3778 Uncas St · Baton Rouge, LA 70805

$63,900

4 bd · 1.0 ba · 1,300 sqft · SingleFamily · 307 Days on market

Built 1950 8,712 sqft lot $49/sqft · 54% above area

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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
• 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

PLEASE DO NOT DISTURB TENANTS perfect investment property tenant occupied for 8 years

Key facts

• 8,712 sq ft lot
• Parking
• Built 1950

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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 soft (-1.2%/yr); 155 active listings in the ZIP; 14 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 $1,434/mo this rent would consume 68% 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 $442 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $64k implies a 276% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.24% ✓
• Cap rate: 20.36%
• Cash-on-cash: 50.24%
• DSCR: 3.24
• GRM: 3.7

CMA / ARV

• ARV (median comp): $41,547
• List price: $63,900
• Delta: 53.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3805 Pocasset St	0.03mi	3/2.0 (-1)	1,330 (+2%)	9mo	$32,000	$24	78
3825 Keokuk St	0.21mi	4/2.0	1,265 (-3%)	5mo	$59,500	$47	77
3017 Winbourne Ave	0.41mi	3/2.0 (-1)	1,307 (+0%)	9mo	$19,900	$15	63
2927 Tecumseh St	0.60mi	3/2.0 (-1)	1,245 (-4%)	3mo	$182,500	$147	54
3335 N 38th St	0.70mi	3/1.0 (-1)	1,275 (-2%)	6mo	$55,000	$43	54
3169 Sherwood St	0.60mi	3/1.0 (-1)	1,196 (-8%)	1mo	$89,500	$75	53
3226 Wenonah St	0.38mi	4/1.0	1,150 (-12%)	17mo	$40,000	$35	49
3346 Tecumseh St	0.33mi	3/2.0 (-1)	1,447 (+11%)	15mo	$159,900	$111	44
3017 Dayton St	0.46mi	3/1.5 (-1)	1,220 (-6%)	23mo	$1,350	$1	42
3567 Charles St	0.60mi	3/1.0 (-1)	1,400 (+8%)	24mo	$1,450	$1	34
3322 Ontario St	0.70mi	3/2.0 (-1)	1,483 (+14%)	15mo	$139,999	$94	23

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: 44.7%
• Equity multiple: 2.85×
• Total profit: $33,136
• Equity at exit: $9,528

10-year hold

• IRR: 49.3%
• Equity multiple: 5.14×
• Total profit: $73,987
• Equity at exit: $5,525

Cash invested: $17,892 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$335
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $749

Break-even live

Break-even rent $486

Max offer price $63,900

Occupancy floor 43%

Sensitivity live

Price	-10% $785	-5% $767	+0% $749	+5% $731	+10% $713
Rent	-10% $636	-5% $692	+0% $749	+5% $806	+10% $862
Rate	-1.0pp $781	-0.5pp $765	base $749	+0.5pp $732	+1.0pp $716

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: $15,975
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	24d	1	0.43mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	45d	1	0.60mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	20d	1	0.76mi
4912 Breckenridge Ave Baton Rouge, LA	3.0	2.0	1800	$1,075	$0.60	15d	1	0.76mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	20d	1	0.79mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	24d	1	0.79mi
4809 Longfellow Dr Baton Rouge, LA	3.0	2.0	1786	$1,900	$1.06	15d	1	0.79mi
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	24d	1	0.80mi
4236 Delaware St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	24d	1	0.91mi
3835 Sherwood St Baton Rouge, LA	5.0	2.0	1615	$1,850	$1.15	24d	1	0.93mi
3835 Sherwood St Baton Rouge, LA	5.0	2.0	1615	$1,850	$1.15	45d	1	0.93mi
3647 Mission Dr Baton Rouge, LA	3.0	1.0	900	$895	$0.99	24d	1	1.11mi
1847 N 16th St Baton Rouge, LA	3.0	2.0	909	$1,250	$1.38	15d	1	1.39mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	24d	1	1.42mi

