1755 College Dr #110 · Baton Rouge, LA 70808

$76,000

1 bd · 1.0 ba · 714 sqft · Condo public records · 22 Days on market

Built 1970 $222/mo HOA · 23% of rent

---

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 +16.8/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 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

Westdale Club Condominiums offers a park-like setting with beautifully maintained grounds, lush common areas, and a sparkling community pool. GROUND-LEVEL Unit 110 features one of the larger 1-bedroom, 1-bath floorplans in the complex. This move-in ready condo was extensively updated approximately 13 years ago with granite countertops, updated cabinetry, newer windows, ceramic tile flooring throughout, updated tub and tile surround, fresh paint, newer range and microwave, added can lighting, ceiling fans, updated receptacles -- the works! Major recent improvements include a brand-new HVAC system (2025), and the roof was replaced less than 10 years ago. Clean, updated, and ready for its next owner! GREAT LOCATION in the heart of Baton Rouge with quick access to I-10, Jefferson Hwy, Corporate Blvd., LSU, shopping, dining, and nearby Mid City amenities. HOA dues cover pest control, grounds and pool maintenance, water, sewer, and trash service. (Owner/Agent)

Key facts

• Community pool
• Park-like setting
• Granite countertops

Tags

• PARK-LIKE SETTING
• MAINTAINED GROUNDS
• COMMUNITY POOL
• GRANITE COUNTERTOPS
• UPDATED CABINETRY
• CERAMIC TILE FLOORING

Property features AI

Finance

• Other: Sidewalks in community; Subdivision: Westdale Club Condo; Directions: College Drive to Westdale Club Condominiums
• Financial info: Association fee listed annually
• HOA & community: Homeowners association with annual fee (management and pool access); Association fee includes grounds maintenance, insurance, pest control, sewer, trash, and water

Exterior

• Parking: Assigned parking; Concrete parking surface
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Condominium (attached residential); Attached property
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built (year not provided)
• Exterior features: Exterior lighting; Pool (community)

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher; Microwave; Refrigerator
• Flooring: Tile; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); Window treatments

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $76k.

Deal economics

• At list price, monthly cash flow is $49 ($591/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $76k).
• Recommended offer: $75k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 17 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).
• This rent is only 17% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $525 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 22 days — a 2% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,860 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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: 1.30% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 6.4

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: -13.9%
• Equity multiple: 0.51×
• Total profit: $-10,463
• Equity at exit: $11,332

10-year hold

• IRR: -8.3%
• Equity multiple: 0.52×
• Total profit: $-10,184
• Equity at exit: $6,571

Cash invested: $21,280 (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: 6.4×

Monthly cashflow live

• Estimated rent: $985 high
• Mortgage (P&I): −$399
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$32
• HOA: −$222
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $49

Break-even live

Break-even rent $923

Max offer price $76,000

Occupancy floor 90%

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: $19,000
• Closing costs: $2,280
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2225 College Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	954	$700	$0.73	14d	32	0.19mi
2100 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	915	$937	$1.02	14d	12	0.26mi
1100 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–1.5	795	$885	$1.11	14d	3	0.35mi
950 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	888	$825	$0.93	14d	1	0.49mi
5522 Corporate Blvd Baton Rouge, LA	1.0	1.0–2.0	708	$1,085	$1.53	14d	4	0.58mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$920	$0.57	14d	1	0.59mi
6929 Commerce Cir Baton Rouge, LA	1.0–2.0	1.0–2.0	969	$1,231	$1.27	14d	16	0.81mi
6810 Jefferson Hwy Baton Rouge, LA	1.0–3.0	1.0–2.0	1051	$1,269	$1.21	14d	29	0.86mi
450 Cloud Dr Baton Rouge, LA	1.0–2.0	1.0	649	$635	$0.98	23d	1	0.89mi
4735 Government St #102 Baton Rouge, LA	1.0	1.0	690	$875	$1.27	14d	1	0.96mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	44d	1	0.98mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	44d	1	1.06mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	23d	1	1.06mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$887	$1.15	14d	6	1.14mi
4430 Hatcher Ave Unit 115 Baton Rouge, LA	1.0	1.0	598	$900	$1.51	44d	1	1.14mi
115 S Leo St Baton Rouge, LA	1.0	1.0	550	$1,100	$2.00	23d	1	1.27mi
376 Croydon Ave Unit B Baton Rouge, LA	1.0	1.0	574	$1,000	$1.74	44d	1	1.40mi

