9924 Buttercup Dr · Baton Rouge, LA 70809

$190,000

3 bd · 2.0 ba · 1,497 sqft · SingleFamily public records · 2 Days on market

Built 1978 0.25 ac lot Est $247k · 23% under

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

My Little Buttercup has the sweetest smile... And trust me, you'll be smiling too when you step inside this charming beauty! With over 1,700 square feet, 3 bedrooms, and 2 baths, there's plenty of room to spread out, settle in, and make yourself at home. Fresh paint gives it a bright, updated feel, and the brand-new roof means one less thing to worry about for years to come. But wait... the smile gets even bigger--this beauty is priced under $200,000! ?? Cute, cozy, and move-in ready, this little buttercup is ready to steal your heart. Don't let someone else pick the flower you've been waiting for--schedule your showing today!

Key facts

• Fresh paint
• Brand new roof
• 0.25 acre lot

Tags

• BRAND NEW ROOF
• FRESH PAINT

Property features AI

Exterior

• Parking: 6 total parking spaces; Carport (6 spaces); On-street parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Detached single family residence; Residential property
• Construction: Wood siding, frame, and brick construction; Shingle roof; Slab foundation; Built on a 0.25-acre lot (approx. 75 x 150)
• Exterior features: Covered patio; Outdoor lighting; Fenced yard (chain link and wood, full); Shed(s)

Interior

• Kitchen: Gas cooktop; Oven; Range; Double oven; Disposal; Refrigerator
• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Built-in features; High ceilings; Wood-burning fireplace
• Laundry & utility: Laundry room inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (17.1% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $157k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 7.8% vs local median 4.2% 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: Westminster Elementary School (math 12% / reading 22%, grade F, #487 of 646 statewide, top 78%, 333 students, 80% FRL); Woodlawn Middle School (math 20% / reading 39%, grade F, #116 of 218 statewide, top 53%, 887 students, 69% FRL); Woodlawn High School (math 25% / reading 30%, grade F, #133 of 265 statewide, top 51%, 1,527 students, 62% FRL).
• Market conditions: Rents rising (+2.2%/yr); 259 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 8y 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 $164k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,433 (17.1% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.01% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $247,005
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9421 Dawson Trace Ave	0.37mi	3/2.0	1,500 (+0%)	2mo	$300,465	$200	81
9842 Hawthorne Dr	0.07mi	3/2.0	1,346 (-10%)	1mo	$222,000	$165	79
9734 Mint Dr	0.14mi	3/2.0	1,409 (-6%)	7mo	$206,080	$146	78
9403 Dawson Trace Ave	0.50mi	3/2.0	1,500 (+0%)	0mo	$294,990	$197	76
10056 Hawthorne Dr	0.14mi	3/2.0	1,406 (-6%)	14mo	$240,000	$171	71
9836 Mint Dr	0.13mi	3/2.0	1,428 (-5%)	24mo	$215,000	$151	66
10067 Buttercup Dr	0.14mi	3/2.0	1,329 (-11%)	12mo	$235,000	$177	65
9879 Kinglet Dr	0.12mi	3/2.0	1,615 (+8%)	23mo	$265,000	$164	62
9857 Bunting Dr	0.18mi	3/2.0	1,654 (+10%)	15mo	$249,900	$151	62
9924 Hawthorne Dr	0.07mi	3/2.0	1,356 (-9%)	24mo	$230,000	$170	61
9735 Mint Dr	0.11mi	3/2.0	1,696 (+13%)	21mo	$240,000	$142	55
10032 Mint Dr	0.19mi	4/2.0 (+1)	1,710 (+14%)	11mo	$255,000	$149	54

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 · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.18×
• Total profit: $-43,870
• Equity at exit: $28,330

10-year hold

• IRR: -22.7%
• Equity multiple: -0.10×
• Total profit: $-58,719
• Equity at exit: $16,428

Cash invested: $53,200 (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 70809

• Rents YoY: 2.2%
• Active inventory: 259
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,915 high
• Mortgage (P&I): −$996
• Tax from tax record: −$195 /mo · $2,337/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-184

Break-even live

Break-even rent $2,148

Max offer price $157,433

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-131	+0% $-184	+5% $-238	+10% $-292
Rent	-10% $-336	-5% $-260	+0% $-184	+5% $-109	+10% $-33
Rate	-1.0pp $-89	-0.5pp $-136	base $-184	+0.5pp $-234	+1.0pp $-284

