3030 Congress Blvd #110 · Baton Rouge, LA 70808

$104,000

3 bd · 2.0 ba · 1,146 sqft · Condo public records · 1246 Days on market

Built 1972 $91/sqft · 39% below area Est $170k · 39% under $279/mo HOA · 17% of rent

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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 +29.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

LOCATION !!! A little diamond in the heart of Baton Rouge. Come to live in the wonderful community of Concord. Upstairs unit. 3 bed, 2 full bath. Semi-open concept. Spacious living/dining combo and kitchen. washer/Dryer stay in the condo. Plenty of storage space. Close to I-10/I-12,College Dr., Perkins Rd. Walking distance to SPROUTS supermarket. Near Rouzan development. Close to Restaurants such as The Thai Kitchen, Ruth Chris, Ginos, and many other businesses. Near OLOL, LSU, Pennington Res. Center. Condo is occupied by great renters. Buyer needs to give 60 days advance notice for renter to vacate the unit unless purchasing as an INVESTMENT property. . Parking in front of Bldg

Key facts

• $279 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Subdivision: Concord Condominiums
• HOA & community: HOA with an annual fee of $3,348 (about $279/month); HOA covers maintenance of grounds, insurance, pest control, sewer, trash, and water; Community pool and park

Exterior

• Parking: 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Residential condominium (attached); Suitable for multi-family use
• Construction: Built with wood siding, brick, frame, and cement siding; Slab foundation
• Exterior features: Fenced with full wood fencing; Composition roof

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator
• Flooring: Wood; Tile; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Balcony; Lighting; Storm door(s); Smoke detector(s)
• Laundry & utility: Washer hookup inside; Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $104,000 price doesn't fit this home's estimated sale value (~$170,015) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $104k.

Deal economics

• At list price, monthly cash flow is $-44 ($-526/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (7.4% below list).
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $719 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 1246 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $91,520 (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 1246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. 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?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. 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: 1.61% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.77%
• DSCR: 1.70
• GRM: 5.2

CMA / ARV

• ARV (median comp): $170,015
• List price: $104,000
• Delta: -38.83%
• 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: -22.0%
• Equity multiple: 0.26×
• Total profit: $-21,647
• Equity at exit: $15,507

10-year hold

• IRR: -23.4%
• Equity multiple: -0.04×
• Total profit: $-30,388
• Equity at exit: $8,992

Cash invested: $29,120 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$545
• Tax from tax record: −$72 /mo · $869/yr
• Insurance: −$43
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$279
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-44

Break-even live

Break-even rent $1,730

Max offer price $96,252

Occupancy floor 98%

Sensitivity live

Price	-10% $15	-5% $-14	+0% $-44	+5% $-73	+10% $-103
Rent	-10% $-176	-5% $-110	+0% $-44	+5% $22	+10% $88
Rate	-1.0pp $9	-0.5pp $-17	base $-44	+0.5pp $-71	+1.0pp $-98

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5500 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	940	$1,785	$1.90	15d	29	0.68mi
2500 Gates Cir Baton Rouge, LA	1.0–3.0	1.0–2.0	1221	$2,035	$1.67	15d	33	0.80mi
2100 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	915	$1,460	$1.60	15d	12	0.84mi
2411 Valley St Baton Rouge, LA	3.0	1.5	1500	$1,500	$1.00	44d	1	0.87mi
2411 Valley St Baton Rouge, LA	3.0	1.5	1500	$1,500	$1.00	24d	1	0.87mi
2225 College Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	954	$1,225	$1.28	15d	32	1.00mi
6765 Corporate Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1316	$2,300	$1.75	15d	4	1.01mi
6765 Corporate Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	922	$1,600	$1.74	44d	2	1.01mi
1755 College Dr #224 Baton Rouge, LA	2.0	2.0	1036	$1,150	$1.11	24d	1	1.11mi
1714 College Dr Baton Rouge, LA	2.0	1.0	844	$1,500	$1.78	44d	1	1.15mi
1522 Stephens Ave Unit A Baton Rouge, LA	2.0	1.0	1302	$1,800	$1.38	24d	1	1.15mi
1522 Stephens Ave Unit Main House Baton Rouge, LA	2.0	1.5	1302	$1,800	$1.38	44d	1	1.15mi
6929 Commerce Cir Baton Rouge, LA	1.0–2.0	1.0–2.0	969	$1,807	$1.86	15d	16	1.15mi
1607 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	1040	$1,030	$0.99	15d	1	1.21mi
6810 Jefferson Hwy Baton Rouge, LA	1.0–3.0	1.0–2.0	1051	$1,929	$1.84	15d	29	1.43mi
1100 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–1.5	795	$918	$1.15	15d	3	1.45mi

