3333 Carol Dr #3333 · Baton Rouge, LA 70806

$107,000

2 bd · 1.0 ba · 515 sqft · Condo public records · 30 Days on market

Built 1945 $15/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bathroom condo located in the heart of Mid City! This move-in ready home offers comfort, convenience, and updates throughout. The downstairs features beautiful luxury flooring installed just 3 years ago, and the kitchen includes a newer Samsung smart range that is less than 3 years old. The roof is only 6 years old, giving added peace of mind for years to come. Nestled in a very quiet neighborhood, this condo offers the perfect blend of comfort and location. Conveniently located just minutes from Louisiana State University and Baton Rouge Community College, plus shopping, restaurants, and entertainment. Whether you're a first-time buyer, student, investor, or looking to downsize, this low-maintenance condo is one you don't want to miss! (Buyer to verify and confirm sq ft of home and property and also flood zone designation).

Key facts

• Luxury flooring
• Quiet neighborhood
• $15 HOA

Tags

• LUXURY FLOORING
• NEWER SAMSUNG SMART RANGE
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Located in the Villa Condominium community
• HOA & community: Homeowners association with an annual fee of $175 (about $14.58/month)

Exterior

• Parking: On-street parking; Open parking
• Utilities: Public water; Public sewer
• Home design: Attached condominium (residential); Wood siding and brick exterior
• Construction: Wood siding and brick construction; Pillar/post/pier foundation; Built as an attached property
• Exterior features: Public water; Public sewer; On-street parking; Open parking

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $107k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $105k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Zoned schools: Bernard Terrace Elementary School (math 8% / reading 27%, grade F, #483 of 646 statewide, top 75%, 283 students, 91% 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) — zoned schools at 73% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 241 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $740 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 30 days — a 2% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,395 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-9,321
• Equity at exit: $15,954

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $3,539
• Equity at exit: $9,251

Cash invested: $29,960 (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 70806

• Rents YoY: 3.4%
• Active inventory: 241
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,075 high
• Mortgage (P&I): −$561
• Tax from tax record: −$110 /mo · $1,320/yr
• Insurance: −$45
• HOA: −$15
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $119

Break-even live

Break-even rent $925

Max offer price $107,000

Occupancy floor 84%

Sensitivity live

Price	-10% $179	-5% $149	+0% $119	+5% $88	+10% $58
Rent	-10% $34	-5% $76	+0% $119	+5% $161	+10% $203
Rate	-1.0pp $172	-0.5pp $146	base $119	+0.5pp $91	+1.0pp $63

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	45d	1	0.32mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	25d	1	0.32mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	45d	1	0.52mi
2500 McGrath Ave Unit 2 Baton Rouge, LA	1.0	1.0	750	$1,000	$1.33	45d	1	0.52mi
2361 Wisteria St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	45d	1	0.52mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,120	$1.45	15d	6	0.54mi
115 S Leo St Baton Rouge, LA	1.0	1.0	550	$1,100	$2.00	25d	1	0.59mi
4430 Hatcher Ave Unit 115 Baton Rouge, LA	1.0	1.0	598	$900	$1.51	45d	1	0.65mi
636 N 39th St Apt 2 Baton Rouge, LA	2.0	1.0	700	$900	$1.29	15d	1	0.79mi
4735 Government St #102 Baton Rouge, LA	1.0	1.0	690	$875	$1.27	15d	1	0.79mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$1,380	$0.86	15d	1	1.00mi
1241 S 18th St Baton Rouge, LA	1.0	1.0	700	$1,000	$1.43	15d	1	1.05mi
1509 Government St Baton Rouge, LA	1.0	1.0	650	$1,150	$1.77	45d	1	1.08mi
950 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	888	$975	$1.10	15d	1	1.09mi
2040 Gayosa St Baton Rouge, LA	1.0–2.0	1.0–2.0	764	$1,250	$1.64	45d	1	1.11mi
1100 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–1.5	795	$918	$1.15	15d	3	1.28mi
450 Cloud Dr Baton Rouge, LA	1.0–2.0	1.0	649	$750	$1.16	25d	1	1.29mi
1201 N Foster Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1300	$1,240	$0.95	15d	31	1.39mi
1356 Main St Unit 1 Baton Rouge, LA	1.0	1.0	700	$600	$0.86	45d	1	1.40mi

