3970 N Foster Dr · Baton Rouge, LA 70805

$75,000

3 bd · 1.0 ba · 1,227 sqft · SingleFamily · 116 Days on market

Built 1996 9,583 sqft lot $61/sqft · 29% below area Est $105k · 29% 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Don't miss this beautifully renovated 3-bedroom, 1-bath cottage-style home featuring a brand NEW $6,000 HVAC system giving buyers peace of mind and major value from day one This property is being sold with reliable renters already in place, making it an immediate income producing opportunity. Whether you're looking to expand your investment portfolio or secure a well-maintained home with strong rental history, these checks all the boxes. Inside, you'll find modern upgrades throughout, including new flooring, freshly painted cabinets, granite countertops, and a double kitchen sink for added functionality. The bathroom features a convenient bath/shower combo, ideal for everyday living. Step outside to enjoy the spacious backyard -- perfect for entertaining, relaxing, or future possibilities. Tasteful renovations make this property stand out in today's market.

Key facts

• Spacious backyard
• Modern upgrades
• New hvac system

Tags

• NEW HVAC SYSTEM
• INCOME PRODUCING OPPORTUNITY
• MODERN UPGRADES
• SPACIOUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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.
• Zoned schools: Belfair Montessori School (math 27% / reading 47%, grade F, #251 of 646 statewide, top 41%, 264 students, 69% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Zoned-school proficiency averages 50% at this address vs 28% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.2%/yr); 155 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,061/mo this rent would consume 50% 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 $519 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $17k (18%) 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 5.9

CMA / ARV

• ARV (median comp): $105,090
• List price: $75,000
• Delta: -28.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4126 Prescott Ct	0.14mi	3/1.0	1,300 (+6%)	5mo	$135,000	$104	79
3536 Beechwood Dr	0.37mi	3/1.5	1,288 (+5%)	2mo	$77,500	$60	70
5921 Linden Dr	0.52mi	3/1.0	1,204 (-2%)	3mo	$159,995	$133	70
3815 Webb Dr	0.56mi	3/1.0	1,190 (-3%)	4mo	$10,000	$8	66
3765 Webb Dr	0.56mi	4/2.0 (+1)	1,190 (-3%)	1mo	$120,000	$101	59
4986 Shelley St	0.42mi	3/2.0	1,156 (-6%)	11mo	$130,000	$112	58
4524 Sycamore St	0.65mi	4/1.5 (+1)	1,200 (-2%)	3mo	$105,000	$88	56
4236 Delaware St	0.64mi	3/2.0	1,200 (-2%)	9mo	$79,500	$66	55
5354 Linden St	0.23mi	3/2.0	1,400 (+14%)	11mo	$169,900	$121	53
4938 Shelley St	0.42mi	3/1.0	1,400 (+14%)	12mo	$99,900	$71	47
4784 Sycamore St	0.62mi	3/2.0	1,401 (+14%)	3mo	$149,500	$107	41
5124 Jean St	0.61mi	2/1.0 (-1)	1,100 (-10%)	12mo	$45,000	$41	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: 8.6%
• Equity multiple: 1.33×
• Total profit: $6,832
• Equity at exit: $11,183

10-year hold

• IRR: 15.2%
• Equity multiple: 2.07×
• Total profit: $22,382
• Equity at exit: $6,485

Cash invested: $21,000 (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: $1,061 high
• Mortgage (P&I): −$393
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $347

Break-even live

Break-even rent $622

Max offer price $75,000

Occupancy floor 62%

Sensitivity live

Price	-10% $389	-5% $368	+0% $347	+5% $326	+10% $304
Rent	-10% $263	-5% $305	+0% $347	+5% $389	+10% $431
Rate	-1.0pp $385	-0.5pp $366	base $347	+0.5pp $327	+1.0pp $308

