3030 Congress Blvd #115 · Baton Rouge, LA 70808

$68,000

2 bd · 1.5 ba · 880 sqft · Condo public records · 56 Days on market

Built 1972 $221/mo HOA · 15% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION! LOCATION! LOCATION! At the corner between Perkins Rd and College Dr, this complex located at walking distance to EBR library, Sprouts supermarket, Walmart Supercenter, many restaurants (Thai Kitchen, Ihop, Chick-fil-A, Penda Express, Gino Italian, etc.), Postal Office, Hotels, Walgreen, Auto zone, all kinds of stores. Five minutes' drive to highway I-10/I-12, 10 minutes to main hospitals. 10 minutes to downtown, 10 minutes to Louisiana Mall and 10 minutes to Pennington biomedical Research Center. It is so convenient to all places in Baton Rouge. Concord Condominium has on-site manager office, swimming pool and laundry room. Unit 115 is a downstair unit and easy to access, parking lot is in front of unit door. Unit is facing south with good natural light. It has been rented out continuously for years, and it is suitable for both self-living and investment.

Key facts

• $221 HOA
• Community pool
• Built 1972

Property features AI

Finance

• Other: Located in Concord Condominiums
• Financial info: Annual association fee: $2,652 (approximately $221/month)
• HOA & community: Homeowners association with community pool; Annual association fee (includes trash and water)

Exterior

• Parking: Off-street open parking
• Utilities: Public water
• Home design: Attached condominium; Single-story
• Construction: Brick construction; Slab foundation
• Exterior features: Private in-ground pool; Off-street open parking

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $68k.

Deal economics

• At list price, monthly cash flow is $49 ($587/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 (+1.5%/yr); 297 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k 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 56 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.12% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.97%
• DSCR: 2.33
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.54% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.50×
• Total profit: $-9,585
• Equity at exit: $10,139

10-year hold

• IRR: -10.9%
• Equity multiple: 0.42×
• Total profit: $-11,005
• Equity at exit: $5,879

Cash invested: $19,040 (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 70808

• Rents YoY: 1.5%
• Active inventory: 297
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$357
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$28
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$221
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $49

Break-even live

Break-even rent $1,377

Max offer price $68,000

Occupancy floor 92%

Sensitivity live

Price	-10% $87	-5% $68	+0% $49	+5% $30	+10% $10
Rent	-10% $-65	-5% $-8	+0% $49	+5% $106	+10% $163
Rate	-1.0pp $83	-0.5pp $66	base $49	+0.5pp $31	+1.0pp $13

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5522 Corporate Blvd Baton Rouge, LA	1.0	1.0–2.0	708	$1,085	$1.53	15d	4	0.53mi
5500 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	940	$1,785	$1.90	15d	29	0.68mi
2500 Gates Cir Baton Rouge, LA	1.0–3.0	1.0–2.0	1221	$1,742	$1.43	15d	33	0.80mi
2100 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	915	$1,460	$1.60	15d	12	0.84mi
2225 College Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	954	$962	$1.01	15d	32	1.00mi
6765 Corporate Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	922	$1,600	$1.74	44d	2	1.01mi
6765 Corporate Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1316	$1,900	$1.44	15d	4	1.01mi
1755 College Dr #224 Baton Rouge, LA	2.0	2.0	1036	$1,150	$1.11	24d	1	1.11mi
1714 College Dr Baton Rouge, LA	2.0	1.0	844	$1,500	$1.78	44d	1	1.15mi
6929 Commerce Cir Baton Rouge, LA	1.0–2.0	1.0–2.0	969	$1,807	$1.86	15d	16	1.15mi
3645 Gladiola St Unit 7 Baton Rouge, LA	1.0	1.0	650	$1,395	$2.15	44d	1	1.20mi
1607 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	1040	$1,030	$0.99	15d	1	1.21mi
6810 Jefferson Hwy Baton Rouge, LA	1.0–3.0	1.0–2.0	1051	$1,599	$1.52	15d	29	1.43mi
1100 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–1.5	795	$918	$1.15	15d	3	1.45mi

