1726 Brightside Dr · Baton Rouge, LA 70820

$799,900

None bd · None ba · 9,900 sqft · MultiFamily · 235 Days on market

Good condition 0.50 ac lot $81/sqft · 29% below area Est $1124k · 29% under $2475/mo HOA · 180% 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 +25.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

A package of 9 2 bedroom 1.5 bath condos in Brightside Manor. All have been professionally managed and well maintained. Units stay rented with almost zero vacancy or turnover time. Condo association dues cover water, sewer, trash, groundskeeping, exterior maintenance, and property insurance on the units. Units are individually metered for other utilities. All roofs in the condo association have been replaced in the last 5 years. Pictures are of one of the 9 units. All units are identical plans. Finishes vary, but most units have updated finishes. Do not disturb tenants. No showings prior to accepted contract.

Key facts

• 0.5 acre lot
• 18 parking spots
• Listed 235 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $800k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $800k).
• Recommended offer: $704k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $12,400/mo this rent would consume 314% of the median local household income ($47k/yr) (locally 1879% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k 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 235 days — a 12% lower offer ($704k) is reasonable based on typical stale-listing flexibility.
• 7 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $703,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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 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: 1.55% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 5.4

CMA / ARV

• ARV (median comp): $1,124,255
• List price: $799,900
• Delta: -28.85%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-16,323
• Equity at exit: $119,268

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $129,095
• Equity at exit: $69,161

Cash invested: $223,972 (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: 48.4×

Monthly cashflow live

• Estimated rent: $12,400 high
• Mortgage (P&I): −$4,195
• Tax est. 1.5%: −$1,000 /mo · $11,998/yr
• Insurance: −$333
• HOA: −$2,475
• Vacancy / Maint / Mgmt: −$2,604
• Net cashflow: $1,793

Break-even live

Break-even rent $10,130

Max offer price $799,900

Occupancy floor 81%

Sensitivity live

Price	-10% $2,346	-5% $2,069	+0% $1,793	+5% $1,517	+10% $1,240
Rent	-10% $813	-5% $1,303	+0% $1,793	+5% $2,283	+10% $2,773
Rate	-1.0pp $2,196	-0.5pp $1,997	base $1,793	+0.5pp $1,586	+1.0pp $1,375

9-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 9× units	2	1.5	$12,402
Total (9 units)			$12,400

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: $199,975
• Closing costs: $23,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $2,475 · $29,700/yr
• Likely covers: watersewertrashlandscapingexterior maint.

Listing history 28 events

1. 2026-06-18
   days on market $799,900 Active 235 DOM
2. 2026-06-17
   days on market $799,900 Active 234 DOM
3. 2026-06-16
   days on market $799,900 Active 233 DOM
4. 2026-06-15
   days on market $799,900 Active 232 DOM
5. 2026-06-14
   days on market $799,900 Active 230 DOM
6. 2026-06-10
   days on market $799,900 Active 227 DOM
7. 2026-06-09
   days on market $799,900 Active 226 DOM
8. 2026-06-08
   days on market $799,900 Active 225 DOM
9. 2026-06-07
   days on market $799,900 Active 224 DOM
10. 2026-06-05
    days on market $799,900 Active 221 DOM
11. 2026-06-03
    days on market $799,900 Active 220 DOM
12. 2026-06-02
    days on market $799,900 Active 219 DOM
13. 2026-06-01
    days on market $799,900 Active 218 DOM
14. 2026-05-31
    days on market $799,900 Active 217 DOM
15. 2026-05-31
    days on market $799,900 Active 216 DOM
16. 2026-01-02
    price $799,900 616-char remark

    Show marketing remark (616 chars)

    A package of 9 2 bedroom 1.5 bath condos in Brightside Manor. All have been professionally managed and well maintained. Units stay rented with almost zero vacancy or turnover time. Condo association dues cover water, sewer, trash, groundskeeping, exterior maintenance, and property insurance on the units. Units are individually metered for other utilities. All roofs in the condo association have been replaced in the last 5 years. Pictures are of one of the 9 units. All units are identical plans. Finishes vary, but most units have updated finishes. Do not disturb tenants. No showings prior to accepted contract.

17. 2026-01-02
    price $799,900 616-char remark

    Show marketing remark (616 chars)

    A package of 9 2 bedroom 1.5 bath condos in Brightside Manor. All have been professionally managed and well maintained. Units stay rented with almost zero vacancy or turnover time. Condo association dues cover water, sewer, trash, groundskeeping, exterior maintenance, and property insurance on the units. Units are individually metered for other utilities. All roofs in the condo association have been replaced in the last 5 years. Pictures are of one of the 9 units. All units are identical plans. Finishes vary, but most units have updated finishes. Do not disturb tenants. No showings prior to accepted contract.

