1741 Brightside Dr Unit I5 · Baton Rouge, LA 70820

$179,900

3 bd · 2.0 ba · 1,211 sqft · Condo public records · 34 Days on market

Built 2005 $225/mo HOA · 15% of rent

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Why this score? — see what drove the F 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 +8.7/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 3 bedroom, 2 bath, end unit condo just minutes from LSU on the bus route in a gated community! This spacious unit features fresh interior paint, new carpet, tall ceilings, abundant natural light, and neutral colors throughout. The living room flows seamlessly into the kitchen and dining area, creating the perfect space for entertaining or everyday living. The kitchen offers ample cabinet and countertop space, refrigerator, and an eat-in breakfast bar. The laundry room is conveniently located just off the kitchen and includes both washer and dryer. This functional layout includes two large downstairs bedrooms, each with its own bath, plus an oversized upstairs room that could serve as an additional bedroom, office, or flex space. Community amenities include a pool, and the location offers easy access to shopping, restaurants, downtown Baton Rouge, and LSU. Whether you're looking for a game day retreat, investment property, or low-maintenance living near campus, this condo is a must see!

Key facts

• Gated community
• Eat-in breakfast bar
• Community amenities

Tags

• GATED COMMUNITY
• AMPLE CABINET SPACE
• EAT-IN BREAKFAST BAR
• COMMUNITY AMENITIES
• EASY ACCESS TO SHOPPING
• NATURAL LIGHT

Property features AI

Finance

• Other: Subdivision: Gates At Brightside Cnd; Directions: Lee to Brightside, left into community, second building on right.
• HOA & community: Has homeowners association; Annual HOA fee of $2,700 (about $225/month); HOA covers grounds maintenance, insurance, sewer, and trash; Community pool; Managed community

Exterior

• Parking: Assigned parking; 2 parking spaces; Open parking available
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Residential condominium; Attached property; 1 story
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Balcony

Interior

• Kitchen: Range; Oven; Electric cooktop; Microwave; Refrigerator
• Flooring: Tile; Wood; Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Built-in features; High ceilings; Window treatments
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (14.1% below list).
• Recommended offer: $153k (14.9% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 4.2% in Baton Rouge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Highland Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 322 students, 62% FRL); Glasgow Middle School (math 29% / reading 40%, grade F, #93 of 218 statewide, top 43%, 550 students, 60% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools average 60% FRL vs 77% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 28% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.8%/yr); 320 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 39% of the median local income ($47k/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 $1k of loan paydown is wiped out by about $5k 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 34 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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: 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 $153,124 (14.9% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.61%
• DSCR: 0.84
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.79% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.23×
• Total profit: $-39,028
• Equity at exit: $26,824

10-year hold

• IRR: -17.2%
• Equity multiple: 0.06×
• Total profit: $-47,330
• Equity at exit: $15,554

Cash invested: $50,372 (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 70820

• Home prices YoY: -29.9%
• Rents YoY: 2.8%
• Active inventory: 320
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$943
• Tax from tax record: −$129 /mo · $1,551/yr
• Insurance: −$75
• HOA: −$225
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-152

Break-even live

Break-even rent $1,737

Max offer price $153,124

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-101	+0% $-152	+5% $-202	+10% $-253
Rent	-10% $-274	-5% $-213	+0% $-152	+5% $-91	+10% $-29
Rate	-1.0pp $-61	-0.5pp $-106	base $-152	+0.5pp $-198	+1.0pp $-246

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,850	$1.29	16d	3	0.03mi
1855 Brightside Dr Baton Rouge, LA	2.0	1.0	820	$995	$1.21	45d	1	0.07mi
1855 Brightside Dr Unit 3BR 15 BA Baton Rouge, LA	3.0	1.5	820	$1,095	$1.34	45d	1	0.07mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	23d	1	0.08mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	45d	1	0.11mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	25d	1	0.13mi
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	25d	1	0.16mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	16d	1	0.20mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	45d	1	0.21mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	23d	1	0.21mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	45d	1	0.22mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	25d	1	0.22mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	45d	1	0.22mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,496	$1.89	16d	1	0.22mi
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	45d	1	0.22mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	25d	1	0.24mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	45d	1	0.25mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	23d	1	0.34mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	45d	3	0.43mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	25d	3	0.43mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	25d	1	0.45mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	16d	1	0.46mi
4554 Y A Tittle Ave Unit B Baton Rouge, LA	2.0	1.0	800	$850	$1.06	45d	1	0.51mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	16d	1	0.51mi
4554 Y A Tittle Ave Baton Rouge, LA	2.0	1.0	800	$800	$1.00	45d	1	0.51mi
4606 Y a Tittle Ave Baton Rouge, LA	2.0	1.0	770	$975	$1.27	16d	1	0.55mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	16d	1	0.55mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,200	$1.38	16d	14	0.55mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	45d	1	0.56mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	45d	1	0.59mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	20d	1	0.76mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	20d	1	0.76mi
582 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1370	$1,500	$1.09	45d	1	0.89mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	25d	1	0.94mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	45d	2	0.97mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	25d	1	0.98mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	16d	1	0.98mi
5116 Highland Rd Baton Rouge, LA	2.0	1.0–2.0	771	$1,021	$1.32	16d	39	1.09mi
4464 Highland Rd Baton Rouge, LA	2.0	2.0	1219	$1,675	$1.37	45d	1	1.10mi
5151 Highland Rd Baton Rouge, LA	4.0	1.0–4.0	1129	$1,495	$1.32	16d	150	1.22mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-22
   days on market $179,900 Active 34 DOM
2. 2026-06-18
   days on market $179,900 Active 31 DOM
3. 2026-06-17
   days on market $179,900 Active 30 DOM
4. 2026-06-16
   days on market $179,900 Active 29 DOM
5. 2026-06-15
   days on market $179,900 Active 28 DOM
6. 2026-06-14
   days on market $179,900 Active 26 DOM
7. 2026-06-10
   days on market $179,900 Active 23 DOM
8. 2026-06-09
   days on market $179,900 Active 22 DOM
9. 2026-06-08
   days on market $179,900 Active 21 DOM
10. 2026-06-07
    days on market $179,900 Active 20 DOM
11. 2026-06-05
    days on market $179,900 Active 17 DOM
12. 2026-06-03
    days on market $179,900 Active 16 DOM
13. 2026-06-02
    days on market $179,900 Active 15 DOM
14. 2026-06-01
    days on market $179,900 Active 14 DOM
15. 2026-05-31
    days on market $179,900 Active 13 DOM
16. 2026-05-31
    days on market $179,900 Active 12 DOM
17. 2026-05-18
    listed $179,900 Active

