA	2.0	2.5	1260	$1,100	$0.87	43d	1	1.38mi
1795 Boulevard de Province Unit A Baton Rouge, LA	2.0	2.5	1109	$1,250	$1.13	43d	1	1.38mi
914 Hammond Manor Dr Unit C Baton Rouge, LA	2.0	2.0	1002	$1,050	$1.05	14d	1	1.39mi
824 Hammond Manor Dr Apt A D Baton Rouge, LA	2.0	2.0	1000	$925	$0.93	14d	1	1.39mi
1046 Sedona Pines Dr Baton Rouge, LA	3.0	2.0	1376	$1,950	$1.42	43d	1	1.45mi
2750 Millerville Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	975	$1,459	$1.50	43d	1	1.46mi
1855 Boulevard de Province Baton Rouge, LA	1.0–2.0	1.0–2.0	880	$975	$1.11	43d	1	1.47mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $94,900 Active 284 DOM
2. 2026-06-17
   days on market $94,900 Active 283 DOM
3. 2026-06-16
   days on market $94,900 Active 282 DOM
4. 2026-06-15
   days on market $94,900 Active 281 DOM
5. 2026-06-14
   days on market $94,900 Active 279 DOM
6. 2026-06-10
   days on market $94,900 Active 276 DOM
7. 2026-06-09
   days on market $94,900 Active 275 DOM
8. 2026-06-08
   days on market $94,900 Active 274 DOM
9. 2026-06-07
   days on market $94,900 Active 273 DOM
10. 2026-06-05
    days on market $94,900 Active 270 DOM
11. 2026-06-03
    days on market $94,900 Active 269 DOM
12. 2026-06-02
    days on market $94,900 Active 268 DOM
13. 2026-06-01
    days on market $94,900 Active 267 DOM
14. 2026-05-31
    days on market $94,900 Active 266 DOM
15. 2026-05-31
    days on market $94,900 Active 265 DOM
16. 2026-03-23
    status Active 444-char remark

    Show marketing remark (444 chars)

    Lovely 2 bed 1.5 bath condo conveniently located near an abundance of shopping, restaurants and I-12. The condo opens to a spacious living room that seamlesslytransitions into the kitchen. The kitchen is equipped with electric cooktop range and an attached breakfast room. The bedrooms are located upstairs with new carpetand fresh both share a full sized bath. The backyard is fully fenced in with enough space to entertain friends and family.

17. 2026-03-23
    price $94,900 444-char remark

    Show marketing remark (444 chars)

    Lovely 2 bed 1.5 bath condo conveniently located near an abundance of shopping, restaurants and I-12. The condo opens to a spacious living room that seamlesslytransitions into the kitchen. The kitchen is equipped with electric cooktop range and an attached breakfast room. The bedrooms are located upstairs with new carpetand fresh both share a full sized bath. The backyard is fully fenced in with enough space to entertain friends and family.

18. 2026-03-23
    status Active 444-char remark

    Show marketing remark (444 chars)

    Lovely 2 bed 1.5 bath condo conveniently located near an abundance of shopping, restaurants and I-12. The condo opens to a spacious living room that seamlesslytransitions into the kitchen. The kitchen is equipped with electric cooktop range and an attached breakfast room. The bedrooms are located upstairs with new carpetand fresh both share a full sized bath. The backyard is fully fenced in with enough space to entertain friends and family.

19. 2026-03-23
    price $94,900 444-char remark

    Show marketing remark (444 chars)

    Lovely 2 bed 1.5 bath condo conveniently located near an abundance of shopping, restaurants and I-12. The condo opens to a spacious living room that seamlesslytransitions into the kitchen. The kitchen is equipped with electric cooktop range and an attached breakfast room. The bedrooms are located upstairs with new carpetand fresh both share a full sized bath. The backyard is fully fenced in with enough space to entertain friends and family.

20. 2025-09-05
    listed $99,000 Active 444-char remark

    Show marketing remark (444 chars)

    Lovely 2 bed 1.5 bath condo conveniently located near an abundance of shopping, restaurants and I-12. The condo opens to a spacious living room that seamlesslytransitions into the kitchen. The kitchen is equipped with electric cooktop range and an attached breakfast room. The bedrooms are located upstairs with new carpetand fresh both share a full sized bath. The backyard is fully fenced in with enough space to entertain friends and family.

