672D Carol Marie Dr #3 · Baton Rouge, LA 70806

$70,000

1 bd · 1.0 ba · 718 sqft · Condo · 309 Days on market

Built 1950 Fair condition $97/sqft · 17% below area Est $84k · 17% under $200/mo HOA · 20% of rent ↓ 12% since listing

---

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 +21.9/30.0
• ARV discount +15.0/15.0
• 1% rule +9.3/10.0
• DSCR +7.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Owner financing available!* Looking for the perfect blend of comfort and convenience? This 1 bedroom, 1 bathroom condo is move-in-ready and sits in the heart of Baton Rouge, just minutes from shopping and dining. Inside, you'll love the spacious living and dining area with plenty of natural light, a large bedroom, and easy-to-maintain finishes with no carpet throughout. Even better--this condo is being offered fully furnished, making it an ideal investment opportunity, starter home, or turnkey rental property. Don't miss your chance to own this low-maintenance condo in one of Baton Rouge's most desirable locations.

Key facts

• Natural light
• Desirable locations
• Move in ready

Tags

• MOVE IN READY
• NATURAL LIGHT
• EASY TO MAINTAIN FINISHES
• FULLY FURNISHED
• LOW MAINTENANCE
• DESIRABLE LOCATIONS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $24k (65.5% below list).
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $24k (65.5% below list) — sets the bar for cash-flow.
• Cap rate 8.2% vs local median 4.1% 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: Bernard Terrace Elementary School (math 8% / reading 27%, grade F, #483 of 646 statewide, top 75%, 283 students, 91% FRL); Westdale Middle School (math 15% / reading 30%, grade F, #151 of 218 statewide, top 70%, 757 students, 69% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 292 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $484 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.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (12%) 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 1950 — 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 $24,161 (65.5% 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 309 days. Have you received any prior offers? Is the seller open to a 65% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
7. 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?
8. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
9. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
10. 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?
11. 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.
12. 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.
13. 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: 1.43% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.72%
• DSCR: 1.30
• GRM: 5.8

CMA / ARV

• ARV (median comp): $84,447
• List price: $70,000
• Delta: -17.11%
• 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
656 Carol Marie Dr Unit B	0.03mi	1/1.0	740 (+3%)	3mo	$80,000	$108	91
3012 Hundred Oaks Ave #2	0.69mi	1/1.0	765 (+6%)	2mo	$139,000	$182	55
4735 Government St #212	0.83mi	1/1.0	675 (-6%)	2mo	$66,500	$99	54
1125 Perkins Rd	0.94mi	2/1.0 (+1)	798 (+11%)	1mo	$149,900	$188	40
1290 Park Blvd #235	0.98mi	1/1.0	582 (-19%)	3mo	$70,000	$120	38
1290 Park Blvd #236	0.98mi	1/1.0	582 (-19%)	4mo	$72,500	$125	37
1290 Park Blvd #128	0.98mi	1/1.0	582 (-19%)	4mo	$68,000	$117	36
1755 College Dr #209	1.30mi	2/1.0 (+1)	897 (+25%)	2mo	$90,000	$100	33
3120 Bond St	1.33mi	2/1.0 (+1)	890 (+24%)	3mo	$78,000	$88	33
546 Moore St	0.75mi	2/1.0 (+1)	595 (-17%)	4mo	$195,000	$328	31
1731 Terrace Ave	1.03mi	2/2.0 (+1)	890 (+24%)	1mo	$174,900	$197	30
1290 Park Blvd #107	0.98mi	2/2.0 (+1)	879 (+22%)	2mo	$114,900	$131	29

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -52.8%
• Equity multiple: -0.57×
• Total profit: $-30,692
• Equity at exit: $10,437

10-year hold

• IRR: -90.4%
• Equity multiple: -1.52×
• Total profit: $-49,316
• Equity at exit: $6,052

Cash invested: $19,600 (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 →

Active competition Active MLS

• For sale now: 0 active · 2 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70806

• Rents YoY: 3.4%
• Active inventory: 292
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,004 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$200
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $-317