18. 2025-10-30
    status Active 616-char remark

    Show marketing remark (616 chars)

    A package of 9 2 bedroom 1.5 bath condos in Brightside Manor. All have been professionally managed and well maintained. Units stay rented with almost zero vacancy or turnover time. Condo association dues cover water, sewer, trash, groundskeeping, exterior maintenance, and property insurance on the units. Units are individually metered for other utilities. All roofs in the condo association have been replaced in the last 5 years. Pictures are of one of the 9 units. All units are identical plans. Finishes vary, but most units have updated finishes. Do not disturb tenants. No showings prior to accepted contract.

19. 2025-10-20
    status Pending 616-char remark

    Show marketing remark (616 chars)

    A package of 9 2 bedroom 1.5 bath condos in Brightside Manor. All have been professionally managed and well maintained. Units stay rented with almost zero vacancy or turnover time. Condo association dues cover water, sewer, trash, groundskeeping, exterior maintenance, and property insurance on the units. Units are individually metered for other utilities. All roofs in the condo association have been replaced in the last 5 years. Pictures are of one of the 9 units. All units are identical plans. Finishes vary, but most units have updated finishes. Do not disturb tenants. No showings prior to accepted contract.

20. 2025-10-16
    listed $839,000 Active 616-char remark

    Show marketing remark (616 chars)

    A package of 9 2 bedroom 1.5 bath condos in Brightside Manor. All have been professionally managed and well maintained. Units stay rented with almost zero vacancy or turnover time. Condo association dues cover water, sewer, trash, groundskeeping, exterior maintenance, and property insurance on the units. Units are individually metered for other utilities. All roofs in the condo association have been replaced in the last 5 years. Pictures are of one of the 9 units. All units are identical plans. Finishes vary, but most units have updated finishes. Do not disturb tenants. No showings prior to accepted contract.

21. 2025-10-16
    listed $839,000 Active 616-char remark

    Show marketing remark (616 chars)

    A package of 9 2 bedroom 1.5 bath condos in Brightside Manor. All have been professionally managed and well maintained. Units stay rented with almost zero vacancy or turnover time. Condo association dues cover water, sewer, trash, groundskeeping, exterior maintenance, and property insurance on the units. Units are individually metered for other utilities. All roofs in the condo association have been replaced in the last 5 years. Pictures are of one of the 9 units. All units are identical plans. Finishes vary, but most units have updated finishes. Do not disturb tenants. No showings prior to accepted contract.

22. 2022-07-12
    historical
23. 2022-05-25
    listed $424,900 Active
24. 2022-05-25
    listed $424,900
25. 2016-12-02
    soldstatus Sold
26. 2016-10-22
    status Pending
27. 2016-06-23
    listed $368,000 Active
28. 2016-06-20
    listed $368,000

ⓘ 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 · 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: $148,800
• − Mortgage interest: −$44,807
• − Property taxes: −$11,998
• − Insurance: −$4,000
• − Repairs & maintenance: −$11,904
• − Management: −$11,904
• − HOA: −$29,700
• − Depreciation: −$23,270
• Taxable income: $11,217
• Est. tax owed @ 24.0%: −$2,692
• After-tax cash flow: $18,825/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 · 9 photos

Good 75/100 Cosmetic rehab

This multi-family property is in good condition with updated finishes and well-maintained exteriors. It has the potential for further improvements to enhance its curb appeal and rental value.

Value-add opportunities

• Both Paint the exterior siding and trim — Painting the exterior will improve the curb appeal and increase the home's value.
• Both Replace the front door — A new front door will enhance the home's curb appeal and increase its rental value.
• Both Clean and maintain the landscaping — Well-maintained landscaping will improve the home's curb appeal and increase its rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding and trim — Painting the exterior will improve the curb appeal and increase the home's value. ↑
• Both Replace the front door — A new front door will enhance the home's curb appeal and increase its rental value. ↑
• Both Clean and maintain the landscaping — Well-maintained landscaping will improve the home's curb appeal and increase its rental 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

+117.4% since first listed

13 events — show timeline

• 2026-01-02 Price Changed $799,900 AcadianaMLS
• 2026-01-02 Price Changed $799,900 GBRMLS
• 2025-10-30 Relisted — GBRMLS
• 2025-10-20 Pending — GBRMLS
• 2025-10-16 Listed $839,000 GBRMLS
• 2025-10-16 Listed $839,000 AcadianaMLS
• 2022-07-12 Delisted — GBRMLS
• 2022-05-25 Listed $424,900 AcadianaMLS
• 2022-05-25 Listed $424,900 GBRMLS
• 2016-12-02 Sold (MLS) — GBRMLS
• 2016-10-22 Pending — GBRMLS
• 2016-06-23 Listed $368,000 GBRMLS
• 2016-06-20 Listed $368,000 AcadianaMLS