8155 Jefferson Hwy #610 · Baton Rouge, LA 70809

$119,000

2 bd · 2.5 ba · 1,384 sqft · Condo public records · 275 Days on market

Built 1980 $86/sqft · 14% below area Est $137k · 13% under $390/mo HOA · 26% of rent ↓ 18% 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).

• ARV discount +13.5/15.0
• Cash flow +12.4/30.0
• 1% rule +7.6/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment Opportunity! Just minutes from Bocage, Towne Center, top hospitals, shopping, and dining, this 2-bedroom, 2.5-bath, two-story condo is the perfect blend of convenience and value. This condo features a spacious, open living room with fresh white interior paint and a fully equipped kitchen. Upstairs, you will find two bedrooms, each with its own private bathroom and balcony—ideal for privacy and comfort. The HOA covers all exterior maintenance, including the roof, providing low-hassle ownership and peace of mind. Community amenities include a pool, clubhouse, dog park, and tennis courts. This property is a fantastic option for investors seeking strong returns in a prime Baton Rouge location!

Key facts

• Dog park
• Open living room
• Community amenities

Tags

• OPEN LIVING ROOM
• FULLY EQUIPPED KITCHEN
• PRIVATE BATHROOM
• COMMUNITY AMENITIES
• DOG PARK
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-20 ($-239/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (3.0% below list).
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 (+2.2%/yr); 254 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $823 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 275 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% 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 275 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.26% ✓
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 6.6

CMA / ARV

• ARV (median comp): $137,219
• List price: $119,000
• Delta: -13.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-21,549
• Equity at exit: $17,743

10-year hold

• IRR: -13.1%
• Equity multiple: 0.27×
• Total profit: $-24,421
• Equity at exit: $10,289

Cash invested: $33,320 (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 70809

• Rents YoY: 2.2%
• Active inventory: 254
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$624
• Tax from tax record: −$141 /mo · $1,698/yr
• Insurance: −$50
• HOA: −$390
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-20

Break-even live

Break-even rent $1,525

Max offer price $115,488

Occupancy floor 96%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8155 Jefferson Hwy Baton Rouge, LA	1.0–3.0	1.0–2.0	1032	$1,288	$1.25	43d	2	0.11mi
7200 Cypress Lake Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	1127	$1,460	$1.30	14d	20	0.17mi
8001 Jefferson Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	899	$1,549	$1.72	14d	14	0.27mi
7915 Jefferson Place Blvd Unit 36D Baton Rouge, LA	2.0	2.0	1278	$1,400	$1.10	14d	1	0.27mi
7925 Jefferson Place Blvd Baton Rouge, LA	3.0	2.0	1475	$1,900	$1.29	44d	1	0.29mi
8212 Argosy Ct Baton Rouge, LA	3.0	2.0	1433	$1,800	$1.26	23d	1	0.29mi
7645 N Jefferson Place Cir Unit 7645-F Baton Rouge, LA	2.0	2.0	1230	$1,425	$1.16	23d	1	0.35mi
7939 Jefferson Hwy Baton Rouge, LA	1.0–2.0	1.0–1.5	983	$895	$0.91	23d	1	0.36mi
7975 Jefferson Pl Blvd Baton Rouge, LA	2.0	2.0	1278	$1,288	$1.01	43d	1	0.45mi
8131 Sholar Dr Baton Rouge, LA	3.0	1.5	1500	$2,000	$1.33	14d	1	0.50mi
8082 Sholar Dr Baton Rouge, LA	3.0	2.0	1254	$1,650	$1.32	23d	1	0.54mi
8732 Jefferson Hwy #7 Baton Rouge, LA	2.0	2.5	1200	$1,700	$1.42	23d	1	0.63mi
3411 San Felipe Dr Baton Rouge, LA	3.0	2.5	1654	$1,500	$0.91	23d	1	0.66mi
3098 Drusilla Ln Baton Rouge, LA	3.0	1.5	1537	$1,600	$1.04	43d	1	0.83mi
4155 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1140	$1,511	$1.33	14d	12	0.95mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,096	$1.06	14d	13	0.99mi
4085 Fleet Dr Baton Rouge, LA	3.0	1.5	1000	$1,400	$1.40	19d	1	1.24mi
6929 Commerce Cir Baton Rouge, LA	1.0–2.0	1.0–2.0	969	$1,807	$1.86	14d	16	1.26mi
6810 Jefferson Hwy Baton Rouge, LA	1.0–3.0	1.0–2.0	1051	$1,599	$1.52	14d	29	1.27mi
6765 Corporate Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	922	$1,600	$1.74	43d	2	1.28mi
6765 Corporate Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1316	$1,900	$1.44	14d	4	1.28mi
2500 Gates Cir Baton Rouge, LA	1.0–3.0	1.0–2.0	1221	$1,742	$1.43	14d	33	1.36mi
8614 E Cypress Point Ct Baton Rouge, LA	3.0	2.0	1579	$2,100	$1.33	43d	1	1.37mi
9855 Red Stick Crossing Ave Baton Rouge, LA	3.0	2.5	1454	$2,100	$1.44	43d	1	1.47mi
2001 Red Stick Dr Baton Rouge, LA	3.0	3.0	1559	$2,150	$1.38	23d	1	1.47mi

