1805-D S Brightside View Dr Unit D · Baton Rouge, LA 70820

$115,000

2 bd · 2.5 ba · 1,267 sqft · SingleFamily public records · 386 Days on market

Built 1984 435 sqft lot $91/sqft · 13% below area Est $132k · 13% under $284/mo HOA · 19% of rent

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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 +18.8/30.0
• ARV discount +13.4/15.0
• 1% rule +7.8/10.0
• DSCR +5.9/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

KITCHEN: Recent upgrades include granite countertops; new sink and fixtures; subway tile backsplash; undercounter lighting??; bar counter lighting added. Electric range; refrigerator; dishwasher; disposer; range exhaust hood; water heater in excellent condition. BATHROOMS: Bath vanities original; flooring; shower/tub in good condition; commodes recently replaced??. FLOORING: downstairs flooring is ceramic tile; bathroom flooring is also ceramic tile; upstairs and stairs carpet in good condition. LAUNDRY: full-sized washer and dryer in upstairs utility closet with shelving; appliances in good condition; accordion doors installed??. AC/HEATING: AC unit is Rheem; installed 2017 or 2021. WINDOWS: bay windows upgraded to energy efficient, bronze aluminum, bay window exterior stucco with foam board insulation installed underneath. Living room and 2nd bedroom windows upgraded to energy efficient, vinyl with transferable warranty (Window World). GENERAL COMMENTS: Porch ceiling/bathroom floors insulated with spray on foam. Ceiling fans in living room and in the bedrooms. Two marked parking spaces in street level lot. RENTAL HISTORY: no vacancies. Bike/walking path along Nicholson to LSU Or take River Rd to LSU HOA dues are $284/mo per Unit SEE DISCLOSURE, & HOA DETAILS ATTACHED POOL FOR BRIGHTSIDE PARK COMPLEX

Key facts

• Bar counter lighting
• Electric range
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• UNDERCOUNTER LIGHTING
• BAR COUNTER LIGHTING
• ELECTRIC RANGE
• FULL SIZED WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 (+2.8%/yr); 315 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 37% 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 $795 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 386 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 386 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 6.5

CMA / ARV

• ARV (median comp): $132,417
• List price: $115,000
• Delta: -13.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2405 Brightside Dr Apt 64	0.43mi	2/2.5	1,300 (+3%)	0mo	$168,000	$129	75
2114 Mt Hope Aly	0.19mi	2/2.5	1,374 (+8%)	15mo	$172,000	$125	65
2450 Brightside Dr	0.41mi	2/2.0	1,310 (+3%)	15mo	$139,900	$107	61
1557 Sharlo Ave	0.36mi	2/2.0	1,328 (+5%)	15mo	$134,900	$102	61
1361 Harwich Dr	0.54mi	3/2.0 (+1)	1,272 (+0%)	9mo	$210,000	$165	60
2142 Brightside Dr	0.29mi	2/2.0	1,379 (+9%)	15mo	$139,900	$101	58
1550 Sharlo Ave	0.43mi	2/2.0	1,379 (+9%)	7mo	$123,500	$90	57
1318 Sharlo Ave	0.40mi	2/2.0	1,363 (+8%)	14mo	$156,000	$114	55
1578 Sharlo Ave	0.42mi	2/2.0	1,333 (+5%)	20mo	$165,000	$124	53
1517 Sharlo Ave	0.40mi	2/2.0	1,444 (+14%)	9mo	$120,000	$83	49
1512 Sharlo Ave	0.47mi	3/2.0 (+1)	1,355 (+7%)	15mo	$149,900	$111	47
1256 Sharlo Ave	0.40mi	3/2.0 (+1)	1,413 (+12%)	22mo	$167,900	$119	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -9.7%
• Equity multiple: 0.65×
• Total profit: $-11,429
• Equity at exit: $17,147

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-1,052
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$603
• Tax from tax record: −$110 /mo · $1,320/yr
• Insurance: −$48
• HOA: −$284
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $115

Break-even live

Break-even rent $1,323

Max offer price $115,000

Occupancy floor 87%

Sensitivity live

Price	-10% $180	-5% $148	+0% $115	+5% $83	+10% $50
Rent	-10% $-1	-5% $57	+0% $115	+5% $173	+10% $231
Rate	-1.0pp $173	-0.5pp $144	base $115	+0.5pp $85	+1.0pp $55

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	24d	1	0.03mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	15d	1	0.07mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	21d	1	0.08mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	44d	1	0.08mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	44d	1	0.11mi
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	44d	1	0.12mi
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,500	$1.04	15d	3	0.15mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	44d	1	0.18mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	44d	1	0.18mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	24d	1	0.18mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	21d	1	0.21mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	24d	1	0.23mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	21d	1	0.27mi
2122 Stonehenge Ave Baton Rouge, LA	2.0	1.5	1540	$1,550	$1.01	44d	1	0.27mi
5112 Arlington Ct Baton Rouge, LA	3.0	3.0	1601	$1,850	$1.16	44d	1	0.27mi
5648 Riverstone Dr Unit 94A Baton Rouge, LA	2.0	2.0	1603	$1,250	$0.78	21d	1	0.28mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,252	$1.58	15d	1	0.29mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	44d	1	0.29mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	24d	1	0.31mi
1274 Sharlo Ave Unit 1519871P Baton Rouge, LA	3.0	2.0	1786	$3,298	$1.85	15d	1	0.39mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	15d	1	0.42mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,550	$0.98	24d	3	0.55mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,300	$0.82	44d	3	0.55mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	44d	1	0.57mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	15d	1	0.61mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	24d	1	0.62mi
5111 Nicholson Dr Unit A44 Baton Rouge, LA	3.0	2.0	1567	$1,650	$1.05	24d	1	0.63mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	15d	1	0.66mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,003	$1.15	15d	14	0.69mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	44d	1	0.76mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	19d	1	0.90mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	19d	1	0.91mi
582 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1370	$1,500	$1.09	44d	1	1.05mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	24d	1	1.11mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	44d	2	1.14mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	24d	1	1.15mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	15d	1	1.15mi
5116 Highland Rd Baton Rouge, LA	2.0	1.0–2.0	771	$1,021	$1.32	15d	39	1.26mi
4464 Highland Rd Baton Rouge, LA	2.0	2.0	1219	$1,675	$1.37	44d	1	1.28mi
218 Lake Breeze Dr Baton Rouge, LA	3.0	2.0	1764	$2,450	$1.39	24d	1	1.39mi

