8155 Jefferson Hwy #503 · Baton Rouge, LA 70809

$115,000

2 bd · 2.0 ba · 1,240 sqft · Condo public records · 74 Days on market

Built 1980 $93/sqft · 15% below area Est $136k · 15% under $319/mo HOA · 22% of rent ↓ 10% since listing

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Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +14.4/15.0
• 1% rule +7.6/10.0
• DSCR +4.9/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful second-floor 2-bedroom 2-bath condo features a vaulted ceiling in the living room, new flooring throughout, and comes fully equipped with all appliances, including washer/dryer combo as well as a brand new dishwasher. The spacious layout offers a cozy fireplace, walk-in closets, and abundant storage. This unit is located close to the clubhouse, pool, and mailboxes. Located in a well-maintained community, this property is ideal for first-time home buyers, parents seeking convenient student housing, or investors looking for strong rental potential and low maintenance ownership. The HOA covers exterior maintenance, including the roof, as well as common areas, providing true peace of mind. Perfectly situated on Jefferson Highway with easy access to I-10 and I-21, this condo is just minutes from downtown Baton Rouge, Our Lady of the Lake, shopping, dining, and more. Don't miss this opportunity to own in one of Baton Rouge's most convenient corridors.

Key facts

• Vaulted ceiling
• New flooring
• Walk-in closets

Tags

• VAULTED CEILING
• NEW FLOORING
• COZY FIREPLACE
• WALK-IN CLOSETS
• ABUNDANT STORAGE
• EASY ACCESS TO I-10

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $52 ($625/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.2% 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.
• Zoned schools: Lasalle Elementary School (math 24% / reading 35%, grade F, #333 of 646 statewide, top 54%, 499 students, 66% FRL); Westdale Middle School (math 15% / reading 30%, grade F, #151 of 218 statewide, top 70%, 757 students, 69% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Market conditions: Rents rising (+2.2%/yr); 260 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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 74 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y ago; this cycle's ask has dropped $14k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 1.26% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 6.6

CMA / ARV

• ARV (median comp): $135,789
• List price: $115,000
• Delta: -15.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.16% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-16,328
• Equity at exit: $17,147

10-year hold

• IRR: -7.2%
• Equity multiple: 0.56×
• Total profit: $-14,019
• Equity at exit: $9,943

Cash invested: $32,200 (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 70809

• Rents YoY: 2.2%
• Active inventory: 260
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$603
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$48
• HOA: −$319
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $52

Break-even live

Break-even rent $1,388

Max offer price $115,000

Occupancy floor 91%

Sensitivity live

Price	-10% $117	-5% $85	+0% $52	+5% $20	+10% $-13
Rent	-10% $-63	-5% $-5	+0% $52	+5% $110	+10% $167
Rate	-1.0pp $110	-0.5pp $81	base $52	+0.5pp $22	+1.0pp $-8

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8155 Jefferson Hwy Baton Rouge, LA	1.0–3.0	1.0–2.0	1032	$1,288	$1.25	46d	2	0.02mi
7200 Cypress Lake Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	1127	$1,460	$1.30	16d	20	0.11mi
7915 Jefferson Place Blvd Unit 36D Baton Rouge, LA	2.0	2.0	1278	$1,400	$1.10	16d	1	0.18mi
7925 Jefferson Place Blvd Baton Rouge, LA	3.0	2.0	1475	$1,900	$1.29	46d	1	0.20mi
7645 N Jefferson Place Cir Unit 7645-F Baton Rouge, LA	2.0	2.0	1230	$1,425	$1.16	25d	1	0.27mi
8001 Jefferson Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	899	$1,549	$1.72	16d	14	0.29mi
7939 Jefferson Hwy Baton Rouge, LA	1.0–2.0	1.0–1.5	983	$895	$0.91	25d	1	0.36mi
7975 Jefferson Pl Blvd Baton Rouge, LA	2.0	2.0	1278	$1,288	$1.01	46d	1	0.36mi
8212 Argosy Ct Baton Rouge, LA	3.0	2.0	1433	$1,800	$1.26	25d	1	0.36mi
8131 Sholar Dr Baton Rouge, LA	3.0	1.5	1500	$2,000	$1.33	16d	1	0.43mi
8082 Sholar Dr Baton Rouge, LA	3.0	2.0	1254	$1,650	$1.32	25d	1	0.46mi
8732 Jefferson Hwy #7 Baton Rouge, LA	2.0	2.5	1200	$1,700	$1.42	25d	1	0.64mi
1701 Lobdell Ave #15 Baton Rouge, LA	1.0	1.0	824	$1,075	$1.30	16d	1	0.76mi
1701 Lobdell Ave Baton Rouge, LA	1.0	1.0	772	$1,035	$1.34	25d	2	0.79mi
4155 Essen Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1140	$1,511	$1.33	16d	12	0.89mi
2424 Drusilla Ln Baton Rouge, LA	1.0–3.0	1.0–2.0	1039	$1,096	$1.06	16d	13	1.08mi
6929 Commerce Cir Baton Rouge, LA	1.0–2.0	1.0–2.0	969	$1,807	$1.86	16d	16	1.22mi
6765 Corporate Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	922	$1,600	$1.74	46d	2	1.23mi
6765 Corporate Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1316	$1,900	$1.44	16d	4	1.23mi
4085 Fleet Dr Baton Rouge, LA	3.0	1.5	1000	$1,400	$1.40	21d	1	1.24mi
6810 Jefferson Hwy Baton Rouge, LA	1.0–3.0	1.0–2.0	1051	$1,599	$1.52	16d	29	1.25mi
2500 Gates Cir Baton Rouge, LA	1.0–3.0	1.0–2.0	1221	$1,742	$1.43	16d	33	1.30mi

