1741 Brightside Dr · Baton Rouge, LA 70820

$158,000

2 bd · 2.0 ba · 1,204 sqft · Condo · 14 Days on market

Good condition

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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 +7.9/30.0
• ARV discount +7.5/15.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Schools +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This three bedroom condo has the the nicest of updates. Your children will immediately feel at home and you will enjoy visiting. This is an upstairs unit with a balcony, quiet surroundings with a large den, with built-ins, a dining area plus breakfast bar, plenty of kitchen storage and a built in pantry. Two bedrooms are downstairs and one larger bedroom up and the laundry room is off the kitchen. The condo's recent updates include wood flooring downstairs and new S/S appliances including a range, microwave, double deep sinks with a hands free-activating foot pedal, dishwasher, garbage disposal, and newly renovated bathroom. Plus, all the hardware, lights and plumbing fixtures, including two toilets, are new. All the countertops are granite, in the kitchen and both bathrooms and the closets are either walk ins or the bedroom will have two closets. The pool is steps away from the unit.

Key facts

• Fresh paint
• Gated access
• Community pool

Tags

• NEW LAMINATE FLOORING
• NEW ALARM WITH SMART FEATURES
• NEW A/C FAN MOTOR
• FRESH PAINT
• GATED ACCESS
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $158k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (12.1% below list).
• Recommended offer: $139k (12.1% below list) — sets the bar for 1% rule.

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 (+2.8%/yr); 315 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); 42% 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 35% 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 14y 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 $138,823 (12.1% 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. 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.88% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 9.5

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: -24.1%
• Equity multiple: 0.18×
• Total profit: $-36,355
• Equity at exit: $23,558

10-year hold

• IRR: -19.7%
• Equity multiple: -0.04×
• Total profit: $-45,972
• Equity at exit: $13,661

Cash invested: $44,240 (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: 315
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$829
• Tax est. 1.5%: −$198 /mo · $2,370/yr
• Insurance: −$66
• HOA est. from 1 same-building comp: −$171
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-166

Break-even live

Break-even rent $1,599

Max offer price $133,950

Occupancy floor —

Sensitivity live

Price	-10% $-57	-5% $-112	+0% $-166	+5% $-221	+10% $-275
Rent	-10% $-276	-5% $-221	+0% $-166	+5% $-111	+10% $-57
Rate	-1.0pp $-87	-0.5pp $-126	base $-166	+0.5pp $-207	+1.0pp $-249

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: $39,500
• Closing costs: $4,740
• 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	$1,500	$1.04	15d	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	22d	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	24d	1	0.13mi
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	24d	1	0.16mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	15d	1	0.20mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	22d	1	0.21mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	45d	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	24d	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	$1,252	$1.58	15d	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	24d	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	22d	1	0.34mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,550	$0.98	24d	3	0.43mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,300	$0.82	45d	3	0.43mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	24d	1	0.45mi
5107 Nicholson Dr Unit A31 Baton Rouge, LA	1.0	1.0	741	$1,050	$1.42	45d	1	0.45mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	15d	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 Baton Rouge, LA	2.0	1.0	800	$800	$1.00	45d	1	0.51mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	15d	1	0.51mi
4606 Y a Tittle Ave Baton Rouge, LA	2.0	1.0	770	$975	$1.27	15d	1	0.55mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	15d	1	0.55mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,003	$1.15	15d	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	24d	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	15d	1	0.98mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	24d	1	0.98mi
5116 Highland Rd Baton Rouge, LA	2.0	1.0–2.0	771	$1,021	$1.32	15d	39	1.09mi
4464 Highland Rd Baton Rouge, LA	2.0	2.0	1219	$1,675	$1.37	45d	1	1.10mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: trashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $158,000 Active 14 DOM
2. 2026-06-17
   days on market $158,000 Active 13 DOM
3. 2026-06-16
   days on market $158,000 Active 12 DOM
4. 2026-06-15
   days on market $158,000 Active 11 DOM
5. 2026-06-14
   days on market $158,000 Active 9 DOM
6. 2026-06-10
   days on market $158,000 Active 6 DOM
7. 2026-06-09
   days on market $158,000 Active 5 DOM
8. 2026-06-08
   days on market $158,000 Active 4 DOM
9. 2026-06-07
   days on market $158,000 Active 3 DOM
10. 2026-06-05
    pricedays on marketlisting id $158,000 Active 1 DOM
11. 2026-06-03
    days on market $189,900 Active 172 DOM
12. 2026-06-02
    days on market $189,900 Active 171 DOM
13. 2026-06-01
    days on market $189,900 Active 170 DOM
14. 2026-05-31
    days on market $189,900 Active 169 DOM
15. 2026-05-31
    days on market $189,900 Active 168 DOM
16. 2025-12-13
    listed $189,900 Active 897-char remark