Break-even live

Break-even rent $1,405

Max offer price $24,161

Occupancy floor —

Sensitivity live

Price	-10% $-268	-5% $-293	+0% $-317	+5% $-341	+10% $-365
Rent	-10% $-396	-5% $-356	+0% $-317	+5% $-277	+10% $-237
Rate	-1.0pp $-282	-0.5pp $-299	base $-317	+0.5pp $-335	+1.0pp $-353

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: $17,500
• Closing costs: $2,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	93d	1	0.30mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	72d	1	0.30mi
2500 McGrath Ave Unit 2 Baton Rouge, LA	1.0	1.0	750	$1,000	$1.33	93d	1	0.50mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	93d	1	0.53mi
2361 Wisteria St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	93d	1	0.53mi
115 S Leo St Baton Rouge, LA	1.0	1.0	550	$1,100	$2.00	72d	1	0.63mi
115 S Leo St Baton Rouge, LA	1.0	1.0	550	$995	$1.81	16d	1	0.63mi
4430 Hatcher Ave Unit 115 Baton Rouge, LA	1.0	1.0	598	$900	$1.51	93d	1	0.68mi
4735 Government St #102 Baton Rouge, LA	1.0	1.0	690	$875	$1.27	63d	1	0.81mi
4735 Government St #110 Baton Rouge, LA	1.0	1.0	675	$1,100	$1.63	16d	1	0.81mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$920	$0.57	16d	1	0.99mi
1290 Park Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	730	$1,100	$1.51	16d	2	1.00mi
1014 S 18th St Unit 1 Baton Rouge, LA	1.0	1.0	700	$875	$1.25	16d	1	1.00mi
1241 S 18th St Baton Rouge, LA	1.0	1.0	700	$1,000	$1.43	63d	1	1.02mi
950 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	888	$1,114	$1.25	16d	8	1.08mi
1509 Government St Baton Rouge, LA	1.0	1.0	650	$1,150	$1.77	93d	1	1.09mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$756	$0.99	93d	1	1.16mi
1100 S Foster Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	945	$929	$0.98	16d	4	1.26mi
450 Cloud Dr Baton Rouge, LA	1.0–2.0	1.0	649	$635	$0.98	72d	1	1.30mi
2150 Elissalde St Baton Rouge, LA	1.0	1.0	600	$810	$1.35	16d	1	1.36mi
1356 Main St Unit 1 Baton Rouge, LA	1.0	1.0	700	$600	$0.86	93d	1	1.43mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$881	$0.68	15d	28	1.45mi
2100 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	915	$796	$0.87	16d	11	1.50mi