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9955 Buttercup Dr Baton Rouge, LA	3.0	2.0	1570	$1,950	$1.24	45d	1	0.06mi
9402 Dawson Trace Ave Baton Rouge, LA	3.0	2.5	1766	$2,250	$1.27	45d	1	0.36mi
10231 The Grove Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	919	$1,768	$1.92	16d	50	0.52mi
8363 Siegen Ln Baton Rouge, LA	1.0–3.0	1.0–1.5	741	$1,111	$1.50	16d	4	0.68mi
10707 Industriplex Blvd Baton Rouge, LA	1.0–4.0	1.0–2.0	1127	$1,600	$1.42	16d	9	0.71mi
7047 Meadow Park Avennue Baton Rouge, LA	3.0	2.0	1100	$1,150	$1.05	45d	1	0.75mi
7317 Meadow Park Ave Baton Rouge, LA	3.0	2.0	1251	$1,600	$1.28	45d	1	0.85mi
11432 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,400	$1.92	45d	1	1.03mi
11430 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,400	$1.92	45d	1	1.03mi
10440 Cotton Ln Baton Rouge, LA	3.0	2.5	1771	$3,600	$2.03	23d	1	1.03mi
11580 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	1000	$1,392	$1.39	16d	11	1.13mi
13621 Kenner Ave Unit 13621D Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	25d	1	1.15mi
1741 Twisted Oak Ln Baton Rouge, LA	3.0	2.0	1368	$1,825	$1.33	45d	1	1.16mi
1741 Twisted Oak Ln Baton Rouge, LA	3.0	2.0	1508	$1,825	$1.21	25d	1	1.16mi
13610 Kenner Ave Unit 13610D Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	45d	1	1.16mi
5960 Siegen Ln Baton Rouge, LA	1.0–2.0	1.0–2.0	1006	$1,386	$1.38	16d	8	1.17mi
10201 Park Rowe Ave Baton Rouge, LA	1.0–3.0	1.0–2.0	1036	$2,428	$2.34	16d	18	1.18mi
14145 Gravier Ave Baton Rouge, LA	4.0	2.0	1442	$2,200	$1.53	25d	1	1.19mi
13650 Kenner Ave Unit 13650A Baton Rouge, LA	2.0	2.5	1175	$975	$0.83	45d	1	1.20mi
10156 Perkins Rowe Baton Rouge, LA	1.0–4.0	1.0–4.0	1433	$2,745	$1.92	16d	23	1.28mi
8933 Baronne Dr Baton Rouge, LA	3.0	2.0	1386	$1,450	$1.05	45d	1	1.31mi
9219 Baronne Dr Baton Rouge, LA	4.0	2.0	1602	$2,100	$1.31	16d	1	1.37mi
10734 Erin Vale Ave Baton Rouge, LA	3.0	2.0	1614	$2,000	$1.24	46d	1	1.41mi
13344 Natchez Ct Baton Rouge, LA	3.0	2.0	1521	$2,500	$1.64	25d	1	1.41mi
10655 Woodland Oaks Dr Baton Rouge, LA	3.0	2.0	1852	$2,200	$1.19	16d	1	1.44mi
9645 Siegen Ln Baton Rouge, LA	2.0	2.0	1100	$1,350	$1.23	45d	1	1.46mi

Listing history 2 events

1. 2026-06-14
   remarks 634-char remark
2. 2026-06-14
   listed $190,000 Pending 2 DOM

ⓘ 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: $2,337 · $195/mo
• Projected year-2 tax: $2,337 · $195/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 6/10 Major FEMA zone AE · 72% 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,974
• − Mortgage interest: −$10,643
• − Property taxes: −$2,337
• − Insurance: −$6,068
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$5,527
• Taxable loss: −$5,277
• Est. tax savings @ 24.0%: +$1,267
• After-tax cash flow: $-946/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

• County: East Baton Rouge Parish · 399,686 people
• City population: 351,868
• Metro: Baton Rouge, LA
• Population (ZIP): 25,732
• Household income: $79,967
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 830.0

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 0.56)
• Race & ethnicity: White 62% Black 23% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% 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: ▼ -205.49%
• Current HPI: 154.7018
• Rent YoY: ▲ 2.16%
• 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

+5.6% since first listed

17 events — show timeline

• 2026-06-13 Pending — AcadianaMLS
• 2026-06-13 Pending — GBRMLS
• 2026-06-11 Listed $190,000 GBRMLS
• 2026-06-11 Listed $190,000 AcadianaMLS
• 2019-02-12 Sold (Public Records) $163,500 Public Records
• 2019-02-11 Sold (MLS) — GBRMLS
• 2019-01-29 Pending — GBRMLS
• 2019-01-16 Listed $169,900 AcadianaMLS
• 2019-01-16 Listed $169,900 GBRMLS
• 2019-01-10 Delisted — GBRMLS
• 2018-10-22 Relisted — GBRMLS
• 2018-10-21 Contingent — GBRMLS
• 2018-09-28 Price Changed $170,000 GBRMLS
• 2018-09-07 Price Changed $175,000 GBRMLS
• 2018-08-10 Listed $170,000 AcadianaMLS
• 2018-08-10 Listed $180,000 GBRMLS
• 1997-01-10 Sold (Public Records) — Public Records

Property tax history

+14.8%/yr

Latest (2025): $2,337 · -0.5% YoY. Source: county tax records.