1855 Brightside Dr Unit G2 · Baton Rouge, LA 70820

$84,500

3 bd · 1.5 ba · 820 sqft · SingleFamily · 420 Days on market

Built 1975 Good condition $103/sqft · 8% above area Est $78k · 8% over $224/mo HOA · 15% of rent ↓ 11% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +3.9/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom Condo in Gated Community - Ideal Investment or LSU Retreat! This well-maintained 3-bedroom condo is located in a secure, gated community loaded with luxury amenities including a sparkling pool, clubhouse, fitness center, and basketball court. Perfectly positioned just minutes from LSU, downtown Baton Rouge, and a variety of popular eateries and entertainment options, this unit also benefits from direct access to the Tiger Trails bus route--making commuting a breeze. Currently leased at $900/month, this condo presents a smart investment opportunity with steady rental income. Inside, the home features a welcoming open layout, a galley kitchen, washer and dryer and a versatile living space perfect for relaxing or entertaining. The monthly association fee provides incredible value, covering water, sewer, trash, pest control, lawn and common area maintenance, high-speed internet, building insurance, pool access and entrance and exit gates.

Key facts

• Gated community
• Luxury amenities
• Fitness center

Tags

• GATED COMMUNITY
• LUXURY AMENITIES
• CLUBHOUSE
• FITNESS CENTER
• BASKETBALL COURT
• DIRECT ACCESS TO BUS ROUTE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $84k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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; 23 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 38% 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 $584 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 420 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $74,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 420 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.77% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.83%
• DSCR: 1.84
• GRM: 4.7

CMA / ARV

• ARV (median comp): $78,300
• List price: $84,500
• Delta: 7.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
376 E Grant St	0.34mi	3/1.0	796 (-3%)	13mo	$75,000	$94	66
432 W Grant St	0.57mi	3/1.0	941 (+15%)	4mo	$78,000	$83	44
2174 Virginia St	0.56mi	3/1.0	886 (+8%)	24mo	$11,000	$12	39

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: 10.5%
• Equity multiple: 1.41×
• Total profit: $9,793
• Equity at exit: $12,599

10-year hold

• IRR: 19.5%
• Equity multiple: 2.62×
• Total profit: $38,334
• Equity at exit: $7,306

Cash invested: $23,660 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,493 high
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$224
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $371

Break-even live

Break-even rent $1,023

Max offer price $84,500

Occupancy floor 70%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 E State St Baton Rouge, LA	3.0	1.0–2.0	849	$1,350	$1.59	14d	26	0.04mi
3101 Highland Rd Baton Rouge, LA	2.0	1.0	955	$1,038	$1.09	14d	2	0.25mi
3005 Highland Rd Unit 5A Baton Rouge, LA	2.0	1.0	810	$850	$1.05	44d	1	0.29mi
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	44d	1	0.69mi
1538 Fig St Baton Rouge, LA	3.0	1.0	1100	$1,100	$1.00	23d	1	0.88mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	44d	1	0.92mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	23d	1	0.92mi
1130 Aster St Baton Rouge, LA	2.0	1.0	652	$695	$1.07	44d	1	1.00mi
1136 Aster St Baton Rouge, LA	2.0	1.0	700	$695	$0.99	44d	1	1.00mi
4264 Oxford Ave Unit 4 Baton Rouge, LA	2.0	1.0	1000	$1,295	$1.29	23d	1	1.00mi
4264 Oxford Ave Unit 3 Baton Rouge, LA	2.0	1.0	1000	$1,350	$1.35	44d	1	1.00mi
1212 Aster St Unit 1136 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	23d	1	1.01mi
1212 Aster St Unit 1132 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	44d	1	1.01mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	23d	1	1.19mi
1702 Terrace Ave Baton Rouge, LA	4.0	2.0	1117	$1,400	$1.25	23d	1	1.20mi
3003 River Rd Baton Rouge, LA	1.0–2.0	1.0	670	$1,099	$1.64	14d	18	1.24mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	14d	1	1.25mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	23d	1	1.25mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	14d	1	1.26mi
279 Chatsworth St Baton Rouge, LA	2.0	2.0	840	$1,250	$1.49	44d	1	1.26mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,696	$2.11	14d	28	1.37mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	19d	1	1.47mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	19d	1	1.48mi

HOA detail

• Monthly dues: $224 · $2,688/yr
• Likely covers: watersewertrashinternetinsurancepoolgymsecurity

Listing history 23 events

1. 2026-06-18
   days on market $84,500 Active 420 DOM
2. 2026-06-17
   days on market $84,500 Active 419 DOM
3. 2026-06-16
   days on market $84,500 Active 418 DOM
4. 2026-06-15
   days on market $84,500 Active 417 DOM
5. 2026-06-14
   days on market $84,500 Active 415 DOM
6. 2026-06-10
   days on market $84,500 Active 412 DOM
7. 2026-06-09
   days on market $84,500 Active 411 DOM
8. 2026-06-08
   days on market $84,500 Active 410 DOM
9. 2026-06-07
   days on market $84,500 Active 409 DOM
10. 2026-06-05
    days on market $84,500 Active 406 DOM
11. 2026-06-03
    days on market $84,500 Active 405 DOM
12. 2026-06-02
    days on market $84,500 Active 404 DOM
13. 2026-06-01
    days on market $84,500 Active 403 DOM
14. 2026-05-31
    days on market $84,500 Active 402 DOM
15. 2026-05-31
    days on market $84,500 Active 401 DOM
16. 2025-05-23
    price $84,500 967-char remark