Listing history 30 events

1. 2026-06-18
   days on market $63,900 Active 307 DOM
2. 2026-06-17
   days on market $63,900 Active 306 DOM
3. 2026-06-16
   days on market $63,900 Active 305 DOM
4. 2026-06-15
   days on market $63,900 Active 304 DOM
5. 2026-06-14
   days on market $63,900 Active 302 DOM
6. 2026-06-10
   days on market $63,900 Active 299 DOM
7. 2026-06-09
   days on market $63,900 Active 298 DOM
8. 2026-06-08
   days on market $63,900 Active 297 DOM
9. 2026-06-07
   days on market $63,900 Active 296 DOM
10. 2026-06-05
    days on market $63,900 Active 293 DOM
11. 2026-06-03
    days on market $63,900 Active 292 DOM
12. 2026-06-02
    days on market $63,900 Active 291 DOM
13. 2026-06-01
    days on market $63,900 Active 290 DOM
14. 2026-05-31
    days on market $63,900 Active 289 DOM
15. 2026-05-31
    days on market $63,900 Active 288 DOM
16. 2026-02-20
    price $63,900 85-char remark

    Show marketing remark (85 chars)

    PLEASE DO NOT DISTURB TENANTS perfect investment property tenant occupied for 8 years

17. 2026-02-20
    price $63,900 85-char remark

    Show marketing remark (85 chars)

    PLEASE DO NOT DISTURB TENANTS perfect investment property tenant occupied for 8 years

18. 2025-12-01
    price $64,900 85-char remark

    Show marketing remark (85 chars)

    PLEASE DO NOT DISTURB TENANTS perfect investment property tenant occupied for 8 years

19. 2025-12-01
    price $64,900 85-char remark

    Show marketing remark (85 chars)

    PLEASE DO NOT DISTURB TENANTS perfect investment property tenant occupied for 8 years

20. 2025-10-11
    price $65,900 85-char remark

    Show marketing remark (85 chars)

    PLEASE DO NOT DISTURB TENANTS perfect investment property tenant occupied for 8 years

21. 2025-10-11
    price $65,900 85-char remark

    Show marketing remark (85 chars)

    PLEASE DO NOT DISTURB TENANTS perfect investment property tenant occupied for 8 years

22. 2025-08-15
    listed $67,900 Active 85-char remark

    Show marketing remark (85 chars)

    PLEASE DO NOT DISTURB TENANTS perfect investment property tenant occupied for 8 years

23. 2025-08-15
    listed $67,900 Active 85-char remark

    Show marketing remark (85 chars)

    PLEASE DO NOT DISTURB TENANTS perfect investment property tenant occupied for 8 years

24. 2005-06-06
    soldstatus $17,000
25. 2005-06-03
    soldstatus
26. 2005-04-07
    listed $19,900
27. 2005-04-07
    listed $19,900
28. 2001-10-12
    soldstatus
29. 2001-09-06
    listed $25,000
30. 2001-09-06
    listed $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: $265 · $22/mo
• Projected year-2 tax: $351 · $29/mo
• Expected delta: +$86/yr (+$7/mo · 32.6%)

ⓘ 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 · 18 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: $17,208
• − Mortgage interest: −$3,579
• − Property taxes: −$265
• − Insurance: −$320
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$1,859
• Taxable income: $8,432
• Est. tax owed @ 24.0%: −$2,024
• After-tax cash flow: $6,965/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

+155.6% since first listed

15 events — show timeline

• 2026-02-20 Price Changed $63,900 AcadianaMLS
• 2026-02-20 Price Changed $63,900 GBRMLS
• 2025-12-01 Price Changed $64,900 AcadianaMLS
• 2025-12-01 Price Changed $64,900 GBRMLS
• 2025-10-11 Price Changed $65,900 AcadianaMLS
• 2025-10-11 Price Changed $65,900 GBRMLS
• 2025-08-15 Listed $67,900 GBRMLS
• 2025-08-15 Listed $67,900 AcadianaMLS
• 2005-06-06 Sold (Public Records) $17,000 Public Records
• 2005-06-03 Sold (MLS) — GBRMLS
• 2005-04-07 Listed $19,900 AcadianaMLS
• 2005-04-07 Listed $19,900 GBRMLS
• 2001-10-12 Sold (MLS) — GBRMLS
• 2001-09-06 Listed $25,000 AcadianaMLS
• 2001-09-06 Listed $25,000 GBRMLS

Property tax history

+2.7%/yr

Latest (2025): $265 · +4.7% YoY. Source: county tax records.