2100 College Dr #174 · Baton Rouge, LA 70808

$99,900

2 bd · 2.0 ba · 1,075 sqft · Condo public records · 503 Days on market

Built 1983 $93/sqft · 24% below area Est $131k · 24% under $295/mo HOA · 21% of rent

---

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 +21.3/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• DSCR +6.8/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT 2 BED 2 BATH SECOND FLOOR CONDO IN BIENVILLE TOWERS. CLOSE TO I 10, CORPORATE DRIVE AREA. WASHER, DRYER, REFRIGERATOR TO REMAIN AT NO ADDED VALUE. OWNER CURRENTLY HAS 3 UNITS IN BIENVILLE TOWERS FOR SALE AND WOULD MAKE A PACKAGE DEAL IF ANYONE HAS INVESTORS INTERESTED. PICTURES ARE FROM PRIOR TO CURRENT LEASE.

Key facts

• $295 HOA
• Community pool
• Built 1983

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+1.5%/yr); 297 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 503 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 503 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 6.0

CMA / ARV

• ARV (median comp): $130,670
• List price: $99,900
• Delta: -23.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.54% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-8,710
• Equity at exit: $14,895

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-2,869
• Equity at exit: $8,638

Cash invested: $27,972 (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 70808

• Rents YoY: 1.5%
• Active inventory: 297
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$524
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$42
• HOA: −$295
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $146

Break-even live

Break-even rent $1,200

Max offer price $99,900

Occupancy floor 84%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	915	$1,460	$1.60	14d	12	0.02mi
2225 College Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	954	$962	$1.01	14d	32	0.20mi
1755 College Dr #224 Baton Rouge, LA	2.0	2.0	1036	$1,150	$1.11	23d	1	0.28mi
5522 Corporate Blvd Baton Rouge, LA	1.0	1.0–2.0	708	$1,085	$1.53	14d	4	0.31mi
1714 College Dr Baton Rouge, LA	2.0	1.0	844	$1,500	$1.78	43d	1	0.32mi
1607 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	1040	$1,030	$0.99	14d	1	0.38mi
1100 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–1.5	795	$918	$1.15	14d	3	0.62mi
2411 Valley St Baton Rouge, LA	3.0	1.5	1500	$1,500	$1.00	23d	1	0.65mi
2411 Valley St Baton Rouge, LA	3.0	1.5	1500	$1,500	$1.00	43d	1	0.65mi
2500 Gates Cir Baton Rouge, LA	1.0–3.0	1.0–2.0	1221	$1,742	$1.43	14d	33	0.72mi
6765 Corporate Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	922	$1,600	$1.74	43d	2	0.73mi
6765 Corporate Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1316	$1,900	$1.44	14d	4	0.73mi
6929 Commerce Cir Baton Rouge, LA	1.0–2.0	1.0–2.0	969	$1,807	$1.86	14d	16	0.75mi
950 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	888	$975	$1.10	14d	1	0.75mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$1,380	$0.86	14d	1	0.86mi
6810 Jefferson Hwy Baton Rouge, LA	1.0–3.0	1.0–2.0	1051	$1,599	$1.52	14d	29	0.90mi
305 Saint Thomas Ln Baton Rouge, LA	2.0	2.0	1268	$2,200	$1.74	23d	1	1.19mi
305 Saint Thomas Ln Baton Rouge, LA	2.0	2.0	1268	$2,200	$1.74	14d	1	1.19mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	43d	1	1.20mi
352 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	987	$1,475	$1.49	14d	2	1.25mi
459 Court Dr Apt Court Baton Rouge, LA	1.0–2.0	1.0–2.0	995	$1,099	$1.10	43d	1	1.34mi
422 Glenmore Ave Baton Rouge, LA	3.0	2.0	1307	$1,700	$1.30	23d	1	1.34mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,120	$1.45	14d	6	1.36mi
5500 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	940	$1,785	$1.90	14d	29	1.43mi
725 Carol Marie Dr Unit 4 Baton Rouge, LA	1.0	1.0	870	$900	$1.03	14d	1	1.43mi
3711 Cole Dr #3 Baton Rouge, LA	2.0	1.5	1200	$1,200	$1.00	43d	1	1.44mi

