900 Dean Lee Dr #407 · Baton Rouge, LA 70820

$149,000

2 bd · 2.0 ba · 1,333 sqft · Condo public records · 34 Days on market

Built 2005 $112/sqft · 21% below area Est $180k · 17% under $250/mo HOA · 16% of rent ↓ 17% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• 1% rule +5.4/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained ground-floor condo in a gated community near LSU! This move-in ready unit features beautiful wood flooring throughout with no carpet. Each bedroom offers its own private bathroom complete with a full tub and shower, providing comfort and privacy for all occupants. The kitchen is equipped with granite countertops,and all appliances including washer, dryer, and refrigerator will remain. The HVAC system was replaced just three months ago for added peace of mind. A rare bonus includes two assigned parking spaces located directly outside the front door. The community also offers a beautiful pool and plenty of guest parking. Conveniently located only 1.5 miles from LSU and situated on the bus route, this condo makes an excellent investment opportunity or perfect place to call home!

Key facts

• Gated community
• Wood flooring
• Ground-floor condo

Tags

• GROUND-FLOOR CONDO
• GATED COMMUNITY
• WOOD FLOORING
• PRIVATE BATHROOM
• GRANITE COUNTERTOPS
• TWO ASSIGNED PARKING SPACES

Property features AI

Finance

• Other: Subdivision: Brightside Estates Condo
• HOA & community: Homeowners association with annual fee (management, pool); Association fee estimates to $3,000 annually (about $250/month); Association fee includes insurance, pest control, and trash; Community features: sidewalks, pool

Exterior

• Parking: Assigned parking for 2 vehicles
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Detached condominium; Residential property; Suitable for multi-family use
• Construction: Frame and brick construction; Slab foundation; Built with conventional framing
• Exterior features: Shingle roof; Zero lot line

Interior

• Kitchen: Oven; Self-cleaning oven; Electric cooktop; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High speed internet; Window treatments; Lighting
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $149k.

Deal economics

• At list price, monthly cash flow is $-22 ($-262/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (2.6% below list).
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 (+2.8%/yr); 315 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% 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 $4k 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 34 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 18y 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 $125k; 19% 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 $144,530 (3.0% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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?
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: 1.04% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 8.0

CMA / ARV

• ARV (median comp): $180,092
• List price: $149,000
• Delta: -17.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.79% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-25,709
• Equity at exit: $22,216

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-24,888
• Equity at exit: $12,883

Cash invested: $41,720 (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: 315
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$781
• Tax from tax record: −$147 /mo · $1,765/yr
• Insurance: −$62
• HOA: −$250
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-22