    Show marketing remark (1023 chars)

    Beautifully maintained 3 bedroom, 2 bath, end unit condo just minutes from LSU on the bus route in a gated community! This spacious unit features fresh interior paint, new carpet, tall ceilings, abundant natural light, and neutral colors throughout. The living room flows seamlessly into the kitchen and dining area, creating the perfect space for entertaining or everyday living. The kitchen offers ample cabinet and countertop space, refrigerator, and an eat-in breakfast bar. The laundry room is conveniently located just off the kitchen and includes both washer and dryer. This functional layout includes two large downstairs bedrooms, each with its own bath, plus an oversized upstairs room that could serve as an additional bedroom, office, or flex space. Community amenities include a pool, and the location offers easy access to shopping, restaurants, downtown Baton Rouge, and LSU. Whether you're looking for a game day retreat, investment property, or low-maintenance living near campus, this condo is a must see!

18. 2026-05-18
    listed $179,900 Active 1023-char remark

    Show marketing remark (1023 chars)

    Beautifully maintained 3 bedroom, 2 bath, end unit condo just minutes from LSU on the bus route in a gated community! This spacious unit features fresh interior paint, new carpet, tall ceilings, abundant natural light, and neutral colors throughout. The living room flows seamlessly into the kitchen and dining area, creating the perfect space for entertaining or everyday living. The kitchen offers ample cabinet and countertop space, refrigerator, and an eat-in breakfast bar. The laundry room is conveniently located just off the kitchen and includes both washer and dryer. This functional layout includes two large downstairs bedrooms, each with its own bath, plus an oversized upstairs room that could serve as an additional bedroom, office, or flex space. Community amenities include a pool, and the location offers easy access to shopping, restaurants, downtown Baton Rouge, and LSU. Whether you're looking for a game day retreat, investment property, or low-maintenance living near campus, this condo is a must see!

19. 2012-05-25
    soldstatus $164,000
20. 2012-05-22
    soldstatus
21. 2012-04-01
    listed $165,000
22. 2012-04-01
    listed $165,000
23. 2011-02-20
    listed $175,000

ⓘ 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: $1,551 · $129/mo
• Projected year-2 tax: $1,551 · $129/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 · 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,547
• − Mortgage interest: −$10,077
• − Property taxes: −$1,551
• − Insurance: −$900
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − HOA: −$2,700
• − Depreciation: −$5,233
• Taxable loss: −$4,881
• Est. tax savings @ 24.0%: +$1,171
• After-tax cash flow: $-647/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): 23,377
• Household income: $47,429
• Rent vs Own: 66.0% rent · 34.0% own
• Severe rent burden: 1879.0

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 0.63)
• Race & ethnicity: White 56% Black 21% Hispanic / Latino 13% Asian 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 7% Italian 2% Scotch-Irish 1%
• Foreign-born: 13% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 9% Other Indo-European 3% Chinese 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: ▼ -56.10%
• Current HPI: 131.5382
• Rent YoY: ▲ 2.79%
• 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

+2.8% since first listed

7 events — show timeline

• 2026-05-18 Listed $179,900 AcadianaMLS
• 2026-05-18 Listed $179,900 GBRMLS
• 2012-05-25 Sold (Public Records) $164,000 Public Records
• 2012-05-22 Sold (MLS) — GBRMLS
• 2012-04-01 Listed $165,000 AcadianaMLS
• 2012-04-01 Listed $165,000 GBRMLS
• 2011-02-20 Listed $175,000 GBRMLS

Property tax history

+1.4%/yr

Latest (2025): $1,551 · +4.7% YoY. Source: county tax records.