HOA detail condo

• Monthly dues: $295 · $3,540/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $99,900 Active 503 DOM
2. 2026-06-17
   days on market $99,900 Active 502 DOM
3. 2026-06-16
   days on market $99,900 Active 501 DOM
4. 2026-06-15
   days on market $99,900 Active 500 DOM
5. 2026-06-14
   days on market $99,900 Active 498 DOM
6. 2026-06-10
   days on market $99,900 Active 495 DOM
7. 2026-06-09
   days on market $99,900 Active 494 DOM
8. 2026-06-08
   days on market $99,900 Active 493 DOM
9. 2026-06-07
   days on market $99,900 Active 492 DOM
10. 2026-06-05
    days on market $99,900 Active 489 DOM
11. 2026-06-03
    days on market $99,900 Active 488 DOM
12. 2026-06-02
    days on market $99,900 Active 487 DOM
13. 2026-06-01
    days on market $99,900 Active 486 DOM
14. 2026-05-31
    days on market $99,900 Active 485 DOM
15. 2026-05-31
    days on market $99,900 Active 484 DOM
16. 2026-02-20
    price $99,900 317-char remark

    Show marketing remark (319 chars)

    Great 2 bed 2 bath second floor condo in Bienville Towers. Close to I 10, Corporate Drive area. Washer, dryer, refrigerator to remain at no added value. Owner currently has 3 units in Bienville Towers for sale and would make a package deal if anyone has investors interested. Pictures are from prior to current lease.

17. 2026-02-20
    price $99,900 319-char remark

    Show marketing remark (319 chars)

    Great 2 bed 2 bath second floor condo in Bienville Towers. Close to I 10, Corporate Drive area. Washer, dryer, refrigerator to remain at no added value. Owner currently has 3 units in Bienville Towers for sale and would make a package deal if anyone has investors interested. Pictures are from prior to current lease.

18. 2025-01-30
    listed $110,000 Active 317-char remark

    Show marketing remark (319 chars)

    Great 2 bed 2 bath second floor condo in Bienville Towers. Close to I 10, Corporate Drive area. Washer, dryer, refrigerator to remain at no added value. Owner currently has 3 units in Bienville Towers for sale and would make a package deal if anyone has investors interested. Pictures are from prior to current lease.

19. 2025-01-30
    listed $110,000 Active 319-char remark

    Show marketing remark (319 chars)

    Great 2 bed 2 bath second floor condo in Bienville Towers. Close to I 10, Corporate Drive area. Washer, dryer, refrigerator to remain at no added value. Owner currently has 3 units in Bienville Towers for sale and would make a package deal if anyone has investors interested. Pictures are from prior to current lease.

20. 2020-12-29
    soldstatus
21. 2020-08-01
    listed $1,000
22. 2018-12-15
    soldstatus
23. 2018-08-27
    listed $1,000
24. 2018-02-05
    soldstatus $75,000
25. 2018-02-01
    soldstatus Sold
26. 2018-01-16
    status Pending
27. 2017-12-20
    listed $80,000 Active
28. 2017-12-20
    listed $80,000
29. 1983-09-02
    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: $1,054 · $88/mo
• Projected year-2 tax: $1,054 · $88/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,625
• − Mortgage interest: −$5,596
• − Property taxes: −$1,054
• − Insurance: −$500
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − HOA: −$3,540
• − Depreciation: −$2,906
• Taxable income: $369
• Est. tax owed @ 24.0%: −$89
• After-tax cash flow: $1,665/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): 35,843
• Household income: $69,418
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 2545.0

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 White (66%)
• Race & ethnicity: White 66% Black 20% Two or more races 7% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 12% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 2% French/Haitian/Cajun 2% 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: ▼ -351.73%
• Current HPI: 196.4406
• Rent YoY: ▲ 1.54%
• 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

+24.9% since first listed

14 events — show timeline

• 2026-02-20 Price Changed $99,900 AcadianaMLS
• 2026-02-20 Price Changed $99,900 GBRMLS
• 2025-01-30 Listed $110,000 GBRMLS
• 2025-01-30 Listed $110,000 AcadianaMLS
• 2020-12-29 Sold (MLS) — GBRMLS
• 2020-08-01 Listed $1,000 GBRMLS
• 2018-12-15 Sold (MLS) — GBRMLS
• 2018-08-27 Listed $1,000 GBRMLS
• 2018-02-05 Sold (Public Records) $75,000 Public Records
• 2018-02-01 Sold (MLS) — GBRMLS
• 2018-01-16 Pending — GBRMLS
• 2017-12-20 Listed $80,000 AcadianaMLS
• 2017-12-20 Listed $80,000 GBRMLS
• 1983-09-02 Sold (Public Records) — Public Records

Property tax history

+22.6%/yr

Latest (2025): $1,054 · +4.7% YoY. Source: county tax records.