HOA detail condo

• Monthly dues: $319 · $3,828/yr
• Likely covers: exterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 38 events

1. 2026-06-23
   days on market $115,000 Active 74 DOM
2. 2026-06-22
   days on market $115,000 Active 73 DOM
3. 2026-06-18
   days on market $115,000 Active 70 DOM
4. 2026-06-17
   days on market $115,000 Active 69 DOM
5. 2026-06-16
   days on market $115,000 Active 68 DOM
6. 2026-06-15
   days on market $115,000 Active 67 DOM
7. 2026-06-14
   days on market $115,000 Active 65 DOM
8. 2026-06-10
   days on market $115,000 Active 62 DOM
9. 2026-06-09
   days on market $115,000 Active 61 DOM
10. 2026-06-09
    price $115,000 Active 60 DOM
11. 2026-06-08
    days on market $124,900 Active 60 DOM
12. 2026-06-07
    days on market $124,900 Active 59 DOM
13. 2026-06-05
    days on market $124,900 Active 56 DOM
14. 2026-06-03
    days on market $124,900 Active 55 DOM
15. 2026-06-02
    days on market $124,900 Active 54 DOM
16. 2026-06-01
    days on market $124,900 Active 53 DOM
17. 2026-05-31
    days on market $124,900 Active 52 DOM
18. 2026-05-31
    days on market $124,900 Active 51 DOM
19. 2026-04-29
    price $124,900 974-char remark

    Show marketing remark (974 chars)

    This beautiful second-floor 2-bedroom 2-bath condo features a vaulted ceiling in the living room, new flooring throughout, and comes fully equipped with all appliances, including washer/dryer combo as well as a brand new dishwasher. The spacious layout offers a cozy fireplace, walk-in closets, and abundant storage. This unit is located close to the clubhouse, pool, and mailboxes. Located in a well-maintained community, this property is ideal for first-time home buyers, parents seeking convenient student housing, or investors looking for strong rental potential and low maintenance ownership. The HOA covers exterior maintenance, including the roof, as well as common areas, providing true peace of mind. Perfectly situated on Jefferson Highway with easy access to I-10 and I-21, this condo is just minutes from downtown Baton Rouge, Our Lady of the Lake, shopping, dining, and more. Don't miss this opportunity to own in one of Baton Rouge's most convenient corridors.

20. 2026-04-28
    price $124,900 974-char remark

    Show marketing remark (974 chars)

    This beautiful second-floor 2-bedroom 2-bath condo features a vaulted ceiling in the living room, new flooring throughout, and comes fully equipped with all appliances, including washer/dryer combo as well as a brand new dishwasher. The spacious layout offers a cozy fireplace, walk-in closets, and abundant storage. This unit is located close to the clubhouse, pool, and mailboxes. Located in a well-maintained community, this property is ideal for first-time home buyers, parents seeking convenient student housing, or investors looking for strong rental potential and low maintenance ownership. The HOA covers exterior maintenance, including the roof, as well as common areas, providing true peace of mind. Perfectly situated on Jefferson Highway with easy access to I-10 and I-21, this condo is just minutes from downtown Baton Rouge, Our Lady of the Lake, shopping, dining, and more. Don't miss this opportunity to own in one of Baton Rouge's most convenient corridors.

