5555 San Juan Dr · Baton Rouge, LA 70811

$140,000

3 bd · 2.0 ba · 1,401 sqft · SingleFamily public records · 24 Days on market

Built 1956 0.26 ac lot Est $140k · at est. ↓ 19% since listing

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Why this score? — see what drove the D 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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• 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

Estate Sale Opportunity! This 3-bedroom, 2-bath home offers 1,529 sq. ft. of living space and is full of potential for an investor or a buyer ready to add their personal touch. The home features a spacious living room, dining room, large primary bedroom, double carport, and a generously sized fenced backyard. Located in a desirable neighborhood just minutes from Southern University, the Metro Airport, and easy Interstate access, this property offers convenience and value. The home does need a new roof and updating, and will qualify for Cash, Conventional, or FHA 203k financing only. Bring your vision and TLC to make this property shine again!

Key facts

• Dining room
• Fenced backyard
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• DINING ROOM
• FENCED BACKYARD
• DESIRABLE NEIGHBORHOOD
• EASY INTERSTATE ACCESS

Property features AI

Exterior

• Parking: Covered parking; 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Residential property
• Construction: Wood siding, brick, and frame construction; Asbestos siding material present; Slab foundation; Built using composition roofing
• Exterior features: Chain link fencing; Composition roof; Lot approximately 0.26 acres (73.57 x 156.6)

Interior

• Kitchen: Range; Cooktop; Electric cooktop; Dishwasher; Garbage disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Range Hood
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $62 ($746/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (10.3% below list).
• Recommended offer: $126k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Market conditions: 123 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 33% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 24 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $125,582 (10.3% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $140,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7024 Albatross Dr	0.70mi	3/2.0	1,351 (-4%)	1mo	$145,000	$107	61
6421 D'juanna Dr	0.53mi	3/2.0	1,467 (+5%)	12mo	$242,000	$165	58
5944 D'juanna Dr	0.28mi	3/2.0	1,200 (-14%)	9mo	$174,000	$145	55
5581 Monarch Ave	0.46mi	4/2.0 (+1)	1,575 (+12%)	0mo	$149,500	$95	52
5553 Paige St	0.37mi	3/3.0	1,238 (-12%)	13mo	$99,000	$80	49
5525 Paige St	0.37mi	3/3.0	1,238 (-12%)	13mo	$99,000	$80	49
5535 Paige St	0.37mi	3/3.0	1,238 (-12%)	13mo	$99,000	$80	49
5515 Paige St	0.37mi	3/3.0	1,238 (-12%)	13mo	$95,000	$77	48
8815 Cedar Glen Dr	0.62mi	4/2.0 (+1)	1,546 (+10%)	3mo	$180,000	$116	47
5284 Peerless St	0.48mi	3/3.0	1,238 (-12%)	9mo	$130,000	$105	47
6646 Hooper Rd	0.67mi	3/1.5	1,500 (+7%)	11mo	$149,700	$100	46
8652 Sharon Hills Blvd	0.54mi	3/2.0	1,559 (+11%)	14mo	$129,900	$83	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-18,729
• Equity at exit: $20,874

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-11,226
• Equity at exit: $12,105

Cash invested: $39,200 (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 70811

• Home prices YoY: -30.8%
• Active inventory: 123
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$734
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $62

Break-even live

Break-even rent $1,177

Max offer price $140,000

Occupancy floor 90%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8210 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	765	$920	$1.20	14d	1	0.21mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	14d	1	0.38mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	19d	1	0.93mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	44d	1	0.93mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	0.93mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	44d	1	1.34mi
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	14d	1	1.39mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $140,000 Active 24 DOM
2. 2026-06-17
   days on market $140,000 Active 23 DOM
3. 2026-06-16
   days on market $140,000 Active 22 DOM
4. 2026-06-15
   days on market $140,000 Active 21 DOM
5. 2026-06-14
   days on market $140,000 Active 19 DOM
6. 2026-06-10
   days on market $140,000 Active 16 DOM
7. 2026-06-09
   days on market $140,000 Active 15 DOM
8. 2026-06-08
   days on market $140,000 Active 14 DOM
9. 2026-06-07
   days on market $140,000 Active 13 DOM
10. 2026-06-05
    days on market $140,000 Active 10 DOM
11. 2026-06-03
    days on market $140,000 Active 9 DOM
12. 2026-06-02
    days on market $140,000 Active 8 DOM
13. 2026-06-01
    days on market $140,000 Active 7 DOM
14. 2026-05-31
    days on market $140,000 Active 6 DOM
15. 2026-05-31
    days on market $140,000 Active 5 DOM
16. 2026-05-26
    listed $140,000 Active
17. 2024-09-22
    historical
18. 2024-09-10
    price $150,000
19. 2024-06-12
    price $167,500
20. 2024-03-21
    listed $173,000 Active
21. 2024-03-21
    listed $150,000
22. 1981-10-01
    soldstatus

ⓘ 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: $1,649 · $137/mo
• Projected year-2 tax: $1,649 · $137/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 · 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,070
• − Mortgage interest: −$7,842
• − Property taxes: −$1,649
• − Insurance: −$700
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$4,073
• Taxable loss: −$1,605
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $1,131/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): 12,154
• Household income: $45,523
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 444.0

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 (82%)
• Race & ethnicity: Black 82% White 9% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -64.98%
• Current HPI: 146.22
• 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

-19.1% since first listed

7 events — show timeline

• 2026-05-26 Listed $140,000 GBRMLS
• 2024-09-22 Delisted — GBRMLS
• 2024-09-10 Price Changed $150,000 GBRMLS
• 2024-06-12 Price Changed $167,500 GBRMLS
• 2024-03-21 Listed $150,000 AcadianaMLS
• 2024-03-21 Listed $173,000 GBRMLS
• 1981-10-01 Sold (Public Records) — Public Records

Property tax history

+21.6%/yr

Latest (2025): $1,649 · -0.4% YoY. Source: county tax records.