2328 Brightside Dr · Baton Rouge, LA 70820

$125,000

3 bd · 2.0 ba · 1,238 sqft · SingleFamily public records · 77 Days on market

Built 1979 4,356 sqft lot $101/sqft · at area comps Est $152k · 18% under $40/mo HOA · 3% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• 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

Looking for a great investment property, or a place for your college students or a residence? Look no further, this 3BR/2BA property is a great investment. The roof is newer and the floor plan is excellent for versatile living. Schedule your appointment today!

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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; 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 40% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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.
• Current owner paid $102k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 1.26% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (median comp): $152,311
• List price: $125,000
• Delta: -17.93%
• 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
1361 Harwich Dr	0.19mi	3/2.0	1,272 (+3%)	9mo	$210,000	$165	79
2405 Brightside Dr Apt 64	0.15mi	2/2.5 (-1)	1,300 (+5%)	0mo	$168,000	$129	77
2450 Brightside Dr	0.05mi	2/2.0 (-1)	1,310 (+6%)	15mo	$139,900	$107	71
1557 Sharlo Ave	0.05mi	2/2.0 (-1)	1,328 (+7%)	15mo	$134,900	$102	68
1550 Sharlo Ave	0.07mi	2/2.0 (-1)	1,379 (+11%)	7mo	$123,500	$90	67
1512 Sharlo Ave	0.12mi	3/2.0	1,355 (+10%)	15mo	$149,900	$111	66
1578 Sharlo Ave	0.06mi	2/2.0 (-1)	1,333 (+8%)	20mo	$165,000	$124	63
1318 Sharlo Ave	0.13mi	2/2.0 (-1)	1,363 (+10%)	14mo	$156,000	$114	60
2142 Brightside Dr	0.10mi	2/2.0 (-1)	1,379 (+11%)	15mo	$139,900	$101	59
2114 Mt Hope Aly	0.20mi	2/2.5 (-1)	1,374 (+11%)	15mo	$172,000	$125	53
1256 Sharlo Ave	0.17mi	3/2.0	1,413 (+14%)	22mo	$167,900	$119	50
5132 & 5142 Oleson St	0.66mi	4/1.0 (+1)	1,347 (+9%)	3mo	$139,900	$104	43

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,721
• Equity at exit: $18,638

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $33,243
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$656
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$52
• HOA: −$40
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $381

Break-even live

Break-even rent $1,086

Max offer price $125,000

Occupancy floor 71%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	14d	1	0.08mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	23d	1	0.15mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	23d	1	0.19mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	44d	1	0.19mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	44d	1	0.19mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,496	$1.89	14d	1	0.19mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	44d	1	0.21mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	21d	1	0.24mi
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	44d	1	0.25mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	44d	1	0.28mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	44d	1	0.29mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	21d	1	0.29mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	14d	1	0.30mi
1855 Brightside Dr Unit 3BR 15 BA Baton Rouge, LA	3.0	1.5	820	$1,095	$1.34	44d	1	0.31mi
1855 Brightside Dr Baton Rouge, LA	2.0	1.0	820	$995	$1.21	44d	1	0.33mi
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	23d	1	0.34mi
4554 Y A Tittle Ave Unit B Baton Rouge, LA	2.0	1.0	800	$850	$1.06	44d	1	0.36mi
4554 Y A Tittle Ave Baton Rouge, LA	2.0	1.0	800	$800	$1.00	44d	1	0.36mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	14d	1	0.36mi
4606 Y a Tittle Ave Baton Rouge, LA	2.0	1.0	770	$975	$1.27	14d	1	0.36mi
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,850	$1.29	14d	3	0.38mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	21d	1	0.40mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	23d	1	0.40mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	14d	1	0.41mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	44d	1	0.42mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,200	$1.38	14d	14	0.51mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	19d	1	0.72mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	19d	1	0.72mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	23d	1	0.74mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	44d	3	0.81mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	23d	3	0.81mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	44d	1	0.90mi
582 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1370	$1,500	$1.09	44d	1	0.91mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	23d	1	0.98mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	14d	1	1.01mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	23d	1	1.01mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	44d	2	1.03mi
4464 Highland Rd Baton Rouge, LA	2.0	2.0	1219	$1,675	$1.37	44d	1	1.18mi
5578 Arialo Dr Baton Rouge, LA	3.0	2.0	1484	$2,100	$1.42	44d	1	1.23mi
4264 Oxford Ave Unit 4 Baton Rouge, LA	2.0	1.0	1000	$1,295	$1.29	23d	1	1.27mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 24 events