HOA detail

• Monthly dues: $284 · $3,408/yr
• Likely covers: waterelectricpool

Listing history 17 events

1. 2026-06-18
   days on market $115,000 Active 386 DOM
2. 2026-06-17
   days on market $115,000 Active 385 DOM
3. 2026-06-16
   days on market $115,000 Active 384 DOM
4. 2026-06-15
   days on market $115,000 Active 383 DOM
5. 2026-06-14
   days on market $115,000 Active 381 DOM
6. 2026-06-10
   days on market $115,000 Active 378 DOM
7. 2026-06-09
   days on market $115,000 Active 377 DOM
8. 2026-06-08
   days on market $115,000 Active 376 DOM
9. 2026-06-07
   days on market $115,000 Active 375 DOM
10. 2026-06-05
    days on market $115,000 Active 372 DOM
11. 2026-06-03
    days on market $115,000 Active 371 DOM
12. 2026-06-02
    days on market $115,000 Active 370 DOM
13. 2026-06-01
    days on market $115,000 Active 369 DOM
14. 2026-05-31
    days on market $115,000 Active 368 DOM
15. 2026-05-31
    days on market $115,000 Active 367 DOM
16. 2025-05-26
    listed $115,000 Active 1338-char remark

    Show marketing remark (1326 chars)

    KITCHEN: Recent upgrades include granite countertops; new sink and fixtures; subway tile backsplash; undercounter lighting??; bar counter lighting added. Electric range; refrigerator; dishwasher; disposer; range exhaust hood; water heater in excellent condition. BATHROOMS: Bath vanities original; flooring; shower/tub in good condition; commodes recently replaced??. FLOORING: downstairs flooring is ceramic tile; bathroom flooring is also ceramic tile; upstairs and stairs carpet in good condition. LAUNDRY: full-sized washer and dryer in upstairs utility closet with shelving; appliances in good condition; accordion doors installed??. AC/HEATING: AC unit is Rheem; installed 2017 or 2021. WINDOWS: bay windows upgraded to energy efficient, bronze aluminum, bay window exterior stucco with foam board insulation installed underneath. Living room and 2nd bedroom windows upgraded to energy efficient, vinyl with transferable warranty (Window World). GENERAL COMMENTS: Porch ceiling/bathroom floors insulated with spray on foam. Ceiling fans in living room and in the bedrooms. Two marked parking spaces in street level lot. RENTAL HISTORY: no vacancies. Bike/walking path along Nicholson to LSU Or take River Rd to LSU HOA dues are $284/mo per Unit SEE DISCLOSURE, & HOA DETAILS ATTACHED POOL FOR BRIGHTSIDE PARK COMPLEX

17. 2025-05-26
    listed $115,000 Active 1326-char remark

    Show marketing remark (1326 chars)

    KITCHEN: Recent upgrades include granite countertops; new sink and fixtures; subway tile backsplash; undercounter lighting??; bar counter lighting added. Electric range; refrigerator; dishwasher; disposer; range exhaust hood; water heater in excellent condition. BATHROOMS: Bath vanities original; flooring; shower/tub in good condition; commodes recently replaced??. FLOORING: downstairs flooring is ceramic tile; bathroom flooring is also ceramic tile; upstairs and stairs carpet in good condition. LAUNDRY: full-sized washer and dryer in upstairs utility closet with shelving; appliances in good condition; accordion doors installed??. AC/HEATING: AC unit is Rheem; installed 2017 or 2021. WINDOWS: bay windows upgraded to energy efficient, bronze aluminum, bay window exterior stucco with foam board insulation installed underneath. Living room and 2nd bedroom windows upgraded to energy efficient, vinyl with transferable warranty (Window World). GENERAL COMMENTS: Porch ceiling/bathroom floors insulated with spray on foam. Ceiling fans in living room and in the bedrooms. Two marked parking spaces in street level lot. RENTAL HISTORY: no vacancies. Bike/walking path along Nicholson to LSU Or take River Rd to LSU HOA dues are $284/mo per Unit SEE DISCLOSURE, & HOA DETAILS ATTACHED POOL FOR BRIGHTSIDE PARK COMPLEX

ⓘ 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: $1,320 · $110/mo
• Projected year-2 tax: $1,320 · $110/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: $17,624
• − Mortgage interest: −$6,442
• − Property taxes: −$1,320
• − Insurance: −$575
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − HOA: −$3,408
• − Depreciation: −$3,345
• Taxable loss: −$286
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $1,452/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

+0.0% since first listed

2 events — show timeline

• 2025-05-26 Listed $115,000 AcadianaMLS
• 2025-05-26 Listed $115,000 GBRMLS

Property tax history

+3.5%/yr

Latest (2025): $1,320 · +4.7% YoY. Source: county tax records.