    Show marketing remark (897 chars)

    This three bedroom condo has the the nicest of updates. Your children will immediately feel at home and you will enjoy visiting. This is an upstairs unit with a balcony, quiet surroundings with a large den, with built-ins, a dining area plus breakfast bar, plenty of kitchen storage and a built in pantry. Two bedrooms are downstairs and one larger bedroom up and the laundry room is off the kitchen. The condo's recent updates include wood flooring downstairs and new S/S appliances including a range, microwave, double deep sinks with a hands free-activating foot pedal, dishwasher, garbage disposal, and newly renovated bathroom. Plus, all the hardware, lights and plumbing fixtures, including two toilets, are new. All the countertops are granite, in the kitchen and both bathrooms and the closets are either walk ins or the bedroom will have two closets. The pool is steps away from the unit.

17. 2024-08-25
    historical $1,950
18. 2024-07-25
    listed $1,950
19. 2024-01-17
    soldstatus
20. 2024-01-01
    listed $1,300
21. 2020-11-26
    soldstatus
22. 2020-10-15
    listed $1,300
23. 2019-06-19
    listed $1,350
24. 2016-04-27
    historical
25. 2016-04-21
    price $300,000
26. 2015-06-15
    listed $320,000 Active
27. 2015-06-15
    listed $300,000
28. 2012-04-27
    listed $151,000
29. 2012-04-27
    listed $151,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,659
• − Mortgage interest: −$8,850
• − Property taxes: −$2,370
• − Insurance: −$790
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − HOA: −$2,052
• − Depreciation: −$4,596
• Taxable loss: −$4,665
• Est. tax savings @ 24.0%: +$1,120
• After-tax cash flow: $-875/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.

Condition & rehab AI · 11 photos

Good 75/100 Cosmetic rehab

This three-bedroom condo is in good condition with recent updates, including wood flooring and new appliances. It offers a good balance of maintenance and updates, making it a solid investment.

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace ceiling fan — outdated fan can be replaced with energy-efficient model
• Both update flooring in bathrooms — newer flooring in bathrooms can improve resale value

Renovation cost estimate screening

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace ceiling fan — outdated fan can be replaced with energy-efficient model ↑
• Both update flooring in bathrooms — newer flooring in bathrooms can improve resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+4.6% since first listed

15 events — show timeline

• 2026-06-04 Listed $158,000 ForSaleByOwner.com
• 2025-12-13 Listed $189,900 ForSaleByOwner.com
• 2024-08-25 Rental Removed $1,950 TURBOTENANT
• 2024-07-25 Listed for Rent $1,950 TURBOTENANT
• 2024-01-17 Sold (MLS) — GBRMLS
• 2024-01-01 Listed $1,300 GBRMLS
• 2020-11-26 Sold (MLS) — GBRMLS
• 2020-10-15 Listed $1,300 GBRMLS
• 2019-06-19 Listed $1,350 GBRMLS
• 2016-04-27 Delisted — GBRMLS
• 2016-04-21 Price Changed $300,000 GBRMLS
• 2015-06-15 Listed $320,000 GBRMLS
• 2015-06-15 Listed $300,000 AcadianaMLS
• 2012-04-27 Listed $151,000 AcadianaMLS
• 2012-04-27 Listed $151,000 GBRMLS