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3540 N Foster Dr Baton Rouge, LA	2.0	1.0	1000	$1,000	$1.00	25d	1	0.33mi
4380 Mohican-Prescott Crossover Baton Rouge, LA	2.0	2.0	910	$1,055	$1.16	45d	1	0.34mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	25d	26	0.39mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	45d	1	0.42mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	25d	1	0.42mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	15d	20	0.43mi
3577 Mission Dr Baton Rouge, LA	2.0	1.0	755	$950	$1.26	20d	1	0.45mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	20d	1	0.46mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	25d	1	0.83mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	25d	1	0.87mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	45d	1	0.89mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	25d	1	0.94mi
3859 Brady St Baton Rouge, LA	2.0	1.0	800	$775	$0.97	45d	1	1.02mi
3936 Dalton St Baton Rouge, LA	2.0	1.0	900	$750	$0.83	20d	1	1.05mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	25d	1	1.07mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	45d	1	1.08mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	45d	1	1.08mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	45d	1	1.08mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	15d	1	1.08mi
3160 Wyandotte St Baton Rouge, LA	2.0	1.0	1100	$800	$0.73	45d	1	1.11mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	25d	1	1.12mi
2347 Rhodes Ave Baton Rouge, LA	2.0	1.0	1250	$950	$0.76	20d	1	1.26mi
2852 Dayton St Baton Rouge, LA	2.0	1.0	1020	$850	$0.83	25d	1	1.27mi
2654 Sheldon Dr Baton Rouge, LA	3.0	1.0	1400	$1,200	$0.86	25d	1	1.29mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	25d	1	1.33mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,289	$1.21	15d	18	1.35mi
2606 Weller Ave Baton Rouge, LA	2.0	1.0	1000	$650	$0.65	45d	1	1.39mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	45d	1	1.47mi

Listing history 42 events

1. 2026-06-22
   days on market $75,000 Active 116 DOM
2. 2026-06-18
   days on market $75,000 Active 113 DOM
3. 2026-06-17
   days on market $75,000 Active 112 DOM
4. 2026-06-16
   days on market $75,000 Active 111 DOM
5. 2026-06-15
   days on market $75,000 Active 110 DOM
6. 2026-06-14
   days on market $75,000 Active 108 DOM
7. 2026-06-10
   days on market $75,000 Active 105 DOM
8. 2026-06-09
   days on market $75,000 Active 104 DOM
9. 2026-06-08
   days on market $75,000 Active 103 DOM
10. 2026-06-07
    days on market $75,000 Active 102 DOM
11. 2026-06-05
    days on market $75,000 Active 99 DOM
12. 2026-06-03
    days on market $75,000 Active 98 DOM
13. 2026-06-02
    days on market $75,000 Active 97 DOM
14. 2026-06-01
    days on market $75,000 Active 96 DOM
15. 2026-05-31
    days on market $75,000 Active 95 DOM
16. 2026-05-31
    days on market $75,000 Active 94 DOM
17. 2026-03-31
    price $75,000 869-char remark

    Show marketing remark (893 chars)

    Don't miss this beautifully renovated 3-bedroom, 1-bath cottage-style home featuring a brand NEW $6,000 HVAC system giving buyers peace of mind and major value from day one This property is being sold with reliable renters already in place, making it an immediate income producing opportunity. Whether you’re looking to expand your investment portfolio or secure a well-maintained home with strong rental history, these checks all the boxes. Inside, you’ll find modern upgrades throughout, including new flooring, freshly painted cabinets, granite countertops, and a double kitchen sink for added functionality. The bathroom features a convenient bath/shower combo, ideal for everyday living. Step outside to enjoy the spacious backyard — perfect for entertaining, relaxing, or future possibilities. Tasteful renovations make this property stand out in today’s market.

18. 2026-03-31
    price $75,000 893-char remark

    Show marketing remark (893 chars)

    Don't miss this beautifully renovated 3-bedroom, 1-bath cottage-style home featuring a brand NEW $6,000 HVAC system giving buyers peace of mind and major value from day one This property is being sold with reliable renters already in place, making it an immediate income producing opportunity. Whether you’re looking to expand your investment portfolio or secure a well-maintained home with strong rental history, these checks all the boxes. Inside, you’ll find modern upgrades throughout, including new flooring, freshly painted cabinets, granite countertops, and a double kitchen sink for added functionality. The bathroom features a convenient bath/shower combo, ideal for everyday living. Step outside to enjoy the spacious backyard — perfect for entertaining, relaxing, or future possibilities. Tasteful renovations make this property stand out in today’s market.