HOA detail condo

• Monthly dues: $15 · $180/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-09
   status $107,000 Pending 30 DOM
2. 2026-06-08
   days on market $107,000 Active 30 DOM

   Show marketing remark (874 chars)

   Welcome to this charming 2-bedroom, 1-bathroom condo located in the heart of Mid City! This move-in ready home offers comfort, convenience, and updates throughout. The downstairs features beautiful luxury flooring installed just 3 years ago, and the kitchen includes a newer Samsung smart range that is less than 3 years old. The roof is only 6 years old, giving added peace of mind for years to come. Nestled in a very quiet neighborhood, this condo offers the perfect blend of comfort and location. Conveniently located just minutes from Louisiana State University and Baton Rouge Community College, plus shopping, restaurants, and entertainment. Whether you're a first-time buyer, student, investor, or looking to downsize, this low-maintenance condo is one you don't want to miss! (Buyer to verify and confirm sq ft of home and property and also flood zone designation).

3. 2026-06-07
   days on market $107,000 Active 29 DOM
4. 2026-06-05
   days on market $107,000 Active 26 DOM
5. 2026-06-03
   days on market $107,000 Active 25 DOM
6. 2026-06-02
   days on market $107,000 Active 24 DOM
7. 2026-06-01
   days on market $107,000 Active 23 DOM
8. 2026-05-31
   days on market $107,000 Active 22 DOM
9. 2026-05-31
   days on market $107,000 Active 21 DOM
10. 2026-05-08
    listed $107,000 Active 874-char remark

    Show marketing remark (874 chars)

    Welcome to this charming 2-bedroom, 1-bathroom condo located in the heart of Mid City! This move-in ready home offers comfort, convenience, and updates throughout. The downstairs features beautiful luxury flooring installed just 3 years ago, and the kitchen includes a newer Samsung smart range that is less than 3 years old. The roof is only 6 years old, giving added peace of mind for years to come. Nestled in a very quiet neighborhood, this condo offers the perfect blend of comfort and location. Conveniently located just minutes from Louisiana State University and Baton Rouge Community College, plus shopping, restaurants, and entertainment. Whether you're a first-time buyer, student, investor, or looking to downsize, this low-maintenance condo is one you don't want to miss! (Buyer to verify and confirm sq ft of home and property and also flood zone designation).

11. 2026-05-08
    listed $107,000 Active 887-char remark

    Show marketing remark (874 chars)

    Welcome to this charming 2-bedroom, 1-bathroom condo located in the heart of Mid City! This move-in ready home offers comfort, convenience, and updates throughout. The downstairs features beautiful luxury flooring installed just 3 years ago, and the kitchen includes a newer Samsung smart range that is less than 3 years old. The roof is only 6 years old, giving added peace of mind for years to come. Nestled in a very quiet neighborhood, this condo offers the perfect blend of comfort and location. Conveniently located just minutes from Louisiana State University and Baton Rouge Community College, plus shopping, restaurants, and entertainment. Whether you're a first-time buyer, student, investor, or looking to downsize, this low-maintenance condo is one you don't want to miss! (Buyer to verify and confirm sq ft of home and property and also flood zone designation).

12. 2017-12-27
    soldstatus Sold

    Show marketing remark (946 chars)

    Charming condo located in the desirable Villa Condominium's. Conveniently located near The Garden District, Mid City, and Government Street shops and restaurants. This two story condo features spacious living areas. The Den has crown molding and pretty stair case. The Large Dining has crown molding, a wall of built ins and a large window that over looks the rear yard. The Kitchen has tiled floors, metal ceiling squares, crown molding, ceiling fan, painted cabinets, a back door that opens to the covered back porch and the refrigerator remains, and the full size washer and dryer. The Bathroom has vintage tiled flooring, pedestal sink, freshly glazed tub with custom tiled surround, crown molding and a storage cabinet. Both Bedrooms are very spacious with crown molding, ceiling fans and nice closets. Great neural colors throughout, 2 inch wood blinds. No flood insurance Required. House did not flood. Low HOA dues. Well maintained condo!

