1718 Brightside Dr Unit C · Baton Rouge, LA 70820

$92,000

2 bd · 1.5 ba · 1,088 sqft · SingleFamily · 36 Days on market

Built 2006 Good condition $85/sqft · 8% below area Est $100k · 8% under $275/mo HOA · 20% of rent ↓ 3% 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 +23.8/30.0
• ARV discount +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• 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

Listing remarks MLS

2 bedroom, 1.5 bath condo ideally located just minutes from Louisiana State University and conveniently situated on the bus route. This well-maintained unit features fresh interior paint, a 5-year-old HVAC system, and a hot water heater that's only 2 months old, offering added comfort and efficiency. Enjoy exceptional peace of mind with a brand-new roof installed by the HOA. The HOA also covers water, garbage, sewer, exterior maintenance, repairs, and insurance, making for truly low maintenance living. A great opportunity for students, professionals, or investors seeking a property in a prime, high-demand location.

Key facts

• $275 HOA
• Parking
• Built 2006

Tags

• 5 YEAR OLD HVAC SYSTEM
• HOT WATER HEATER 2 MONTHS OLD
• LOW MAINTENANCE LIVING
• PRIME HIGH DEMAND LOCATION

Property features AI

Finance

• Other: Subdivision: Brightside Manor; Directions: South of LSU off Nicholson; turn right on Brightside, pass first row of condos, look for 1718 alongside the building.
• HOA & community: Homeowners association with annual fee of $3,300 (approximately $275/month); HOA includes grounds maintenance, pest control, sewer, trash, and water; Association provides maintenance and management

Exterior

• Parking: Assigned open parking (1 space)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Residential condominium; Attached property
• Construction: Vinyl siding, frame, and brick construction; Slab foundation; Built as attached single-family/condominium
• Exterior features: Patio (enclosed); Privacy wood fencing; Shingle roof

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher
• Flooring: Tile; Wood; Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 partial bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Lighting
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $92k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 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 $636 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 36 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $89,240 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.50% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 5.6

CMA / ARV

• ARV (median comp): $99,679
• List price: $92,000
• Delta: -7.70%
• 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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-3,770
• Equity at exit: $13,717

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $10,773
• Equity at exit: $7,954

Cash invested: $25,760 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$275
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $176

Break-even live

Break-even rent $1,153

Max offer price $92,000

Occupancy floor 82%

Sensitivity live

Price	-10% $240	-5% $208	+0% $176	+5% $145	+10% $113
Rent	-10% $68	-5% $122	+0% $176	+5% $231	+10% $285
Rate	-1.0pp $223	-0.5pp $200	base $176	+0.5pp $153	+1.0pp $128

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	24d	1	0.02mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	44d	1	0.05mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	21d	1	0.07mi
1855 Brightside Dr Unit 3BR 15 BA Baton Rouge, LA	3.0	1.5	820	$1,095	$1.34	44d	1	0.17mi
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,500	$1.04	14d	3	0.18mi
1855 Brightside Dr Baton Rouge, LA	2.0	1.0	820	$995	$1.21	44d	1	0.20mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,252	$1.58	14d	1	0.23mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	24d	1	0.30mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	44d	1	0.30mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	44d	1	0.30mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	24d	1	0.30mi
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	24d	1	0.30mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	24d	1	0.33mi
5107 Nicholson Dr Unit A31 Baton Rouge, LA	1.0	1.0	741	$1,050	$1.42	44d	1	0.33mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	14d	1	0.33mi
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	44d	1	0.34mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	44d	1	0.34mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	21d	1	0.34mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	44d	1	0.37mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,550	$0.98	24d	3	0.41mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,300	$0.82	44d	3	0.41mi
4554 Y A Tittle Ave Unit B Baton Rouge, LA	2.0	1.0	800	$850	$1.06	44d	1	0.43mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	14d	1	0.43mi
4554 Y A Tittle Ave Baton Rouge, LA	2.0	1.0	800	$800	$1.00	44d	1	0.43mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,003	$1.15	14d	14	0.43mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	21d	1	0.45mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	14d	1	0.45mi
4606 Y a Tittle Ave Baton Rouge, LA	2.0	1.0	770	$975	$1.27	14d	1	0.47mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	44d	1	0.49mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	14d	1	0.50mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	44d	1	0.56mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	19d	1	0.62mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	19d	1	0.62mi
582 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1370	$1,500	$1.09	44d	1	0.75mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	24d	1	0.79mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	44d	2	0.82mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	14d	1	0.83mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	24d	1	0.83mi
4464 Highland Rd Baton Rouge, LA	2.0	2.0	1219	$1,675	$1.37	44d	1	0.95mi
5116 Highland Rd Baton Rouge, LA	2.0	1.0–2.0	771	$1,021	$1.32	14d	39	0.96mi

