1500 Brightside Dr · Baton Rouge, LA 70820

$950,000

None bd · None ba · 12,500 sqft · MultiFamily · 149 Days on market

Fair condition 435 sqft lot $1650/mo HOA · 71% 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 +27.2/30.0
• 1% rule +9.6/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• 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

Rare LSU rental portfolio. Consists of 6 4 bed 3.5 bath condo units in Jessica's landing. Units are all identical floor plans. Large units with a one car garage and ground floor master, main living area, kitchen, and half bath on mid level, and additional beds and two baths on top level. total monthly rent is $11,200. Units stay rented with almost no vacancy.

Key facts

• Garage
• Listed 149 days

What this means for you Summary

Snapshot

• This is a multifamily listed at $950k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $950k).
• Recommended offer: $836k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 $13,848/mo this rent would consume 350% 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 $7k of loan paydown is wiped out by about $28k 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 $266k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($836k) is reasonable based on typical stale-listing flexibility.
• 16 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 $836,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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: 1.46% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $17,899
• Equity at exit: $141,648

10-year hold

• IRR: 11.2%
• Equity multiple: 1.87×
• Total profit: $232,079
• Equity at exit: $82,139

Cash invested: $266,000 (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: 34.3×

Monthly cashflow live

• Estimated rent: $13,848 high
• Mortgage (P&I): −$4,982
• Tax est. 1.5%: −$1,188 /mo · $14,250/yr
• Insurance: −$396
• HOA: −$1,650
• Vacancy / Maint / Mgmt: −$2,908
• Net cashflow: $2,725

Break-even live

Break-even rent $10,399

Max offer price $950,000

Occupancy floor 75%

Sensitivity live

Price	-10% $3,381	-5% $3,053	+0% $2,725	+5% $2,396	+10% $2,068
Rent	-10% $1,631	-5% $2,178	+0% $2,725	+5% $3,272	+10% $3,819
Rate	-1.0pp $3,203	-0.5pp $2,966	base $2,725	+0.5pp $2,479	+1.0pp $2,228

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

Units	Beds	Baths	Est. rent
▸ 6× units	4	3.5	$13,848
Total (6 units)			$13,848

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: $237,500
• Closing costs: $28,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,650 · $19,800/yr

Listing history 31 events

1. 2026-06-18
   days on market $950,000 Active 149 DOM
2. 2026-06-17
   days on market $950,000 Active 148 DOM
3. 2026-06-16
   days on market $950,000 Active 147 DOM
4. 2026-06-15
   days on market $950,000 Active 146 DOM
5. 2026-06-14
   days on market $950,000 Active 144 DOM
6. 2026-06-10
   days on market $950,000 Active 141 DOM
7. 2026-06-09
   days on market $950,000 Active 140 DOM
8. 2026-06-08
   days on market $950,000 Active 139 DOM
9. 2026-06-07
   statusdays on market $950,000 Active 138 DOM
10. 2026-05-18
    status Pending 361-char remark

    Show marketing remark (362 chars)

    Rare LSU rental portfolio. Consists of 6 4 bed 3.5 bath condo units in Jessica's landing. Units are all identical floor plans. Large units with a one car garage and ground floor master, main living area, kitchen, and half bath on mid level, and additional beds and two baths on top level. total monthly rent is $11,200. Units stay rented with almost no vacancy.

11. 2026-05-18
    status Pending 362-char remark

    Show marketing remark (362 chars)

    Rare LSU rental portfolio. Consists of 6 4 bed 3.5 bath condo units in Jessica's landing. Units are all identical floor plans. Large units with a one car garage and ground floor master, main living area, kitchen, and half bath on mid level, and additional beds and two baths on top level. total monthly rent is $11,200. Units stay rented with almost no vacancy.

12. 2026-01-02
    listed $950,000 Active 362-char remark

    Show marketing remark (361 chars)

    Rare LSU rental portfolio. Consists of 6 4 bed 3.5 bath condo units in Jessica's landing. Units are all identical floor plans. Large units with a one car garage and ground floor master, main living area, kitchen, and half bath on mid level, and additional beds and two baths on top level. total monthly rent is $11,200. Units stay rented with almost no vacancy.