21. 2025-09-05
    listed $99,000 Active 444-char remark

    Show marketing remark (444 chars)

    Lovely 2 bed 1.5 bath condo conveniently located near an abundance of shopping, restaurants and I-12. The condo opens to a spacious living room that seamlesslytransitions into the kitchen. The kitchen is equipped with electric cooktop range and an attached breakfast room. The bedrooms are located upstairs with new carpetand fresh both share a full sized bath. The backyard is fully fenced in with enough space to entertain friends and family.

22. 2025-03-01
    historical
23. 2024-12-11
    listed $98,000 Active
24. 2024-12-11
    historical
25. 2024-09-18
    listed $98,000 Active
26. 2024-09-18
    listed $98,000 Active
27. 2023-11-03
    historical
28. 2023-07-08
    price $99,000
29. 2023-07-06
    status Active
30. 2023-06-08
    status Pending
31. 2023-03-06
    status Active
32. 2023-02-14
    status Pending
33. 2023-02-07
    price $103,000
34. 2022-12-01
    status Active
35. 2022-11-18
    status Pending
36. 2022-11-10
    listed $105,000 Active
37. 2022-11-10
    listed $99,000
38. 2022-09-01
    listed $1,100
39. 2022-08-31
    soldstatus Sold
40. 2022-08-26
    status Pending
41. 2022-06-03
    listed $90,000 Active
42. 2022-06-03
    listed $90,000
43. 2021-05-01
    soldstatus
44. 2021-03-15
    listed $930
45. 2020-08-01
    soldstatus
46. 2020-05-01
    listed $900
47. 2014-05-30
    soldstatus $55,000
48. 2014-05-28
    soldstatus
49. 2013-09-03
    listed $65,000
50. 2013-09-03
    listed $65,000

ⓘ 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: $906 · $75/mo
• Projected year-2 tax: $906 · $75/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 · 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,264
• − Mortgage interest: −$5,316
• − Property taxes: −$906
• − Insurance: −$474
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − HOA: −$3,000
• − Depreciation: −$2,761
• Taxable loss: −$475
• Est. tax savings @ 24.0%: +$114
• After-tax cash flow: $1,030/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): 31,024
• Household income: $59,254
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1461.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 48% White 25% Hispanic / Latino 16% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Estonian 1% Iranian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 14% Vietnamese 5% Arabic 2%

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: ▼ -145.28%
• Current HPI: 181.3654
• 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

+50.9% since first listed

38 events — show timeline

• 2026-03-23 Relisted — AcadianaMLS
• 2026-03-23 Price Changed $94,900 AcadianaMLS
• 2026-03-23 Relisted — GBRMLS
• 2026-03-23 Price Changed $94,900 GBRMLS
• 2025-09-05 Listed $99,000 GBRMLS
• 2025-09-05 Listed $99,000 AcadianaMLS
• 2025-03-01 Delisted — GBRMLS
• 2024-12-11 Listed $98,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-09-18 Listed $98,000 GBRMLS
• 2024-09-18 Listed $98,000 AcadianaMLS
• 2023-11-03 Delisted — GBRMLS
• 2023-07-08 Price Changed $99,000 GBRMLS
• 2023-07-06 Relisted — GBRMLS
• 2023-06-08 Pending — GBRMLS
• 2023-03-06 Relisted — GBRMLS
• 2023-02-14 Pending — GBRMLS
• 2023-02-07 Price Changed $103,000 GBRMLS
• 2022-12-01 Relisted — GBRMLS
• 2022-11-18 Pending — GBRMLS
• 2022-11-10 Listed $99,000 AcadianaMLS
• 2022-11-10 Listed $105,000 GBRMLS
• 2022-09-01 Listed $1,100 GBRMLS
• 2022-08-31 Sold (MLS) — GBRMLS
• 2022-08-26 Pending — GBRMLS
• 2022-06-03 Listed $90,000 AcadianaMLS
• 2022-06-03 Listed $90,000 GBRMLS
• 2021-05-01 Sold (MLS) — GBRMLS
• 2021-03-15 Listed $930 GBRMLS
• 2020-08-01 Sold (MLS) — GBRMLS
• 2020-05-01 Listed $900 GBRMLS
• 2014-05-30 Sold (Public Records) $55,000 Public Records
• 2014-05-28 Sold (MLS) — GBRMLS
• 2013-09-03 Listed $65,000 GBRMLS
• 2013-09-03 Listed $65,000 AcadianaMLS
• 2002-12-13 Sold (MLS) — GBRMLS
• 2002-08-28 Listed $62,900 AcadianaMLS
• 2002-08-28 Listed $62,900 GBRMLS

Property tax history

+24.0%/yr

Latest (2025): $906 · +4.7% YoY. Source: county tax records.