    Show marketing remark (979 chars)

    Charming 3-Bedroom Condo in Gated Community – Ideal Investment or LSU Retreat! This well-maintained 3-bedroom condo is located in a secure, gated community loaded with luxury amenities including a sparkling pool, clubhouse, fitness center, and basketball court. Perfectly positioned just minutes from LSU, downtown Baton Rouge, and a variety of popular eateries and entertainment options, this unit also benefits from direct access to the Tiger Trails bus route—making commuting a breeze. Currently leased at $900/month, this condo presents a smart investment opportunity with steady rental income. Inside, the home features a welcoming open layout, a galley kitchen, washer and dryer and a versatile living space perfect for relaxing or entertaining. The monthly association fee provides incredible value, covering water, sewer, trash, pest control, lawn and common area maintenance, high-speed internet, building insurance, pool access and entrance and exit gates.

17. 2025-05-23
    price $84,500 979-char remark

    Show marketing remark (979 chars)

    Charming 3-Bedroom Condo in Gated Community – Ideal Investment or LSU Retreat! This well-maintained 3-bedroom condo is located in a secure, gated community loaded with luxury amenities including a sparkling pool, clubhouse, fitness center, and basketball court. Perfectly positioned just minutes from LSU, downtown Baton Rouge, and a variety of popular eateries and entertainment options, this unit also benefits from direct access to the Tiger Trails bus route—making commuting a breeze. Currently leased at $900/month, this condo presents a smart investment opportunity with steady rental income. Inside, the home features a welcoming open layout, a galley kitchen, washer and dryer and a versatile living space perfect for relaxing or entertaining. The monthly association fee provides incredible value, covering water, sewer, trash, pest control, lawn and common area maintenance, high-speed internet, building insurance, pool access and entrance and exit gates.

18. 2025-04-23
    listed $84,900 Active 967-char remark

    Show marketing remark (979 chars)

    Charming 3-Bedroom Condo in Gated Community – Ideal Investment or LSU Retreat! This well-maintained 3-bedroom condo is located in a secure, gated community loaded with luxury amenities including a sparkling pool, clubhouse, fitness center, and basketball court. Perfectly positioned just minutes from LSU, downtown Baton Rouge, and a variety of popular eateries and entertainment options, this unit also benefits from direct access to the Tiger Trails bus route—making commuting a breeze. Currently leased at $900/month, this condo presents a smart investment opportunity with steady rental income. Inside, the home features a welcoming open layout, a galley kitchen, washer and dryer and a versatile living space perfect for relaxing or entertaining. The monthly association fee provides incredible value, covering water, sewer, trash, pest control, lawn and common area maintenance, high-speed internet, building insurance, pool access and entrance and exit gates.

19. 2025-04-23
    listed $84,900 Active 979-char remark

    Show marketing remark (979 chars)

    Charming 3-Bedroom Condo in Gated Community – Ideal Investment or LSU Retreat! This well-maintained 3-bedroom condo is located in a secure, gated community loaded with luxury amenities including a sparkling pool, clubhouse, fitness center, and basketball court. Perfectly positioned just minutes from LSU, downtown Baton Rouge, and a variety of popular eateries and entertainment options, this unit also benefits from direct access to the Tiger Trails bus route—making commuting a breeze. Currently leased at $900/month, this condo presents a smart investment opportunity with steady rental income. Inside, the home features a welcoming open layout, a galley kitchen, washer and dryer and a versatile living space perfect for relaxing or entertaining. The monthly association fee provides incredible value, covering water, sewer, trash, pest control, lawn and common area maintenance, high-speed internet, building insurance, pool access and entrance and exit gates.

20. 2016-12-14
    soldstatus Sold
21. 2016-12-05
    status Pending
22. 2016-11-14
    listed $95,000 Active
23. 2016-11-01
    listed $95,000

ⓘ 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: $17,911
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − HOA: −$2,688
• − Depreciation: −$2,458
• Taxable income: $3,476
• Est. tax owed @ 24.0%: −$834
• After-tax cash flow: $3,620/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom condo in a gated community offers a smart investment opportunity with steady rental income and direct access to LSU and Tiger Trails bus route.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value.
• Both Painting exterior walls — Improves appearance and value.
• Both Landscaping and pathway maintenance — Keeps property looking well-maintained and attractive.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Both Painting exterior walls — Improves appearance and value. ↑
• Both Landscaping and pathway maintenance — Keeps property looking well-maintained and attractive. ↑

ⓘ 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

-11.1% since first listed

8 events — show timeline

• 2025-05-23 Price Changed $84,500 AcadianaMLS
• 2025-05-23 Price Changed $84,500 GBRMLS
• 2025-04-23 Listed $84,900 GBRMLS
• 2025-04-23 Listed $84,900 AcadianaMLS
• 2016-12-14 Sold (MLS) — GBRMLS
• 2016-12-05 Pending — GBRMLS
• 2016-11-14 Listed $95,000 GBRMLS
• 2016-11-01 Listed $95,000 AcadianaMLS