13. 2017-11-06
    status Pending

    Show marketing remark (946 chars)

    Charming condo located in the desirable Villa Condominium's. Conveniently located near The Garden District, Mid City, and Government Street shops and restaurants. This two story condo features spacious living areas. The Den has crown molding and pretty stair case. The Large Dining has crown molding, a wall of built ins and a large window that over looks the rear yard. The Kitchen has tiled floors, metal ceiling squares, crown molding, ceiling fan, painted cabinets, a back door that opens to the covered back porch and the refrigerator remains, and the full size washer and dryer. The Bathroom has vintage tiled flooring, pedestal sink, freshly glazed tub with custom tiled surround, crown molding and a storage cabinet. Both Bedrooms are very spacious with crown molding, ceiling fans and nice closets. Great neural colors throughout, 2 inch wood blinds. No flood insurance Required. House did not flood. Low HOA dues. Well maintained condo!

14. 2017-11-02
    listed $92,000 Active

    Show marketing remark (946 chars)

    Charming condo located in the desirable Villa Condominium's. Conveniently located near The Garden District, Mid City, and Government Street shops and restaurants. This two story condo features spacious living areas. The Den has crown molding and pretty stair case. The Large Dining has crown molding, a wall of built ins and a large window that over looks the rear yard. The Kitchen has tiled floors, metal ceiling squares, crown molding, ceiling fan, painted cabinets, a back door that opens to the covered back porch and the refrigerator remains, and the full size washer and dryer. The Bathroom has vintage tiled flooring, pedestal sink, freshly glazed tub with custom tiled surround, crown molding and a storage cabinet. Both Bedrooms are very spacious with crown molding, ceiling fans and nice closets. Great neural colors throughout, 2 inch wood blinds. No flood insurance Required. House did not flood. Low HOA dues. Well maintained condo!

15. 2017-11-02
    listed $92,000

    Show marketing remark (946 chars)

    Charming condo located in the desirable Villa Condominium's. Conveniently located near The Garden District, Mid City, and Government Street shops and restaurants. This two story condo features spacious living areas. The Den has crown molding and pretty stair case. The Large Dining has crown molding, a wall of built ins and a large window that over looks the rear yard. The Kitchen has tiled floors, metal ceiling squares, crown molding, ceiling fan, painted cabinets, a back door that opens to the covered back porch and the refrigerator remains, and the full size washer and dryer. The Bathroom has vintage tiled flooring, pedestal sink, freshly glazed tub with custom tiled surround, crown molding and a storage cabinet. Both Bedrooms are very spacious with crown molding, ceiling fans and nice closets. Great neural colors throughout, 2 inch wood blinds. No flood insurance Required. House did not flood. Low HOA dues. Well maintained condo!

16. 2004-10-15
    soldstatus
17. 2003-05-12
    listed $74,900
18. 1997-09-30
    soldstatus
19. 1997-05-30
    listed $64,500

ⓘ 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: $1,320 · $110/mo
• Projected year-2 tax: $1,320 · $110/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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 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: $12,900
• − Mortgage interest: −$5,994
• − Property taxes: −$1,320
• − Insurance: −$535
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − HOA: −$180
• − Depreciation: −$3,113
• Taxable loss: −$305
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,496/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): 28,302
• Household income: $55,642
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 1968.0

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 0.62)
• Race & ethnicity: White 48% Black 38% Two or more races 8% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 9% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% Chinese 1% French/Haitian/Cajun 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: ▼ -167.56%
• Current HPI: 185.0655
• Rent YoY: ▲ 3.42%
• 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

+65.9% since first listed

14 events — show timeline

• 2026-06-11 Sold (MLS) — AcadianaMLS
• 2026-06-11 Sold (MLS) — GBRMLS
• 2026-06-08 Pending — AcadianaMLS
• 2026-06-08 Pending — GBRMLS
• 2026-05-08 Listed $107,000 AcadianaMLS
• 2026-05-08 Listed $107,000 GBRMLS
• 2017-12-27 Sold (MLS) — GBRMLS
• 2017-11-06 Pending — GBRMLS
• 2017-11-02 Listed $92,000 GBRMLS
• 2017-11-02 Listed $92,000 AcadianaMLS
• 2004-10-15 Sold (MLS) — GBRMLS
• 2003-05-12 Listed $74,900 GBRMLS
• 1997-09-30 Sold (MLS) — GBRMLS
• 1997-05-30 Listed $64,500 GBRMLS

Property tax history

+4.1%/yr

Latest (2025): $1,320 · +4.7% YoY. Source: county tax records.