1826 S Brightside View Dr Unit E · Baton Rouge, LA 70820

$88,500

2 bd · 2.0 ba · 1,144 sqft · Condo public records · 109 Days on market

Built 1986 $77/sqft · 23% below area Est $89k · at est. $190/mo HOA · 14% of rent ↓ 9% since listing

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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 +28.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.7/15.0
• 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

BEAUTIFUL, open-concept condo right off of LSU campus! This two bedroom, two FULL bath unit is the perfect spot for student housing or even as an investment property. This unit is located on the first floor with ample PARKING on the back side of the complex. All kitchen appliances are INCLUDED and washer/dryer hookups are available in the storage unit right off of the PRIVATE patio that overlooks the complexes common area! A laundromat is also available for tenants to use. Schedule your showing TODAY!

Key facts

• Ample parking
• Private patio
• Open-concept condo

Tags

• OPEN-CONCEPT CONDO
• AMPLE PARKING
• KITCHEN APPLIANCES INCLUDED
• PRIVATE PATIO
• OVERLOOKS COMMON AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $88k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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); 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 $612 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 7 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,535 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.56% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.58%
• DSCR: 1.65
• GRM: 5.3

CMA / ARV

• ARV (median comp): $88,889
• List price: $88,500
• Delta: -0.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $4,676
• Equity at exit: $13,196

10-year hold

• IRR: 14.2%
• Equity multiple: 2.13×
• Total profit: $28,106
• Equity at exit: $7,652

Cash invested: $24,780 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$464
• Tax from tax record: −$100 /mo · $1,194/yr
• Insurance: −$37
• HOA: −$190
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $301

Break-even live

Break-even rent $1,001

Max offer price $88,500

Occupancy floor 73%

Sensitivity live

Price	-10% $351	-5% $326	+0% $301	+5% $276	+10% $251
Rent	-10% $192	-5% $247	+0% $301	+5% $356	+10% $410
Rate	-1.0pp $346	-0.5pp $324	base $301	+0.5pp $278	+1.0pp $255

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: $22,125
• Closing costs: $2,655
• 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	0.04mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	15d	1	0.07mi
1855 Brightside Dr Baton Rouge, LA	2.0	1.0	820	$995	$1.21	44d	1	0.08mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	22d	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
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	44d	1	0.09mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	44d	1	0.11mi
1855 Brightside Dr Unit 3BR 15 BA Baton Rouge, LA	3.0	1.5	820	$1,095	$1.34	44d	1	0.11mi
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,500	$1.04	15d	3	0.11mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	44d	1	0.13mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	24d	1	0.13mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	44d	1	0.13mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	24d	1	0.18mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	22d	1	0.20mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	22d	1	0.21mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,252	$1.58	15d	1	0.22mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	44d	1	0.24mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	24d	1	0.25mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	15d	1	0.38mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	44d	1	0.52mi
4554 Y A Tittle Ave Unit B Baton Rouge, LA	2.0	1.0	800	$850	$1.06	44d	1	0.54mi
4554 Y A Tittle Ave Baton Rouge, LA	2.0	1.0	800	$800	$1.00	44d	1	0.54mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	15d	1	0.54mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,550	$0.98	24d	3	0.54mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,300	$0.82	44d	3	0.54mi
4606 Y a Tittle Ave Baton Rouge, LA	2.0	1.0	770	$975	$1.27	15d	1	0.57mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	24d	1	0.58mi
5107 Nicholson Dr Unit A31 Baton Rouge, LA	1.0	1.0	741	$1,050	$1.42	44d	1	0.58mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	15d	1	0.59mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,003	$1.15	15d	14	0.62mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	44d	1	0.73mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	19d	1	0.84mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	19d	1	0.84mi
582 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1370	$1,500	$1.09	44d	1	0.99mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	24d	1	1.04mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	44d	2	1.07mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	24d	1	1.08mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	15d	1	1.08mi
4464 Highland Rd Baton Rouge, LA	2.0	2.0	1219	$1,675	$1.37	44d	1	1.22mi
5116 Highland Rd Baton Rouge, LA	2.0	1.0–2.0	771	$1,021	$1.32	15d	39	1.22mi

