3005 Highland Rd #27 · Baton Rouge, LA 70802

$50,000

2 bd · 1.0 ba · 810 sqft · Condo · 290 Days on market

Built 2005 $300/mo HOA · 29% of rent ↓ 42% since listing

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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 +29.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, 1 bath unit on Highland Rd. Blocks away from the LSU north gates, Chimes and Cane's #1! Ready for immediate occupancy. Great investment potential! Typical rents are $750-850/monthly.

Key facts

• $300 HOA
• Parking
• Built 2005

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $50k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 fast (+6.6%/yr); 188 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• This rent runs 36% of the median local income ($34k/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 $346 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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.08% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.04%
• DSCR: 1.67
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.59% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.51×
• Total profit: $7,160
• Equity at exit: $7,455

10-year hold

• IRR: 25.0%
• Equity multiple: 3.76×
• Total profit: $38,617
• Equity at exit: $4,323

Cash invested: $14,000 (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 70802

• Rents YoY: 6.6%
• Active inventory: 188
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,039 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$300
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $175

Break-even live

Break-even rent $817

Max offer price $50,000

Occupancy floor 78%

Sensitivity live

Price	-10% $210	-5% $193	+0% $175	+5% $158	+10% $141
Rent	-10% $93	-5% $134	+0% $175	+5% $216	+10% $258
Rate	-1.0pp $201	-0.5pp $188	base $175	+0.5pp $162	+1.0pp $149

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 Highland Rd Unit 5A Baton Rouge, LA	2.0	1.0	810	$850	$1.05	44d	1	0.01mi
3101 Highland Rd Baton Rouge, LA	2.0	1.0	955	$1,038	$1.09	14d	2	0.03mi
149 E State St Unit 6 Baton Rouge, LA	1.0	1.0	650	$900	$1.38	14d	1	0.18mi
417 E State St Baton Rouge, LA	3.0	1.0–2.0	849	$1,202	$1.41	14d	26	0.24mi
416 E State St Unit B Baton Rouge, LA	1.0	1.0	700	$1,200	$1.71	44d	1	0.26mi
2227 Kentucky St Baton Rouge, LA	1.0	1.0	554	$695	$1.25	44d	1	0.43mi
2875 Iowa St Apt B Baton Rouge, LA	1.0	1.0	636	$800	$1.26	44d	1	0.50mi
2030 Colorado St Baton Rouge, LA	1.0	1.0	900	$700	$0.78	44d	1	0.54mi
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	44d	1	0.59mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	44d	1	0.67mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	24d	1	0.67mi
3132 Wyoming St Unit 1 Baton Rouge, LA	1.0	1.0	700	$650	$0.93	44d	1	0.71mi
1121 Aster St Unit 5 Baton Rouge, LA	1.0	1.0	615	$775	$1.26	19d	1	0.76mi
1130 Aster St Baton Rouge, LA	2.0	1.0	652	$695	$1.07	44d	1	0.76mi
1136 Aster St Baton Rouge, LA	2.0	1.0	700	$695	$0.99	44d	1	0.76mi
1212 Aster St Unit 1136 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	24d	1	0.77mi
1212 Aster St Unit 1132 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	44d	1	0.77mi
1215 W Chimes St Unit 1215-5 Baton Rouge, LA	1.0	1.0	675	$625	$0.93	44d	1	0.79mi
1146 W Chimes St Unit 3 Baton Rouge, LA	1.0	1.0	650	$875	$1.35	44d	1	0.80mi
1538 Fig St Baton Rouge, LA	3.0	1.0	1100	$1,100	$1.00	24d	1	0.81mi
3003 River Rd Baton Rouge, LA	1.0–2.0	1.0	670	$1,099	$1.64	14d	18	1.00mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	14d	1	1.01mi
279 Chatsworth St Baton Rouge, LA	2.0	2.0	840	$1,250	$1.49	44d	1	1.01mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	24d	1	1.11mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,696	$2.11	14d	28	1.11mi
101 River House Pl Unit 2H Baton Rouge, LA	1.0	1.0	627	$1,270	$2.03	24d	1	1.16mi
101 River House Pl Unit 1D Baton Rouge, LA	1.0	1.0	703	$1,391	$1.98	24d	1	1.16mi
1241 S 18th St Baton Rouge, LA	1.0	1.0	700	$1,000	$1.43	14d	1	1.17mi
4264 Oxford Ave Unit 3 Baton Rouge, LA	2.0	1.0	1000	$1,350	$1.35	44d	1	1.17mi
4264 Oxford Ave Unit 4 Baton Rouge, LA	2.0	1.0	1000	$1,295	$1.29	24d	1	1.17mi
1805 Perkins Rd Unit 1805 Baton Rouge, LA	1.0	1.0	1000	$1,500	$1.50	14d	1	1.19mi
448 W Parker Blvd Baton Rouge, LA	1.0	1.0	525	$820	$1.56	44d	1	1.24mi
3645 Gladiola St Unit 7 Baton Rouge, LA	1.0	1.0	650	$1,395	$2.15	44d	1	1.36mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	24d	1	1.40mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	14d	1	1.40mi
756 Europe St Baton Rouge, LA	1.0	1.0	1050	$1,175	$1.12	14d	1	1.47mi

HOA detail condo

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

Listing history 7 events

1. 2026-03-06
   price $50,000 193-char remark

   Show marketing remark (193 chars)

   2 bedroom, 1 bath unit on Highland Rd. Blocks away from the LSU north gates, Chimes and Cane's #1! Ready for immediate occupancy. Great investment potential! Typical rents are $750-850/monthly.

2. 2026-03-06
   price $50,000 193-char remark

   Show marketing remark (193 chars)

   2 bedroom, 1 bath unit on Highland Rd. Blocks away from the LSU north gates, Chimes and Cane's #1! Ready for immediate occupancy. Great investment potential! Typical rents are $750-850/monthly.

3. 2025-08-12
   listed $59,900 Active 193-char remark

   Show marketing remark (193 chars)

   2 bedroom, 1 bath unit on Highland Rd. Blocks away from the LSU north gates, Chimes and Cane's #1! Ready for immediate occupancy. Great investment potential! Typical rents are $750-850/monthly.

4. 2025-08-12
   listed $59,900 Active 193-char remark

   Show marketing remark (193 chars)

   2 bedroom, 1 bath unit on Highland Rd. Blocks away from the LSU north gates, Chimes and Cane's #1! Ready for immediate occupancy. Great investment potential! Typical rents are $750-850/monthly.

5. 2006-07-05
   soldstatus
6. 2006-05-12
   listed $86,900
7. 2006-05-12
   listed $86,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,470
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$998
• − Management: −$998
• − HOA: −$3,600
• − Depreciation: −$1,455
• Taxable income: $1,620
• Est. tax owed @ 24.0%: −$389
• After-tax cash flow: $1,716/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): 25,118
• Household income: $34,458
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1831.0

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 Black (69%)
• Race & ethnicity: Black 69% White 20% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 0%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Tagalog/Filipino 1% 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: ▼ -137.02%
• Current HPI: 47.7285
• Rent YoY: ▲ 6.59%
• 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

-42.5% since first listed

7 events — show timeline

• 2026-03-06 Price Changed $50,000 AcadianaMLS
• 2026-03-06 Price Changed $50,000 GBRMLS
• 2025-08-12 Listed $59,900 GBRMLS
• 2025-08-12 Listed $59,900 AcadianaMLS
• 2006-07-05 Sold (MLS) — GBRMLS
• 2006-05-12 Listed $86,900 AcadianaMLS
• 2006-05-12 Listed $86,900 GBRMLS