1362 Brightside Dr #201 · Baton Rouge, LA 70820

$178,000

3 bd · 3.0 ba · 1,463 sqft · Condo public records · 13 Days on market

Built 2010 $300/mo HOA · 18% of rent ↓ 4% since listing

---

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 +9.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in READY One story 3 bed 3 bath CONDO located on the LSU BUS ROUTE with stop out front of complex. Investors, parents with college students, and young adults--you do not want to miss this great 3 bedroom, 3 full bathroom condo with ceramic tile throughout that is located on the LSU bus route within a gated community. Condo has a spacious open floor plan with ceramic tile flooring throughout. Den has 9' ceilings, ceiling fan, crown molding, and the kitchen has an abundance of cabinets with slab granite counter tops. Kitchen has appliances that include: dishwasher, microwave, range, refrigerator, washer and dryer. Call us today!

Key facts

• Gated community
• Kitchen appliances
• $300 HOA

Tags

• GATED COMMUNITY
• CERAMIC TILE FLOORING
• SPACIOUS OPEN FLOOR PLAN
• ABUNDANCE OF CABINETS
• SLAB GRANITE COUNTER TOPS
• KITCHEN APPLIANCES

Property features AI

Finance

• Other: Subdivision: Brightside North; Directions: Brightside just over the railroad tracks on the right around the back to gate entry.
• HOA & community: Homeowners association with management; Annual association fee of $3,600 (equivalent to $300/month); HOA covers grounds maintenance, insurance, sewer and trash; Gated community

Exterior

• Parking: Assigned parking; 3 parking spaces
• Security: Security system; Smoke detectors; Gated community
• Utilities: Public water; Public sewer; Cable connected
• Home design: Residential condominium (attached); Suitable for multi-family use
• Construction: Vinyl siding, frame and brick construction; Shingle roof; Slab foundation; Built by unknown builder
• Exterior features: Patio; Exterior lighting; Level lot/topography

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave; Refrigerator; Stainless steel appliances
• Flooring: Tile; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Walk-in closets; Crown molding; High ceilings; Window treatments
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $178k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (4.4% below list).
• Recommended offer: $158k (11.5% below list) — sets the bar for cash-flow.
• Cap rate 5.5% 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: Belfair Montessori School (math 27% / reading 47%, grade F, #251 of 646 statewide, top 41%, 264 students, 69% FRL); Glasgow Middle School (math 29% / reading 40%, grade F, #93 of 218 statewide, top 43%, 550 students, 60% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Zoned-school proficiency averages 44% at this address vs 28% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.8%/yr); 320 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 43% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 16y 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 $140k; 27% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,580 (11.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.96% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 8.7

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-36,398
• Equity at exit: $26,540

10-year hold

• IRR: -14.9%
• Equity multiple: 0.16×
• Total profit: $-41,963
• Equity at exit: $15,390

Cash invested: $49,840 (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: 320
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$933
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$74
• HOA: −$300
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-116

Break-even live

Break-even rent $1,848

Max offer price $157,580

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-65	+0% $-116	+5% $-166	+10% $-216
Rent	-10% $-250	-5% $-183	+0% $-116	+5% $-48	+10% $19
Rate	-1.0pp $-26	-0.5pp $-70	base $-116	+0.5pp $-162	+1.0pp $-209

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	45d	1	0.18mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	23d	1	0.20mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	25d	1	0.20mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	25d	1	0.22mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	45d	3	0.22mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	25d	3	0.22mi
5111 Nicholson Dr Unit A44 Baton Rouge, LA	3.0	2.0	1567	$1,650	$1.05	25d	1	0.22mi
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,850	$1.29	16d	3	0.27mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	45d	1	0.35mi
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	25d	1	0.40mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,496	$1.89	16d	1	0.41mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	16d	1	0.45mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	45d	1	0.46mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	25d	1	0.46mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	45d	1	0.46mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	45d	1	0.46mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	23d	1	0.46mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	25d	1	0.47mi
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	45d	1	0.47mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	45d	1	0.49mi
5112 Arlington Ct Baton Rouge, LA	3.0	3.0	1601	$1,850	$1.16	45d	1	0.54mi
1274 Sharlo Ave Unit 1519871P Baton Rouge, LA	3.0	2.0	1786	$3,298	$1.85	16d	1	0.56mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,200	$1.38	16d	14	0.57mi
2122 Stonehenge Ave Baton Rouge, LA	2.0	1.5	1540	$1,550	$1.01	45d	1	0.58mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	23d	1	0.58mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	16d	1	0.60mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	16d	1	0.62mi
5648 Riverstone Dr Unit 94A Baton Rouge, LA	2.0	2.0	1603	$1,250	$0.78	23d	1	0.65mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	16d	1	0.68mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	21d	1	0.72mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	21d	1	0.72mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	45d	1	0.75mi
582 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1370	$1,500	$1.09	45d	1	0.81mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	25d	1	0.83mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	45d	2	0.85mi
5116 Highland Rd Baton Rouge, LA	2.0	1.0–2.0	771	$1,021	$1.32	16d	39	0.86mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	16d	1	0.88mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	25d	1	0.88mi
4464 Highland Rd Baton Rouge, LA	2.0	2.0	1219	$1,675	$1.37	45d	1	0.97mi
5151 Highland Rd Baton Rouge, LA	4.0	1.0–4.0	1129	$1,495	$1.32	16d	150	0.98mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-10
   status $178,000 Pending 13 DOM
2. 2026-06-09
   days on market $178,000 Active 13 DOM
3. 2026-06-08
   days on market $178,000 Active 12 DOM
4. 2026-06-07
   days on market $178,000 Active 11 DOM
5. 2026-06-05
   days on market $178,000 Active 8 DOM
6. 2026-06-03
   days on market $178,000 Active 7 DOM
7. 2026-06-02
   remarks 660-char remark
8. 2026-06-02
   days on market $178,000 Active 6 DOM
9. 2026-06-01
   days on market $178,000 Active 5 DOM
10. 2026-05-31
    days on market $178,000 Active 4 DOM
11. 2026-05-31
    days on market $178,000 Active 3 DOM
12. 2026-05-27
    listed $178,000 Active