HOA detail

• Monthly dues: $275 · $3,300/yr
• Likely covers: watersewertrashexterior maint.

Listing history 22 events

1. 2026-06-18
   days on market $92,000 Active 36 DOM
2. 2026-06-17
   days on market $92,000 Active 35 DOM
3. 2026-06-16
   days on market $92,000 Active 34 DOM
4. 2026-06-15
   days on market $92,000 Active 33 DOM
5. 2026-06-14
   days on market $92,000 Active 31 DOM
6. 2026-06-10
   days on market $92,000 Active 28 DOM
7. 2026-06-09
   days on market $92,000 Active 27 DOM
8. 2026-06-08
   days on market $92,000 Active 26 DOM
9. 2026-06-07
   days on market $92,000 Active 25 DOM
10. 2026-06-05
    days on market $92,000 Active 22 DOM
11. 2026-06-03
    days on market $92,000 Active 21 DOM
12. 2026-06-02
    days on market $92,000 Active 20 DOM
13. 2026-06-01
    days on market $92,000 Active 19 DOM
14. 2026-05-31
    days on market $92,000 Active 18 DOM
15. 2026-05-31
    days on market $92,000 Active 17 DOM
16. 2026-05-13
    listed $92,000 Active 628-char remark

    Show marketing remark (622 chars)

    2 bedroom, 1.5 bath condo ideally located just minutes from Louisiana State University and conveniently situated on the bus route. This well-maintained unit features fresh interior paint, a 5-year-old HVAC system, and a hot water heater that's only 2 months old, offering added comfort and efficiency. Enjoy exceptional peace of mind with a brand-new roof installed by the HOA. The HOA also covers water, garbage, sewer, exterior maintenance, repairs, and insurance, making for truly low maintenance living. A great opportunity for students, professionals, or investors seeking a property in a prime, high-demand location.

17. 2026-05-13
    listed $92,000 Active 622-char remark

    Show marketing remark (622 chars)

    2 bedroom, 1.5 bath condo ideally located just minutes from Louisiana State University and conveniently situated on the bus route. This well-maintained unit features fresh interior paint, a 5-year-old HVAC system, and a hot water heater that's only 2 months old, offering added comfort and efficiency. Enjoy exceptional peace of mind with a brand-new roof installed by the HOA. The HOA also covers water, garbage, sewer, exterior maintenance, repairs, and insurance, making for truly low maintenance living. A great opportunity for students, professionals, or investors seeking a property in a prime, high-demand location.

18. 2018-07-28
    soldstatus
19. 2017-12-02
    listed $550
20. 2017-11-09
    listed $525
21. 2008-10-21
    listed $113,000
22. 2005-04-01
    listed $94,900

ⓘ 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: $16,515
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − HOA: −$3,300
• − Depreciation: −$2,676
• Taxable income: $903
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $1,901/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 and recently updated condo is in good condition with a fresh roof, new appliances, and neutral interior paint. It offers a great opportunity for investors seeking a property in a prime location.

Value-add opportunities

• Both Painting the exterior siding — Painting the exterior siding can improve the curb appeal and increase both resale and rental value.
• Both Landscaping improvements — Enhancing the landscaping can improve the curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Painting the exterior siding can improve the curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve the curb appeal and increase both resale and 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

-3.1% since first listed

7 events — show timeline

• 2026-05-13 Listed $92,000 GBRMLS
• 2026-05-13 Listed $92,000 AcadianaMLS
• 2018-07-28 Sold (MLS) — GBRMLS
• 2017-12-02 Listed $550 GBRMLS
• 2017-11-09 Listed $525 GBRMLS
• 2008-10-21 Listed $113,000 AcadianaMLS
• 2005-04-01 Listed $94,900 AcadianaMLS