HOA detail $200/mo · $2,400/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $70,000 Active 309 DOM
2. 2026-08-07
   days on market $70,000 Active 308 DOM
3. 2026-08-06
   days on market $70,000 Active 307 DOM
4. 2026-08-05
   days on market $70,000 Active 306 DOM
5. 2026-08-03
   days on market $70,000 Active 304 DOM
6. 2026-07-31
   days on market $70,000 Active 301 DOM
7. 2026-07-30
   days on market $70,000 Active 299 DOM
8. 2026-07-27
   days on market $70,000 Active 297 DOM
9. 2026-07-25
   days on market $70,000 Active 295 DOM
10. 2026-07-23
    days on market $70,000 Active 293 DOM
11. 2026-07-22
    days on market $70,000 Active 292 DOM
12. 2026-07-21
    days on market $70,000 Active 291 DOM
13. 2026-07-18
    days on market $70,000 Active 288 DOM
14. 2026-07-16
    days on market $70,000 Active 286 DOM
15. 2026-07-16
    days on market $70,000 Active 285 DOM
16. 2026-07-14
    days on market $70,000 Active 284 DOM
17. 2026-07-14
    days on market $70,000 Active 283 DOM
18. 2026-07-12
    days on market $70,000 Active 282 DOM
19. 2026-07-11
    days on market $70,000 Active 281 DOM
20. 2026-07-10
    days on market $70,000 Active 280 DOM
21. 2026-07-09
    days on market $70,000 Active 279 DOM
22. 2026-07-07
    days on market $70,000 Active 277 DOM
23. 2026-07-06
    days on market $70,000 Active 276 DOM
24. 2026-07-05
    days on market $70,000 Active 275 DOM
25. 2026-07-04
    days on market $70,000 Active 274 DOM
26. 2026-07-03
    days on market $70,000 Active 273 DOM
27. 2026-07-02
    days on market $70,000 Active 272 DOM
28. 2026-07-01
    days on market $70,000 Active 271 DOM
29. 2026-06-30
    days on market $70,000 Active 270 DOM
30. 2026-06-29
    days on market $70,000 Active 269 DOM
31. 2026-06-28
    days on market $70,000 Active 268 DOM
32. 2026-06-28
    days on market $70,000 Active 267 DOM
33. 2026-06-27
    days on market $70,000 Active 266 DOM
34. 2026-06-25
    days on market $70,000 Active 264 DOM
35. 2026-06-23
    days on market $70,000 Active 262 DOM
36. 2026-06-22
    days on market $70,000 Active 261 DOM
37. 2026-06-18
    days on market $70,000 Active 258 DOM
38. 2026-06-17
    days on market $70,000 Active 257 DOM
39. 2026-06-16
    days on market $70,000 Active 256 DOM
40. 2026-06-15
    days on market $70,000 Active 255 DOM
41. 2026-06-14
    days on market $70,000 Active 253 DOM
42. 2026-06-10
    days on market $70,000 Active 250 DOM
43. 2026-06-09
    days on market $70,000 Active 249 DOM
44. 2026-06-08
    days on market $70,000 Active 248 DOM
45. 2026-06-07
    days on market $70,000 Active 247 DOM
46. 2026-06-05
    days on market $70,000 Active 244 DOM
47. 2026-06-03
    days on market $70,000 Active 243 DOM
48. 2026-06-02
    days on market $70,000 Active 242 DOM
49. 2026-06-01
    days on market $70,000 Active 241 DOM
50. 2026-05-31
    days on market $70,000 Active 240 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 68% 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: $12,053
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$5,468
• − Repairs & maintenance: −$964
• − Management: −$964
• − HOA: −$2,400
• − Depreciation: −$2,036
• Taxable loss: −$4,751
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $-2,661/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.

Condition & rehab AI · 11 photos

Fair 45/100 Cosmetic rehab Est. rehab $3,590–$10,770 screening

This move-in-ready condo is in fair condition with some cosmetic updates needed, such as painting and landscaping, to maximize its resale and rental value.

Repairs flagged

• Minor exterior paint — Brick siding shows some discoloration
• Minor exterior landscaping — Bushes and trees appear overgrown

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscape exterior — Well-maintained landscaping improves curb appeal and property value ↑
• Both replace flooring — New flooring can significantly improve the home's appearance and value ↑
• Both update kitchen appliances — Modern appliances can attract more buyers and renters ↑
• Both update bathrooms — Fresh bathrooms can enhance the home's overall appeal and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 19/100

Zoned Schools

Elementary Bernard Terrace Elementary School F LA #483/646 Nat'l #35,051/41,679 Middle Westdale Middle School F LA #151/218 Nat'l #11,105/14,009 High Mckinley Senior High School F LA #215/265 Nat'l #15,203/17,239

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

B Composite livability gradescore 74/100

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 · 464,810 people
• City population: 351,868
• Metro: Baton Rouge, LA
• Population (ZIP): 28,302
• Household income: $55,642
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 17% of renters

---

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 9% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Chinese 1% French/Haitian/Cajun 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: ▼ -167.56%
• Current HPI: 185.0655
• Rent YoY: ▲ 3.42%
• 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

-12.5% since first listed

11 events — show timeline

• 2026-03-05 Relisted — AcadianaMLS
• 2026-03-05 Relisted — GBRMLS
• 2026-02-16 Pending — AcadianaMLS
• 2026-02-16 Pending — GBRMLS
• 2025-12-31 Price Changed $70,000 AcadianaMLS
• 2025-12-31 Price Changed $70,000 GBRMLS
• 2025-10-06 Price Changed $78,000 AcadianaMLS
• 2025-10-06 Price Changed $78,000 GBRMLS
• 2025-09-17 Listed $80,000 AcadianaMLS
• 2025-09-17 Listed $80,000 GBRMLS
• 2025-09-17 Listed $80,000 AcadianaMLS