19. 2026-02-25
    listed $92,000 Active 893-char remark

    Show marketing remark (869 chars)

    Don't miss this beautifully renovated 3-bedroom, 1-bath cottage-style home featuring a brand NEW $6,000 HVAC system giving buyers peace of mind and major value from day one This property is being sold with reliable renters already in place, making it an immediate income producing opportunity. Whether you're looking to expand your investment portfolio or secure a well-maintained home with strong rental history, these checks all the boxes. Inside, you'll find modern upgrades throughout, including new flooring, freshly painted cabinets, granite countertops, and a double kitchen sink for added functionality. The bathroom features a convenient bath/shower combo, ideal for everyday living. Step outside to enjoy the spacious backyard -- perfect for entertaining, relaxing, or future possibilities. Tasteful renovations make this property stand out in today's market.

20. 2026-02-25
    listed $92,000 Active 869-char remark

    Show marketing remark (869 chars)

    Don't miss this beautifully renovated 3-bedroom, 1-bath cottage-style home featuring a brand NEW $6,000 HVAC system giving buyers peace of mind and major value from day one This property is being sold with reliable renters already in place, making it an immediate income producing opportunity. Whether you're looking to expand your investment portfolio or secure a well-maintained home with strong rental history, these checks all the boxes. Inside, you'll find modern upgrades throughout, including new flooring, freshly painted cabinets, granite countertops, and a double kitchen sink for added functionality. The bathroom features a convenient bath/shower combo, ideal for everyday living. Step outside to enjoy the spacious backyard -- perfect for entertaining, relaxing, or future possibilities. Tasteful renovations make this property stand out in today's market.

21. 2025-08-29
    historical $1,300
22. 2025-08-14
    listed $1,300
23. 2025-08-13
    historical $980
24. 2025-07-30
    price $980
25. 2025-06-11
    price $1,100
26. 2025-04-23
    price $1,200
27. 2025-04-22
    price $1,300
28. 2025-04-17
    listed $1,528
29. 2025-04-14
    soldstatus Closed
30. 2025-04-14
    soldstatus $93,000
31. 2025-03-04
    status Pending
32. 2024-12-17
    price $99,000
33. 2024-12-14
    price $99,000
34. 2024-12-11
    listed $106,000 Active
35. 2024-12-11
    historical
36. 2024-11-21
    listed $106,000 Active
37. 2024-11-21
    listed $106,000 Active
38. 2024-11-01
    historical
39. 2024-07-08
    price $114,500
40. 2024-06-09
    listed $115,000 Active
41. 2024-06-09
    listed $114,500 Active
42. 2021-11-15
    soldstatus $25,000

ⓘ 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: $801 · $67/mo
• Projected year-2 tax: $801 · $67/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 · 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: $12,732
• − Mortgage interest: −$4,201
• − Property taxes: −$801
• − Insurance: −$375
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,182
• Taxable income: $3,136
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $3,410/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

+200.0% since first listed

26 events — show timeline

• 2026-03-31 Price Changed $75,000 AcadianaMLS
• 2026-03-31 Price Changed $75,000 GBRMLS
• 2026-02-25 Listed $92,000 GBRMLS
• 2026-02-25 Listed $92,000 AcadianaMLS
• 2025-08-29 Rental Removed $1,300 RENTSPREE
• 2025-08-14 Listed for Rent $1,300 RENTSPREE
• 2025-08-13 Rental Removed $980 GBRMLS
• 2025-07-30 Price Changed $980 GBRMLS
• 2025-06-11 Price Changed $1,100 GBRMLS
• 2025-04-23 Price Changed $1,200 GBRMLS
• 2025-04-22 Price Changed $1,300 GBRMLS
• 2025-04-17 Listed for Rent $1,528 GBRMLS
• 2025-04-14 Sold (Public Records) $93,000 Public Records
• 2025-04-14 Sold (MLS) — GBRMLS
• 2025-03-04 Pending — GBRMLS
• 2024-12-17 Price Changed $99,000 AcadianaMLS
• 2024-12-14 Price Changed $99,000 GBRMLS
• 2024-12-11 Listed $106,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-21 Listed $106,000 AcadianaMLS
• 2024-11-21 Listed $106,000 GBRMLS
• 2024-11-01 Delisted — GBRMLS
• 2024-07-08 Price Changed $114,500 GBRMLS
• 2024-06-09 Listed $114,500 AcadianaMLS
• 2024-06-09 Listed $115,000 GBRMLS
• 2021-11-15 Sold (Public Records) $25,000 Public Records

Property tax history

+22.9%/yr

Latest (2025): $801 · +4.7% YoY. Source: county tax records.