13. 2026-01-02
    listed $950,000 Active 361-char remark

    Show marketing remark (361 chars)

    Rare LSU rental portfolio. Consists of 6 4 bed 3.5 bath condo units in Jessica's landing. Units are all identical floor plans. Large units with a one car garage and ground floor master, main living area, kitchen, and half bath on mid level, and additional beds and two baths on top level. total monthly rent is $11,200. Units stay rented with almost no vacancy.

14. 2024-12-11
    listed $1,025,000 Active
15. 2024-12-11
    historical
16. 2024-11-12
    listed $1,025,000 Active
17. 2024-11-12
    listed $1,025,000 Active
18. 2023-04-14
    historical
19. 2023-01-06
    listed $1,050,000 Active
20. 2023-01-06
    listed $1,050,000
21. 2022-08-02
    soldstatus
22. 2022-06-29
    listed $1,250
23. 2018-01-17
    soldstatus
24. 2018-01-03
    listed $1,250
25. 2008-05-05
    listed $233,900
26. 2008-05-05
    listed $233,900
27. 2007-06-13
    listed $188,500
28. 2007-06-13
    listed $188,500
29. 2006-07-12
    listed $199,000
30. 2006-01-17
    listed $210,000
31. 2005-11-10
    listed $191,000

ⓘ 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: $166,176
• − Mortgage interest: −$53,215
• − Property taxes: −$14,250
• − Insurance: −$4,750
• − Repairs & maintenance: −$13,294
• − Management: −$13,294
• − HOA: −$19,800
• − Depreciation: −$27,636
• Taxable income: $19,937
• Est. tax owed @ 24.0%: −$4,785
• After-tax cash flow: $27,911/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 · 10 photos

Fair 45/100 Moderate rehab

The property requires moderate renovations to update the kitchen and bathrooms, replace flooring, and refresh the exterior. These updates will significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate flooring — carpeted floors in bedrooms
• Moderate exterior siding — weathered

Value-add opportunities

• Both new kitchen cabinets — modernizes kitchen and increases appeal
• Both new bathroom fixtures — modernizes bathrooms and increases appeal
• Both new flooring — updates flooring and increases appeal
• Both new exterior siding — enhances curb appeal and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
flooring · carpeted floors in bedrooms	Moderate	$3,000–15,000
exterior siding · weathered	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Both new kitchen cabinets — modernizes kitchen and increases appeal ↑
• Both new bathroom fixtures — modernizes bathrooms and increases appeal ↑
• Both new flooring — updates flooring and increases appeal ↑
• Both new exterior siding — enhances curb appeal and increases 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

+397.4% since first listed

22 events — show timeline

• 2026-05-18 Pending — AcadianaMLS
• 2026-05-18 Pending — GBRMLS
• 2026-01-02 Listed $950,000 GBRMLS
• 2026-01-02 Listed $950,000 AcadianaMLS
• 2024-12-11 Listed $1,025,000 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-12 Listed $1,025,000 GBRMLS
• 2024-11-12 Listed $1,025,000 AcadianaMLS
• 2023-04-14 Delisted — GBRMLS
• 2023-01-06 Listed $1,050,000 AcadianaMLS
• 2023-01-06 Listed $1,050,000 GBRMLS
• 2022-08-02 Sold (MLS) — GBRMLS
• 2022-06-29 Listed $1,250 GBRMLS
• 2018-01-17 Sold (MLS) — GBRMLS
• 2018-01-03 Listed $1,250 GBRMLS
• 2008-05-05 Listed $233,900 AcadianaMLS
• 2008-05-05 Listed $233,900 GBRMLS
• 2007-06-13 Listed $188,500 AcadianaMLS
• 2007-06-13 Listed $188,500 AcadianaMLS
• 2006-07-12 Listed $199,000 AcadianaMLS
• 2006-01-17 Listed $210,000 AcadianaMLS
• 2005-11-10 Listed $191,000 AcadianaMLS