21. 2026-04-09
    listed $129,000 Active 974-char remark

    Show marketing remark (974 chars)

    This beautiful second-floor 2-bedroom 2-bath condo features a vaulted ceiling in the living room, new flooring throughout, and comes fully equipped with all appliances, including washer/dryer combo as well as a brand new dishwasher. The spacious layout offers a cozy fireplace, walk-in closets, and abundant storage. This unit is located close to the clubhouse, pool, and mailboxes. Located in a well-maintained community, this property is ideal for first-time home buyers, parents seeking convenient student housing, or investors looking for strong rental potential and low maintenance ownership. The HOA covers exterior maintenance, including the roof, as well as common areas, providing true peace of mind. Perfectly situated on Jefferson Highway with easy access to I-10 and I-21, this condo is just minutes from downtown Baton Rouge, Our Lady of the Lake, shopping, dining, and more. Don't miss this opportunity to own in one of Baton Rouge's most convenient corridors.

22. 2026-04-09
    listed $129,000 Active 974-char remark

    Show marketing remark (974 chars)

    This beautiful second-floor 2-bedroom 2-bath condo features a vaulted ceiling in the living room, new flooring throughout, and comes fully equipped with all appliances, including washer/dryer combo as well as a brand new dishwasher. The spacious layout offers a cozy fireplace, walk-in closets, and abundant storage. This unit is located close to the clubhouse, pool, and mailboxes. Located in a well-maintained community, this property is ideal for first-time home buyers, parents seeking convenient student housing, or investors looking for strong rental potential and low maintenance ownership. The HOA covers exterior maintenance, including the roof, as well as common areas, providing true peace of mind. Perfectly situated on Jefferson Highway with easy access to I-10 and I-21, this condo is just minutes from downtown Baton Rouge, Our Lady of the Lake, shopping, dining, and more. Don't miss this opportunity to own in one of Baton Rouge's most convenient corridors.

23. 2025-07-07
    listed $135,000 Active
24. 2025-07-07
    listed $135,000 Active
25. 2025-05-22
    historical $1,095
26. 2025-03-21
    price $1,095
27. 2025-02-26
    price $1,150
28. 2025-01-31
    listed $135,000 Active
29. 2025-01-31
    listed $135,000 Active
30. 2025-01-18
    listed $1,195
31. 2024-03-01
    historical
32. 2024-02-19
    listed $135,000 Active
33. 2024-02-19
    listed $135,000
34. 2021-03-11
    soldstatus
35. 2020-12-09
    listed $995
36. 2006-10-30
    soldstatus
37. 2006-08-14
    listed $138,900
38. 2006-08-14
    listed $138,900

ⓘ 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: $1,520 · $127/mo
• Projected year-2 tax: $1,520 · $127/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 · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,450
• − Mortgage interest: −$6,442
• − Property taxes: −$1,520
• − Insurance: −$575
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − HOA: −$3,828
• − Depreciation: −$3,345
• Taxable loss: −$1,053
• Est. tax savings @ 24.0%: +$253
• After-tax cash flow: $878/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): 25,732
• Household income: $79,967
• Rent vs Own: 45.9% rent · 54.1% own
• Severe rent burden: 830.0

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 0.56)
• Race & ethnicity: White 62% Black 23% Two or more races 7% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 2% Arabic 2%

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: ▼ -205.49%
• Current HPI: 154.7018
• Rent YoY: ▲ 2.16%
• 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

-10.1% since first listed

20 events — show timeline

• 2026-04-29 Price Changed $124,900 AcadianaMLS
• 2026-04-28 Price Changed $124,900 GBRMLS
• 2026-04-09 Listed $129,000 GBRMLS
• 2026-04-09 Listed $129,000 AcadianaMLS
• 2025-07-07 Listed $135,000 GBRMLS
• 2025-07-07 Listed $135,000 AcadianaMLS
• 2025-05-22 Rental Removed $1,095 PROPERTYWARE
• 2025-03-21 Price Changed $1,095 PROPERTYWARE
• 2025-02-26 Price Changed $1,150 PROPERTYWARE
• 2025-01-31 Listed $135,000 AcadianaMLS
• 2025-01-31 Listed $135,000 GBRMLS
• 2025-01-18 Listed for Rent $1,195 PROPERTYWARE
• 2024-03-01 Delisted — GBRMLS
• 2024-02-19 Listed $135,000 AcadianaMLS
• 2024-02-19 Listed $135,000 GBRMLS
• 2021-03-11 Sold (MLS) — GBRMLS
• 2020-12-09 Listed $995 GBRMLS
• 2006-10-30 Sold (MLS) — GBRMLS
• 2006-08-14 Listed $138,900 GBRMLS
• 2006-08-14 Listed $138,900 AcadianaMLS

Property tax history

+0.5%/yr

Latest (2025): $1,520 · +4.7% YoY. Source: county tax records.