HOA detail condo

• Monthly dues: $190 · $2,280/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-16
   days on market $88,500 Active 109 DOM
2. 2026-06-15
   days on market $88,500 Active 108 DOM
3. 2026-06-14
   days on market $88,500 Active 106 DOM
4. 2026-06-10
   days on market $88,500 Active 103 DOM
5. 2026-06-09
   days on market $88,500 Active 102 DOM
6. 2026-06-08
   days on market $88,500 Active 101 DOM
7. 2026-06-07
   days on market $88,500 Active 100 DOM
8. 2026-06-05
   days on market $88,500 Active 97 DOM
9. 2026-06-03
   days on market $88,500 Active 96 DOM
10. 2026-06-02
    days on market $88,500 Active 95 DOM
11. 2026-06-01
    days on market $88,500 Active 94 DOM
12. 2026-05-31
    days on market $88,500 Active 93 DOM
13. 2026-05-31
    days on market $88,500 Active 92 DOM
14. 2026-04-17
    price $88,500 506-char remark

    Show marketing remark (506 chars)

    BEAUTIFUL, open-concept condo right off of LSU campus! This two bedroom, two FULL bath unit is the perfect spot for student housing or even as an investment property. This unit is located on the first floor with ample PARKING on the back side of the complex. All kitchen appliances are INCLUDED and washer/dryer hookups are available in the storage unit right off of the PRIVATE patio that overlooks the complexes common area! A laundromat is also available for tenants to use. Schedule your showing TODAY!

15. 2026-04-17
    price $88,500 506-char remark

    Show marketing remark (506 chars)

    BEAUTIFUL, open-concept condo right off of LSU campus! This two bedroom, two FULL bath unit is the perfect spot for student housing or even as an investment property. This unit is located on the first floor with ample PARKING on the back side of the complex. All kitchen appliances are INCLUDED and washer/dryer hookups are available in the storage unit right off of the PRIVATE patio that overlooks the complexes common area! A laundromat is also available for tenants to use. Schedule your showing TODAY!

16. 2026-02-27
    listed $92,500 Active 506-char remark

    Show marketing remark (506 chars)

    BEAUTIFUL, open-concept condo right off of LSU campus! This two bedroom, two FULL bath unit is the perfect spot for student housing or even as an investment property. This unit is located on the first floor with ample PARKING on the back side of the complex. All kitchen appliances are INCLUDED and washer/dryer hookups are available in the storage unit right off of the PRIVATE patio that overlooks the complexes common area! A laundromat is also available for tenants to use. Schedule your showing TODAY!

17. 2026-02-27
    listed $92,500 Active 506-char remark

    Show marketing remark (506 chars)

    BEAUTIFUL, open-concept condo right off of LSU campus! This two bedroom, two FULL bath unit is the perfect spot for student housing or even as an investment property. This unit is located on the first floor with ample PARKING on the back side of the complex. All kitchen appliances are INCLUDED and washer/dryer hookups are available in the storage unit right off of the PRIVATE patio that overlooks the complexes common area! A laundromat is also available for tenants to use. Schedule your showing TODAY!

18. 2026-01-15
    listed $95,500 Active
19. 2024-04-15
    price $102,000
20. 2024-02-16
    listed $102,000
21. 2024-01-03
    price $115,000
22. 2023-12-08
    listed $115,000
23. 2007-06-13
    soldstatus $98,500
24. 2007-06-08
    soldstatus
25. 2007-04-26
    listed $97,000
26. 2007-04-26
    listed $97,000

ⓘ 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: $1,194 · $100/mo
• Projected year-2 tax: $1,194 · $100/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 · 22 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: $16,581
• − Mortgage interest: −$4,957
• − Property taxes: −$1,194
• − Insurance: −$442
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − HOA: −$2,280
• − Depreciation: −$2,575
• Taxable income: $2,480
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $3,018/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

-8.8% since first listed

13 events — show timeline

• 2026-04-17 Price Changed $88,500 AcadianaMLS
• 2026-04-17 Price Changed $88,500 GSREIN
• 2026-02-27 Listed $92,500 GSREIN
• 2026-02-27 Listed $92,500 AcadianaMLS
• 2026-01-15 Listed $95,500 AcadianaMLS
• 2024-04-15 Price Changed $102,000 GSREIN
• 2024-02-16 Listed $102,000 AcadianaMLS
• 2024-01-03 Price Changed $115,000 GSREIN
• 2023-12-08 Listed $115,000 AcadianaMLS
• 2007-06-13 Sold (Public Records) $98,500 Public Records
• 2007-06-08 Sold (MLS) — GBRMLS
• 2007-04-26 Listed $97,000 GBRMLS
• 2007-04-26 Listed $97,000 AcadianaMLS

Property tax history

+1.6%/yr

Latest (2025): $1,194 · +4.7% YoY. Source: county tax records.