3004 Fairfields Ave · Baton Rouge, LA 70802

$60,000

3 bd · 1.0 ba · 2,160 sqft · SingleFamily public records · 111 Days on market

Built 1980 7,405 sqft lot Est $91k · 34% under ↓ 37% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full of character and potential, this spacious 2,160 sq. ft. home is perfect for the savvy investor or first-time buyer ready to bring their vision to life. Original hardwood floors flow throughout the home, adding warmth and timeless appeal to the large, inviting rooms. The floor plan features multiple private entry options, including access from the sunroom to both the living room and primary bedroom -- offering great flexibility for future renovations or multi-use living. A detached two-car garage provides extra storage or workspace, while the corner lot adds curb appeal and accessibility. Ideally located in Mid City North, this property offers convenient access to downtown Baton Rouge, LSU, restaurants, and shopping. With the right updates and polish, this diamond in the rough can truly shine!

Key facts

• Access to lsu
• Corner lot
• 7,405 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• MULTIPLE PRIVATE ENTRY OPTIONS
• DETACHED TWO-CAR GARAGE
• CORNER LOT
• ACCESS TO LSU
• ACCESS TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.5% 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 rising fast (+6.6%/yr); 188 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1,505/mo this rent would consume 52% of the median local household income ($34k/yr) (locally 1831% 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 $415 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 + 6.6% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $20k (25%) 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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: 2.51% ✓
• Cap rate: 21.47%
• Cash-on-cash: 54.21%
• DSCR: 3.41
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $90,720
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1715 N 26th St	0.32mi	3/2.0	1,977 (-8%)	21mo	$140,000	$71	50
2458 Washington Ave	0.36mi	4/2.0 (+1)	2,067 (-4%)	21mo	$72,500	$35	49
1130 N 38th St	0.70mi	3/2.0	2,200 (+2%)	19mo	$60,000	$27	44
4042 S Barrow Dr	0.55mi	4/1.5 (+1)	1,918 (-11%)	9mo	$79,900	$42	41

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 · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 56.5%
• Equity multiple: 3.64×
• Total profit: $44,277
• Equity at exit: $8,946

10-year hold

• IRR: 62.8%
• Equity multiple: 8.49×
• Total profit: $125,805
• Equity at exit: $5,188

Cash invested: $16,800 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$315
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $759

Break-even live

Break-even rent $544

Max offer price $60,000

Occupancy floor 45%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2645 Seneca St Baton Rouge, LA	3.0	2.0	1650	$1,550	$0.94	23d	1	0.35mi
1336 N 29th St Baton Rouge, LA	3.0	2.0	1400	$1,450	$1.04	14d	1	0.41mi
3906 S Barrow Dr Baton Rouge, LA	3.0	2.0	1523	$1,295	$0.85	23d	1	0.48mi
3725 Winbourne Ave Baton Rouge, LA	4.0	2.0	1900	$1,550	$0.82	43d	1	0.90mi
3725 Winbourne Ave Baton Rouge, LA	4.0	1.5	1800	$1,495	$0.83	18d	1	0.90mi
3567 Charles St Baton Rouge, LA	3.0	1.0	1400	$1,250	$0.89	43d	1	1.06mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1600	$1,500	$0.94	18d	1	1.11mi
3888 Charles St Baton Rouge, LA	3.0	2.0	1650	$1,425	$0.86	23d	1	1.11mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,688	$1.30	14d	31	1.24mi
5212 Jackson Ave Baton Rouge, LA	4.0	2.0	1500	$1,650	$1.10	23d	1	1.32mi
2120 Convention St Baton Rouge, LA	3.0	2.0	2200	$1,675	$0.76	14d	1	1.33mi
239 West Dr Baton Rouge, LA	2.0	1.0	1428	$1,250	$0.88	23d	1	1.45mi
3044 Wilshire Dr Baton Rouge, LA	3.0	2.0	1734	$2,350	$1.36	14d	1	1.46mi
2933 Dayton St Baton Rouge, LA	4.0	2.0	1800	$1,350	$0.75	23d	1	1.48mi

Listing history 19 events

1. 2026-01-30
   status Pending
2. 2025-11-29
   price $60,000 808-char remark

   Show marketing remark (808 chars)

   Full of character and potential, this spacious 2,160 sq. ft. home is perfect for the savvy investor or first-time buyer ready to bring their vision to life. Original hardwood floors flow throughout the home, adding warmth and timeless appeal to the large, inviting rooms. The floor plan features multiple private entry options, including access from the sunroom to both the living room and primary bedroom -- offering great flexibility for future renovations or multi-use living. A detached two-car garage provides extra storage or workspace, while the corner lot adds curb appeal and accessibility. Ideally located in Mid City North, this property offers convenient access to downtown Baton Rouge, LSU, restaurants, and shopping. With the right updates and polish, this diamond in the rough can truly shine!