HOA detail condo

• Monthly dues: $279 · $3,348/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $104,000 Active 1246 DOM
2. 2026-06-17
   days on market $104,000 Active 1245 DOM
3. 2026-06-16
   days on market $104,000 Active 1244 DOM
4. 2026-06-15
   days on market $104,000 Active 1243 DOM
5. 2026-06-14
   days on market $104,000 Active 1241 DOM
6. 2026-06-10
   days on market $104,000 Active 1238 DOM
7. 2026-06-09
   days on market $104,000 Active 1237 DOM
8. 2026-06-08
   days on market $104,000 Active 1236 DOM
9. 2026-06-07
   days on market $104,000 Active 1235 DOM
10. 2026-06-05
    days on market $104,000 Active 1232 DOM
11. 2026-06-03
    days on market $104,000 Active 1231 DOM
12. 2026-06-02
    days on market $104,000 Active 1230 DOM
13. 2026-06-01
    days on market $104,000 Active 1229 DOM
14. 2026-05-31
    days on market $104,000 Active 1228 DOM
15. 2026-05-31
    days on market $104,000 Active 1227 DOM
16. 2025-08-07
    status Active
17. 2024-12-11
    listed $104,000 Active
18. 2024-12-11
    historical
19. 2023-01-13
    listed $104,000 Active 687-char remark

    Show marketing remark (687 chars)

    LOCATION !!! A little diamond in the heart of Baton Rouge. Come to live in the wonderful community of Concord. Upstairs unit. 3 bed, 2 full bath. Semi-open concept. Spacious living/dining combo and kitchen. washer/Dryer stay in the condo. Plenty of storage space. Close to I-10/I-12,College Dr., Perkins Rd. Walking distance to SPROUTS supermarket. Near Rouzan development. Close to Restaurants such as The Thai Kitchen, Ruth Chris, Ginos, and many other businesses. Near OLOL, LSU, Pennington Res. Center. Condo is occupied by great renters. Buyer needs to give 60 days advance notice for renter to vacate the unit unless purchasing as an INVESTMENT property. . Parking in front of Bldg

20. 2023-01-13
    listed $104,000 Active

    Show marketing remark (687 chars)

    LOCATION !!! A little diamond in the heart of Baton Rouge. Come to live in the wonderful community of Concord. Upstairs unit. 3 bed, 2 full bath. Semi-open concept. Spacious living/dining combo and kitchen. washer/Dryer stay in the condo. Plenty of storage space. Close to I-10/I-12,College Dr., Perkins Rd. Walking distance to SPROUTS supermarket. Near Rouzan development. Close to Restaurants such as The Thai Kitchen, Ruth Chris, Ginos, and many other businesses. Near OLOL, LSU, Pennington Res. Center. Condo is occupied by great renters. Buyer needs to give 60 days advance notice for renter to vacate the unit unless purchasing as an INVESTMENT property. . Parking in front of Bldg

21. 2013-10-17
    listed $84,000
22. 2013-10-17
    listed $84,000
23. 2012-10-15
    listed $84,000
24. 2012-10-15
    listed $84,000
25. 2007-07-12
    listed $91,680
26. 2007-07-12
    listed $91,680
27. 2007-05-07
    listed $91,680
28. 2007-05-07
    listed $91,680

ⓘ 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: $869 · $72/mo
• Projected year-2 tax: $869 · $72/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 AE · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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: $20,094
• − Mortgage interest: −$5,826
• − Property taxes: −$869
• − Insurance: −$5,638
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − HOA: −$3,348
• − Depreciation: −$3,025
• Taxable loss: −$1,828
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $-88/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

+13.4% since first listed

13 events — show timeline

• 2025-08-07 Relisted — GBRMLS
• 2024-12-11 Listed $104,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2023-01-13 Listed $104,000 GBRMLS
• 2023-01-13 Listed $104,000 AcadianaMLS
• 2013-10-17 Listed $84,000 AcadianaMLS
• 2013-10-17 Listed $84,000 GBRMLS
• 2012-10-15 Listed $84,000 AcadianaMLS
• 2012-10-15 Listed $84,000 GBRMLS
• 2007-07-12 Listed $91,680 AcadianaMLS
• 2007-07-12 Listed $91,680 GBRMLS
• 2007-05-07 Listed $91,680 AcadianaMLS
• 2007-05-07 Listed $91,680 GBRMLS

Property tax history

+2.4%/yr

Latest (2025): $869 · +4.7% YoY. Source: county tax records.