HOA detail condo

• Monthly dues: $221 · $2,652/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $68,000 Active 56 DOM
2. 2026-06-17
   days on market $68,000 Active 55 DOM
3. 2026-06-16
   days on market $68,000 Active 54 DOM
4. 2026-06-15
   days on market $68,000 Active 53 DOM
5. 2026-06-14
   days on market $68,000 Active 51 DOM
6. 2026-06-10
   days on market $68,000 Active 48 DOM
7. 2026-06-09
   days on market $68,000 Active 47 DOM
8. 2026-06-08
   days on market $68,000 Active 46 DOM
9. 2026-06-07
   days on market $68,000 Active 45 DOM
10. 2026-06-05
    days on market $68,000 Active 42 DOM
11. 2026-06-03
    days on market $68,000 Active 41 DOM
12. 2026-06-02
    days on market $68,000 Active 40 DOM
13. 2026-06-01
    days on market $68,000 Active 39 DOM
14. 2026-05-31
    days on market $68,000 Active 38 DOM
15. 2026-05-31
    days on market $68,000 Active 37 DOM
16. 2026-04-22
    listed $72,000 Active 604-char remark

    Show marketing remark (877 chars)

    LOCATION! LOCATION! LOCATION! At the corner between Perkins Rd and College Dr, this complex located at walking distance to EBR library, Sprouts supermarket, Walmart Supercenter, many restaurants (Thai Kitchen, Ihop, Chick-fil-A, Penda Express, Gino Italian, etc.), Postal Office, Hotels, Walgreen, Auto zone, all kinds of stores. Five minutes' drive to highway I-10/I-12, 10 minutes to main hospitals. 10 minutes to downtown, 10 minutes to Louisiana Mall and 10 minutes to Pennington biomedical Research Center. It is so convenient to all places in Baton Rouge. Concord Condominium has on-site manager office, swimming pool and laundry room. Unit 115 is a downstair unit and easy to access, parking lot is in front of unit door. Unit is facing south with good natural light. It has been rented out continuously for years, and it is suitable for both self-living and investment.

17. 2026-04-22
    listed $72,000 Active 603-char remark

    Show marketing remark (877 chars)

    LOCATION! LOCATION! LOCATION! At the corner between Perkins Rd and College Dr, this complex located at walking distance to EBR library, Sprouts supermarket, Walmart Supercenter, many restaurants (Thai Kitchen, Ihop, Chick-fil-A, Penda Express, Gino Italian, etc.), Postal Office, Hotels, Walgreen, Auto zone, all kinds of stores. Five minutes' drive to highway I-10/I-12, 10 minutes to main hospitals. 10 minutes to downtown, 10 minutes to Louisiana Mall and 10 minutes to Pennington biomedical Research Center. It is so convenient to all places in Baton Rouge. Concord Condominium has on-site manager office, swimming pool and laundry room. Unit 115 is a downstair unit and easy to access, parking lot is in front of unit door. Unit is facing south with good natural light. It has been rented out continuously for years, and it is suitable for both self-living and investment.

18. 2022-10-24
    listed $855
19. 2020-12-06
    soldstatus
20. 2020-11-18
    listed $775
21. 2006-11-30
    soldstatus
22. 2006-06-05
    listed $66,000
23. 2006-06-05
    listed $66,000

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $665 · $55/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 AE · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,268
• − Mortgage interest: −$3,809
• − Property taxes: −$665
• − Insurance: −$5,458
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − HOA: −$2,652
• − Depreciation: −$1,978
• Taxable loss: −$57
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $601/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): 35,843
• Household income: $69,418
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 2545.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 20% Two or more races 7% Hispanic / Latino 6% Asian 5%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Lithuanian 12% Slovak 2% Romanian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 2% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -351.73%
• Current HPI: 196.4406
• Rent YoY: ▲ 1.54%
• 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

+3.0% since first listed

10 events — show timeline

• 2026-05-28 Price Changed $68,000 AcadianaMLS
• 2026-05-28 Price Changed $68,000 GBRMLS
• 2026-04-22 Listed $72,000 GBRMLS
• 2026-04-22 Listed $72,000 AcadianaMLS
• 2022-10-24 Listed $855 GBRMLS
• 2020-12-06 Sold (MLS) — GBRMLS
• 2020-11-18 Listed $775 GBRMLS
• 2006-11-30 Sold (MLS) — GBRMLS
• 2006-06-05 Listed $66,000 GBRMLS
• 2006-06-05 Listed $66,000 AcadianaMLS

Property tax history

+2.2%/yr

Latest (2025): $665 · +4.7% YoY. Source: county tax records.