1. 2026-06-18
   days on market $125,000 Active 77 DOM
2. 2026-06-17
   days on market $125,000 Active 76 DOM
3. 2026-06-16
   days on market $125,000 Active 75 DOM
4. 2026-06-15
   days on market $125,000 Active 74 DOM
5. 2026-06-14
   days on market $125,000 Active 72 DOM
6. 2026-06-10
   days on market $125,000 Active 69 DOM
7. 2026-06-09
   days on market $125,000 Active 68 DOM
8. 2026-06-08
   days on market $125,000 Active 67 DOM
9. 2026-06-07
   days on market $125,000 Active 66 DOM
10. 2026-06-05
    days on market $125,000 Active 63 DOM
11. 2026-06-03
    days on market $125,000 Active 62 DOM
12. 2026-06-02
    days on market $125,000 Active 61 DOM
13. 2026-06-01
    days on market $125,000 Active 60 DOM
14. 2026-05-31
    days on market $125,000 Active 59 DOM
15. 2026-05-31
    days on market $125,000 Active 58 DOM
16. 2026-05-12
    price $125,000 260-char remark

    Show marketing remark (260 chars)

    Looking for a great investment property, or a place for your college students or a residence? Look no further, this 3BR/2BA property is a great investment. The roof is newer and the floor plan is excellent for versatile living. Schedule your appointment today!

17. 2026-05-12
    price $125,000 260-char remark

    Show marketing remark (260 chars)

    Looking for a great investment property, or a place for your college students or a residence? Look no further, this 3BR/2BA property is a great investment. The roof is newer and the floor plan is excellent for versatile living. Schedule your appointment today!

18. 2026-04-01
    listed $129,000 Active 260-char remark

    Show marketing remark (260 chars)

    Looking for a great investment property, or a place for your college students or a residence? Look no further, this 3BR/2BA property is a great investment. The roof is newer and the floor plan is excellent for versatile living. Schedule your appointment today!

19. 2026-04-01
    listed $129,000 Active 260-char remark

    Show marketing remark (260 chars)

    Looking for a great investment property, or a place for your college students or a residence? Look no further, this 3BR/2BA property is a great investment. The roof is newer and the floor plan is excellent for versatile living. Schedule your appointment today!

20. 2025-08-08
    listed $149,900 Active
21. 2025-08-08
    listed $149,900 Active
22. 2013-06-26
    soldstatus $102,000
23. 2012-10-13
    listed $110,000
24. 1992-12-07
    soldstatus

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,327 · $111/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: $18,828
• − Mortgage interest: −$7,002
• − Property taxes: −$1,327
• − Insurance: −$625
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − HOA: −$480
• − Depreciation: −$3,636
• Taxable income: $2,745
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $3,917/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

+13.6% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $125,000 AcadianaMLS
• 2026-05-12 Price Changed $125,000 GBRMLS
• 2026-04-01 Listed $129,000 GBRMLS
• 2026-04-01 Listed $129,000 AcadianaMLS
• 2025-08-08 Listed $149,900 GBRMLS
• 2025-08-08 Listed $149,900 AcadianaMLS
• 2013-06-26 Sold (Public Records) $102,000 Public Records
• 2012-10-13 Listed $110,000 AcadianaMLS
• 1992-12-07 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,327 · +4.5% YoY. Source: county tax records.