3114 Oswego St · Baton Rouge, LA 70805

$65,000

3 bd · 1.0 ba · 700 sqft · SingleFamily public records · 153 Days on market

Built 1985 3,920 sqft lot $93/sqft · 108% 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Great opportunity for investors or first-time buyers looking for an affordable entry into homeownership. Property is priced at $65,000 and offers solid potential for rental income or future appreciation. HVAC system is in working condition, reducing immediate capital expenses. Convenient location and ready for your vision. Schedule your showing today.

Key facts

• 3,920 sq ft lot
• 3 parking spots
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($881 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 42% of the median local income ($25k/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 $449 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 ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.36% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.79%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (median comp): $33,355
• List price: $65,000
• Delta: 94.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3238 Dalton St	0.47mi	2/1.0 (-1)	676 (-3%)	6mo	$7,500	$11	62
3236 Alliquippa St	0.29mi	2/1.0 (-1)	759 (+8%)	17mo	$70,000	$92	53
4035 Lynn St	0.49mi	3/1.0	795 (+14%)	8mo	$80,000	$101	48
3648 Iroquois St	0.65mi	2/1.0 (-1)	730 (+4%)	17mo	$60,000	$82	44

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $5,025
• Equity at exit: $9,692

10-year hold

• IRR: 14.0%
• Equity multiple: 1.97×
• Total profit: $17,726
• Equity at exit: $5,620

Cash invested: $18,200 (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 70805

• Rents YoY: -1.2%
• Active inventory: 155
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $285

Break-even live

Break-even rent $521

Max offer price $65,000

Occupancy floor 63%

Sensitivity live

Price	-10% $322	-5% $303	+0% $285	+5% $267	+10% $248
Rent	-10% $215	-5% $250	+0% $285	+5% $320	+10% $355
Rate	-1.0pp $318	-0.5pp $302	base $285	+0.5pp $268	+1.0pp $251

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4358 N Foster Dr Apt B Baton Rouge, LA	2.0	1.0	434	$595	$1.37	44d	1	1.26mi
4358 N Foster Dr Apt B Baton Rouge, LA	2.0	1.0	434	$595	$1.37	24d	1	1.26mi

Listing history 32 events

1. 2026-06-18
   days on market $65,000 Active 153 DOM
2. 2026-06-17
   days on market $65,000 Active 152 DOM
3. 2026-06-16
   days on market $65,000 Active 151 DOM
4. 2026-06-15
   days on market $65,000 Active 150 DOM
5. 2026-06-14
   days on market $65,000 Active 148 DOM
6. 2026-06-10
   days on market $65,000 Active 145 DOM
7. 2026-06-09
   days on market $65,000 Active 144 DOM
8. 2026-06-08
   days on market $65,000 Active 143 DOM
9. 2026-06-07
   days on market $65,000 Active 142 DOM
10. 2026-06-05
    days on market $65,000 Active 139 DOM
11. 2026-06-03
    days on market $65,000 Active 138 DOM
12. 2026-06-02
    days on market $65,000 Active 137 DOM
13. 2026-06-01
    days on market $65,000 Active 136 DOM
14. 2026-05-31
    days on market $65,000 Active 135 DOM
15. 2026-05-31
    days on market $65,000 Active 134 DOM
16. 2026-01-16
    listed $65,000 Active 353-char remark

    Show marketing remark (353 chars)

    Great opportunity for investors or first-time buyers looking for an affordable entry into homeownership. Property is priced at $65,000 and offers solid potential for rental income or future appreciation. HVAC system is in working condition, reducing immediate capital expenses. Convenient location and ready for your vision. Schedule your showing today.

17. 2026-01-16
    listed $65,000 Active 353-char remark

    Show marketing remark (353 chars)

    Great opportunity for investors or first-time buyers looking for an affordable entry into homeownership. Property is priced at $65,000 and offers solid potential for rental income or future appreciation. HVAC system is in working condition, reducing immediate capital expenses. Convenient location and ready for your vision. Schedule your showing today.

18. 2024-01-05
    price $22,500
19. 2024-01-03
    soldstatus Sold
20. 2023-12-08
    status Pending
21. 2023-12-01
    price $41,000
22. 2023-11-30
    status Active
23. 2023-10-31
    status Pending
24. 2023-10-31
    listed $24,900 Active
25. 2023-10-31
    listed $22,500
26. 2009-05-04
    soldstatus
27. 2008-12-12
    listed $37,000
28. 2008-12-12
    listed $37,000
29. 2008-04-24
    listed $37,000
30. 2008-04-24
    listed $37,000
31. 2005-10-12
    listed $39,000
32. 2005-10-12
    listed $39,000

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $520 · $43/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 X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $10,576
• − Mortgage interest: −$3,641
• − Property taxes: −$520
• − Insurance: −$325
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$1,891
• Taxable income: $2,507
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $2,818/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

+66.7% since first listed

17 events — show timeline

• 2026-01-16 Listed $65,000 GBRMLS
• 2026-01-16 Listed $65,000 AcadianaMLS
• 2024-01-05 Price Changed $22,500 GBRMLS
• 2024-01-03 Sold (MLS) — GBRMLS
• 2023-12-08 Pending — GBRMLS
• 2023-12-01 Price Changed $41,000 GBRMLS
• 2023-11-30 Relisted — GBRMLS
• 2023-10-31 Pending — GBRMLS
• 2023-10-31 Listed $22,500 AcadianaMLS
• 2023-10-31 Listed $24,900 GBRMLS
• 2009-05-04 Sold (MLS) — GBRMLS
• 2008-12-12 Listed $37,000 AcadianaMLS
• 2008-12-12 Listed $37,000 GBRMLS
• 2008-04-24 Listed $37,000 AcadianaMLS
• 2008-04-24 Listed $37,000 GBRMLS
• 2005-10-12 Listed $39,000 AcadianaMLS
• 2005-10-12 Listed $39,000 GBRMLS

Property tax history

+3.7%/yr

Latest (2025): $520 · +33.4% YoY. Source: county tax records.