    Show marketing remark (639 chars)

    Move in READY One story 3 bed 3 bath CONDO located on the LSU BUS ROUTE with stop out front of complex. Investors, parents with college students, and young adults--you do not want to miss this great 3 bedroom, 3 full bathroom condo with ceramic tile throughout that is located on the LSU bus route within a gated community. Condo has a spacious open floor plan with ceramic tile flooring throughout. Den has 9' ceilings, ceiling fan, crown molding, and the kitchen has an abundance of cabinets with slab granite counter tops. Kitchen has appliances that include: dishwasher, microwave, range, refrigerator, washer and dryer. Call us today!

13. 2026-05-27
    listed $178,000 Active 639-char remark

    Show marketing remark (639 chars)

    Move in READY One story 3 bed 3 bath CONDO located on the LSU BUS ROUTE with stop out front of complex. Investors, parents with college students, and young adults--you do not want to miss this great 3 bedroom, 3 full bathroom condo with ceramic tile throughout that is located on the LSU bus route within a gated community. Condo has a spacious open floor plan with ceramic tile flooring throughout. Den has 9' ceilings, ceiling fan, crown molding, and the kitchen has an abundance of cabinets with slab granite counter tops. Kitchen has appliances that include: dishwasher, microwave, range, refrigerator, washer and dryer. Call us today!

14. 2026-03-27
    price $177,500
15. 2026-03-27
    price $177,500
16. 2025-10-28
    listed $179,000 Active
17. 2025-08-02
    listed $179,000 Active
18. 2025-07-30
    price $179,000
19. 2025-07-30
    price $179,000
20. 2025-05-21
    listed $189,000 Active
21. 2020-11-09
    soldstatus $140,000
22. 2020-11-06
    soldstatus Sold
23. 2020-09-21
    status Pending
24. 2020-09-16
    listed $2,000
25. 2020-09-14
    listed $139,000 Active
26. 2020-09-14
    listed $139,000
27. 2019-08-01
    historical
28. 2019-05-16
    price $165,000
29. 2019-01-29
    listed $175,000 Active
30. 2019-01-29
    listed $165,000
31. 2014-12-16
    soldstatus $179,900
32. 2014-12-12
    soldstatus
33. 2014-11-11
    listed $179,900
34. 2014-11-11
    listed $179,900
35. 2011-05-13
    soldstatus
36. 2010-04-27
    listed $184,900
37. 2010-04-27
    listed $184,900

ⓘ 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: $1,826 · $152/mo
• Projected year-2 tax: $1,826 · $152/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,418
• − Mortgage interest: −$9,971
• − Property taxes: −$1,826
• − Insurance: −$890
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − HOA: −$3,600
• − Depreciation: −$5,178
• Taxable loss: −$4,314
• Est. tax savings @ 24.0%: +$1,035
• After-tax cash flow: $-352/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

-3.7% since first listed

26 events — show timeline

• 2026-05-27 Listed $178,000 GBRMLS
• 2026-05-27 Listed $178,000 AcadianaMLS
• 2026-03-27 Price Changed $177,500 AcadianaMLS
• 2026-03-27 Price Changed $177,500 GSREIN
• 2025-10-28 Listed $179,000 AcadianaMLS
• 2025-08-02 Listed $179,000 AcadianaMLS
• 2025-07-30 Price Changed $179,000 AcadianaMLS
• 2025-07-30 Price Changed $179,000 GSREIN
• 2025-05-21 Listed $189,000 AcadianaMLS
• 2020-11-09 Sold (Public Records) $140,000 Public Records
• 2020-11-06 Sold (MLS) — GBRMLS
• 2020-09-21 Pending — GBRMLS
• 2020-09-16 Listed $2,000 GBRMLS
• 2020-09-14 Listed $139,000 AcadianaMLS
• 2020-09-14 Listed $139,000 GBRMLS
• 2019-08-01 Delisted — GBRMLS
• 2019-05-16 Price Changed $165,000 GBRMLS
• 2019-01-29 Listed $165,000 AcadianaMLS
• 2019-01-29 Listed $175,000 GBRMLS
• 2014-12-16 Sold (Public Records) $179,900 Public Records
• 2014-12-12 Sold (MLS) — GBRMLS
• 2014-11-11 Listed $179,900 AcadianaMLS
• 2014-11-11 Listed $179,900 GBRMLS
• 2011-05-13 Sold (MLS) — GBRMLS
• 2010-04-27 Listed $184,900 GBRMLS
• 2010-04-27 Listed $184,900 AcadianaMLS

Property tax history

-1.5%/yr

Latest (2025): $1,826 · +4.7% YoY. Source: county tax records.