HOA detail condo

• Monthly dues: $222 · $2,664/yr
• Likely covers: watersewertrashlandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $76,000 Active 22 DOM
2. 2026-06-17
   days on market $76,000 Active 21 DOM
3. 2026-06-16
   days on market $76,000 Active 20 DOM
4. 2026-06-15
   days on market $76,000 Active 19 DOM
5. 2026-06-14
   days on market $76,000 Active 17 DOM
6. 2026-06-10
   days on market $76,000 Active 14 DOM
7. 2026-06-09
   days on market $76,000 Active 13 DOM
8. 2026-06-08
   days on market $76,000 Active 12 DOM
9. 2026-06-07
   days on market $76,000 Active 11 DOM
10. 2026-06-05
    days on market $76,000 Active 8 DOM
11. 2026-06-03
    days on market $76,000 Active 7 DOM
12. 2026-06-03
    price $76,000 Active 6 DOM
13. 2026-06-02
    days on market $80,000 Active 6 DOM
14. 2026-06-01
    days on market $80,000 Active 5 DOM
15. 2026-05-31
    days on market $80,000 Active 4 DOM
16. 2026-05-31
    days on market $80,000 Active 3 DOM
17. 2026-05-27
    listed $80,000 Active

    Show marketing remark (968 chars)

    Westdale Club Condominiums offers a park-like setting with beautifully maintained grounds, lush common areas, and a sparkling community pool. GROUND-LEVEL Unit 110 features one of the larger 1-bedroom, 1-bath floorplans in the complex. This move-in ready condo was extensively updated approximately 13 years ago with granite countertops, updated cabinetry, newer windows, ceramic tile flooring throughout, updated tub and tile surround, fresh paint, newer range and microwave, added can lighting, ceiling fans, updated receptacles -- the works! Major recent improvements include a brand-new HVAC system (2025), and the roof was replaced less than 10 years ago. Clean, updated, and ready for its next owner! GREAT LOCATION in the heart of Baton Rouge with quick access to I-10, Jefferson Hwy, Corporate Blvd., LSU, shopping, dining, and nearby Mid City amenities. HOA dues cover pest control, grounds and pool maintenance, water, sewer, and trash service. (Owner/Agent)

18. 2026-05-27
    listed $80,000 Active 968-char remark

    Show marketing remark (968 chars)

    Westdale Club Condominiums offers a park-like setting with beautifully maintained grounds, lush common areas, and a sparkling community pool. GROUND-LEVEL Unit 110 features one of the larger 1-bedroom, 1-bath floorplans in the complex. This move-in ready condo was extensively updated approximately 13 years ago with granite countertops, updated cabinetry, newer windows, ceramic tile flooring throughout, updated tub and tile surround, fresh paint, newer range and microwave, added can lighting, ceiling fans, updated receptacles -- the works! Major recent improvements include a brand-new HVAC system (2025), and the roof was replaced less than 10 years ago. Clean, updated, and ready for its next owner! GREAT LOCATION in the heart of Baton Rouge with quick access to I-10, Jefferson Hwy, Corporate Blvd., LSU, shopping, dining, and nearby Mid City amenities. HOA dues cover pest control, grounds and pool maintenance, water, sewer, and trash service. (Owner/Agent)

19. 2012-10-09
    soldstatus $69,000
20. 2012-06-05
    listed $69,900
21. 1987-08-03
    soldstatus

ⓘ 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: $919 · $77/mo
• Projected year-2 tax: $919 · $77/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 6 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,819
• − Mortgage interest: −$4,257
• − Property taxes: −$919
• − Insurance: −$380
• − Repairs & maintenance: −$946
• − Management: −$946
• − HOA: −$2,664
• − Depreciation: −$2,211
• Taxable loss: −$503
• Est. tax savings @ 24.0%: +$121
• After-tax cash flow: $712/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

+14.4% since first listed

5 events — show timeline

• 2026-05-27 Listed $80,000 GBRMLS
• 2026-05-27 Listed $80,000 AcadianaMLS
• 2012-10-09 Sold (Public Records) $69,000 Public Records
• 2012-06-05 Listed $69,900 AcadianaMLS
• 1987-08-03 Sold (Public Records) — Public Records

Property tax history

+10.6%/yr

Latest (2025): $919 · +4.7% YoY. Source: county tax records.