3. 2025-11-19
   price $60,000
4. 2025-10-31
   price $74,999 808-char remark

   Show marketing remark (808 chars)

   Full of character and potential, this spacious 2,160 sq. ft. home is perfect for the savvy investor or first-time buyer ready to bring their vision to life. Original hardwood floors flow throughout the home, adding warmth and timeless appeal to the large, inviting rooms. The floor plan features multiple private entry options, including access from the sunroom to both the living room and primary bedroom -- offering great flexibility for future renovations or multi-use living. A detached two-car garage provides extra storage or workspace, while the corner lot adds curb appeal and accessibility. Ideally located in Mid City North, this property offers convenient access to downtown Baton Rouge, LSU, restaurants, and shopping. With the right updates and polish, this diamond in the rough can truly shine!

5. 2025-10-31
   price $74,999

   Show marketing remark (808 chars)

   Full of character and potential, this spacious 2,160 sq. ft. home is perfect for the savvy investor or first-time buyer ready to bring their vision to life. Original hardwood floors flow throughout the home, adding warmth and timeless appeal to the large, inviting rooms. The floor plan features multiple private entry options, including access from the sunroom to both the living room and primary bedroom -- offering great flexibility for future renovations or multi-use living. A detached two-car garage provides extra storage or workspace, while the corner lot adds curb appeal and accessibility. Ideally located in Mid City North, this property offers convenient access to downtown Baton Rouge, LSU, restaurants, and shopping. With the right updates and polish, this diamond in the rough can truly shine!

6. 2025-10-11
   listed $79,999 Active

   Show marketing remark (808 chars)

   Full of character and potential, this spacious 2,160 sq. ft. home is perfect for the savvy investor or first-time buyer ready to bring their vision to life. Original hardwood floors flow throughout the home, adding warmth and timeless appeal to the large, inviting rooms. The floor plan features multiple private entry options, including access from the sunroom to both the living room and primary bedroom -- offering great flexibility for future renovations or multi-use living. A detached two-car garage provides extra storage or workspace, while the corner lot adds curb appeal and accessibility. Ideally located in Mid City North, this property offers convenient access to downtown Baton Rouge, LSU, restaurants, and shopping. With the right updates and polish, this diamond in the rough can truly shine!

7. 2025-10-11
   listed $79,999 Active 808-char remark

   Show marketing remark (808 chars)

   Full of character and potential, this spacious 2,160 sq. ft. home is perfect for the savvy investor or first-time buyer ready to bring their vision to life. Original hardwood floors flow throughout the home, adding warmth and timeless appeal to the large, inviting rooms. The floor plan features multiple private entry options, including access from the sunroom to both the living room and primary bedroom -- offering great flexibility for future renovations or multi-use living. A detached two-car garage provides extra storage or workspace, while the corner lot adds curb appeal and accessibility. Ideally located in Mid City North, this property offers convenient access to downtown Baton Rouge, LSU, restaurants, and shopping. With the right updates and polish, this diamond in the rough can truly shine!

8. 2025-04-03
   status Active
9. 2025-03-23
   status Pending
10. 2025-01-02
    price $69,900
11. 2024-12-13
    price $69,900
12. 2024-12-11
    listed $89,900 Active
13. 2024-12-11
    historical
14. 2024-11-01
    listed $89,900 Active
15. 2024-11-01
    listed $89,900 Active
16. 2024-10-30
    historical
17. 2024-09-20
    price $92,500
18. 2024-09-02
    listed $95,000 Active
19. 2024-09-02
    listed $92,500 Active

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,080 · $90/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 6 d/yr ≥108°F today · 17 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: $18,055
• − Mortgage interest: −$3,361
• − Property taxes: −$1,080
• − Insurance: −$300
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$1,745
• Taxable income: $8,679
• Est. tax owed @ 24.0%: −$2,083
• After-tax cash flow: $7,024/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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 1% Other Indo-European 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

-36.8% since first listed

19 events — show timeline

• 2026-01-30 Pending — GBRMLS
• 2025-11-29 Price Changed $60,000 AcadianaMLS
• 2025-11-19 Price Changed $60,000 GBRMLS
• 2025-10-31 Price Changed $74,999 AcadianaMLS
• 2025-10-31 Price Changed $74,999 GBRMLS
• 2025-10-11 Listed $79,999 GBRMLS
• 2025-10-11 Listed $79,999 AcadianaMLS
• 2025-04-03 Relisted — GBRMLS
• 2025-03-23 Pending — GBRMLS
• 2025-01-02 Price Changed $69,900 AcadianaMLS
• 2024-12-13 Price Changed $69,900 GBRMLS
• 2024-12-11 Listed $89,900 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-01 Listed $89,900 GBRMLS
• 2024-11-01 Listed $89,900 AcadianaMLS
• 2024-10-30 Delisted — GBRMLS
• 2024-09-20 Price Changed $92,500 GBRMLS
• 2024-09-02 Listed $92,500 AcadianaMLS
• 2024-09-02 Listed $95,000 GBRMLS

Property tax history

+22.6%/yr

Latest (2025): $1,080 · +4.7% YoY. Source: county tax records.