HOA detail condo

• Monthly dues: $390 · $4,680/yr
• Likely covers: exterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $119,000 Active 275 DOM
2. 2026-06-17
   days on market $119,000 Active 274 DOM
3. 2026-06-16
   days on market $119,000 Active 273 DOM
4. 2026-06-15
   days on market $119,000 Active 272 DOM
5. 2026-06-14
   days on market $119,000 Active 270 DOM
6. 2026-06-10
   days on market $119,000 Active 267 DOM
7. 2026-06-09
   days on market $119,000 Active 266 DOM
8. 2026-06-08
   days on market $119,000 Active 265 DOM
9. 2026-06-07
   days on market $119,000 Active 264 DOM
10. 2026-06-05
    days on market $119,000 Active 261 DOM
11. 2026-06-03
    days on market $119,000 Active 260 DOM
12. 2026-06-02
    days on market $119,000 Active 259 DOM
13. 2026-06-01
    days on market $119,000 Active 258 DOM
14. 2026-05-31
    days on market $119,000 Active 257 DOM
15. 2026-05-31
    days on market $119,000 Active 256 DOM
16. 2026-02-05
    price $119,000 715-char remark

    Show marketing remark (710 chars)

    Investment Opportunity! Just minutes from Bocage, Towne Center, top hospitals, shopping, and dining, this 2-bedroom, 2.5-bath, two-story condo is the perfect blend of convenience and value. This condo features a spacious, open living room with fresh white interior paint and a fully equipped kitchen. Upstairs, you will find two bedrooms, each with its own private bathroom and balcony--ideal for privacy and comfort. The HOA covers all exterior maintenance, including the roof, providing low-hassle ownership and peace of mind. Community amenities include a pool, clubhouse, dog park, and tennis courts. This property is a fantastic option for investors seeking strong returns in a prime Baton Rouge location!

17. 2026-02-05
    price $119,000 710-char remark

    Show marketing remark (710 chars)

    Investment Opportunity! Just minutes from Bocage, Towne Center, top hospitals, shopping, and dining, this 2-bedroom, 2.5-bath, two-story condo is the perfect blend of convenience and value. This condo features a spacious, open living room with fresh white interior paint and a fully equipped kitchen. Upstairs, you will find two bedrooms, each with its own private bathroom and balcony--ideal for privacy and comfort. The HOA covers all exterior maintenance, including the roof, providing low-hassle ownership and peace of mind. Community amenities include a pool, clubhouse, dog park, and tennis courts. This property is a fantastic option for investors seeking strong returns in a prime Baton Rouge location!

18. 2025-09-16
    listed $129,900 Active 715-char remark

    Show marketing remark (710 chars)

    Investment Opportunity! Just minutes from Bocage, Towne Center, top hospitals, shopping, and dining, this 2-bedroom, 2.5-bath, two-story condo is the perfect blend of convenience and value. This condo features a spacious, open living room with fresh white interior paint and a fully equipped kitchen. Upstairs, you will find two bedrooms, each with its own private bathroom and balcony--ideal for privacy and comfort. The HOA covers all exterior maintenance, including the roof, providing low-hassle ownership and peace of mind. Community amenities include a pool, clubhouse, dog park, and tennis courts. This property is a fantastic option for investors seeking strong returns in a prime Baton Rouge location!

19. 2025-09-16
    listed $129,900 Active 710-char remark

    Show marketing remark (710 chars)

    Investment Opportunity! Just minutes from Bocage, Towne Center, top hospitals, shopping, and dining, this 2-bedroom, 2.5-bath, two-story condo is the perfect blend of convenience and value. This condo features a spacious, open living room with fresh white interior paint and a fully equipped kitchen. Upstairs, you will find two bedrooms, each with its own private bathroom and balcony--ideal for privacy and comfort. The HOA covers all exterior maintenance, including the roof, providing low-hassle ownership and peace of mind. Community amenities include a pool, clubhouse, dog park, and tennis courts. This property is a fantastic option for investors seeking strong returns in a prime Baton Rouge location!

20. 2025-09-16
    listed $129,900 Active

    Show marketing remark (710 chars)

    Investment Opportunity! Just minutes from Bocage, Towne Center, top hospitals, shopping, and dining, this 2-bedroom, 2.5-bath, two-story condo is the perfect blend of convenience and value. This condo features a spacious, open living room with fresh white interior paint and a fully equipped kitchen. Upstairs, you will find two bedrooms, each with its own private bathroom and balcony--ideal for privacy and comfort. The HOA covers all exterior maintenance, including the roof, providing low-hassle ownership and peace of mind. Community amenities include a pool, clubhouse, dog park, and tennis courts. This property is a fantastic option for investors seeking strong returns in a prime Baton Rouge location!

21. 2012-06-06
    listed $139,000
22. 2012-06-06
    listed $139,000
23. 2006-12-27
    soldstatus
24. 2006-08-23
    listed $144,900
25. 2006-08-23
    listed $144,900

ⓘ 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: $1,698 · $141/mo
• Projected year-2 tax: $1,698 · $141/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 · 20 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: $18,004
• − Mortgage interest: −$6,666
• − Property taxes: −$1,698
• − Insurance: −$595
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − HOA: −$4,680
• − Depreciation: −$3,462
• Taxable loss: −$1,977
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $236/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): 25,732
• Household income: $79,967
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 830.0

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 0.56)
• Race & ethnicity: White 62% Black 23% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Arabic 2%

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: ▼ -205.49%
• Current HPI: 154.7018
• Rent YoY: ▲ 2.16%
• 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

-17.9% since first listed

10 events — show timeline

• 2026-02-05 Price Changed $119,000 GBRMLS
• 2026-02-05 Price Changed $119,000 AcadianaMLS
• 2025-09-16 Listed $129,900 GBRMLS
• 2025-09-16 Listed $129,900 AcadianaMLS
• 2025-09-16 Listed $129,900 AcadianaMLS
• 2012-06-06 Listed $139,000 AcadianaMLS
• 2012-06-06 Listed $139,000 GBRMLS
• 2006-12-27 Sold (MLS) — GBRMLS
• 2006-08-23 Listed $144,900 GBRMLS
• 2006-08-23 Listed $144,900 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $1,698 · +4.7% YoY. Source: county tax records.