Break-even live

Break-even rent $1,570

Max offer price $145,138

Occupancy floor 96%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,550	$0.98	23d	3	0.09mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,300	$0.82	44d	3	0.09mi
5111 Nicholson Dr Unit A44 Baton Rouge, LA	3.0	2.0	1567	$1,650	$1.05	23d	1	0.24mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	23d	1	0.24mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	44d	1	0.31mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	44d	1	0.31mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	21d	1	0.33mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	23d	1	0.34mi
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,500	$1.04	14d	3	0.37mi
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	23d	1	0.49mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,252	$1.58	14d	1	0.54mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	14d	1	0.55mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	21d	1	0.56mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	44d	1	0.56mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	44d	1	0.57mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	44d	1	0.57mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	23d	1	0.57mi
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	44d	1	0.58mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	44d	1	0.59mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	23d	1	0.59mi
5112 Arlington Ct Baton Rouge, LA	3.0	3.0	1601	$1,850	$1.16	44d	1	0.67mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	21d	1	0.69mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,003	$1.15	14d	14	0.69mi
1274 Sharlo Ave Unit 1519871P Baton Rouge, LA	3.0	2.0	1786	$3,298	$1.85	14d	1	0.69mi
2122 Stonehenge Ave Baton Rouge, LA	2.0	1.5	1540	$1,550	$1.01	44d	1	0.69mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	14d	1	0.74mi
5648 Riverstone Dr Unit 94A Baton Rouge, LA	2.0	2.0	1603	$1,250	$0.78	21d	1	0.75mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	14d	1	0.75mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	14d	1	0.81mi
5116 Highland Rd Baton Rouge, LA	2.0	1.0–2.0	771	$1,021	$1.32	14d	39	0.83mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	19d	1	0.83mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	19d	1	0.83mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	44d	1	0.88mi
582 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1370	$1,500	$1.09	44d	1	0.90mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	23d	1	0.91mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	44d	2	0.91mi
218 Lake Breeze Dr Baton Rouge, LA	3.0	2.0	1764	$2,450	$1.39	23d	1	0.93mi
5151 Highland Rd Baton Rouge, LA	4.0	1.0–4.0	1129	$1,256	$1.11	14d	150	0.93mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	23d	1	0.96mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	14d	1	0.96mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Likely covers: poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   days on market $149,000 Active 34 DOM
2. 2026-06-17
   days on market $149,000 Active 33 DOM
3. 2026-06-16
   days on market $149,000 Active 32 DOM
4. 2026-06-15
   days on market $149,000 Active 31 DOM
5. 2026-06-14
   days on market $149,000 Active 29 DOM
6. 2026-06-10
   days on market $149,000 Active 26 DOM
7. 2026-06-09
   days on market $149,000 Active 25 DOM
8. 2026-06-08
   days on market $149,000 Active 24 DOM
9. 2026-06-07
   days on market $149,000 Active 23 DOM
10. 2026-06-05
    days on market $149,000 Active 20 DOM
11. 2026-06-03
    days on market $149,000 Active 19 DOM
12. 2026-06-02
    days on market $149,000 Active 18 DOM
13. 2026-06-01
    days on market $149,000 Active 17 DOM
14. 2026-05-31
    days on market $149,000 Active 16 DOM
15. 2026-05-31
    days on market $149,000 Active 15 DOM
16. 2026-05-15
    listed $149,000 Active 826-char remark

    Show marketing remark (825 chars)

    Welcome to this beautifully maintained ground-floor condo in a gated community near LSU! This move-in ready unit features beautiful wood flooring throughout with no carpet. Each bedroom offers its own private bathroom complete with a full tub and shower, providing comfort and privacy for all occupants. The kitchen is equipped with granite countertops,and all appliances including washer, dryer, and refrigerator will remain. The HVAC system was replaced just three months ago for added peace of mind. A rare bonus includes two assigned parking spaces located directly outside the front door. The community also offers a beautiful pool and plenty of guest parking. Conveniently located only 1.5 miles from LSU and situated on the bus route, this condo makes an excellent investment opportunity or perfect place to call home!

17. 2026-05-15
    listed $149,000 Active 825-char remark

    Show marketing remark (825 chars)

    Welcome to this beautifully maintained ground-floor condo in a gated community near LSU! This move-in ready unit features beautiful wood flooring throughout with no carpet. Each bedroom offers its own private bathroom complete with a full tub and shower, providing comfort and privacy for all occupants. The kitchen is equipped with granite countertops,and all appliances including washer, dryer, and refrigerator will remain. The HVAC system was replaced just three months ago for added peace of mind. A rare bonus includes two assigned parking spaces located directly outside the front door. The community also offers a beautiful pool and plenty of guest parking. Conveniently located only 1.5 miles from LSU and situated on the bus route, this condo makes an excellent investment opportunity or perfect place to call home!

18. 2020-04-01
    soldstatus $125,000
19. 2020-03-30
    soldstatus Sold
20. 2020-03-16
    status Pending
21. 2020-02-29
    price $130,000
22. 2020-01-05
    listed $135,000 Active
23. 2020-01-05
    listed $130,000
24. 2019-12-31
    historical
25. 2019-06-14
    listed $1,250
26. 2019-06-14
    listed $140,000 Active
27. 2019-06-14
    listed $140,000
28. 2015-09-11
    soldstatus $1,450,000
29. 2009-09-10
    soldstatus $158,000
30. 2009-08-28
    soldstatus
31. 2009-06-05
    listed $162,000
32. 2009-06-05
    listed $162,000
33. 2009-03-16
    listed $162,000
34. 2009-03-16
    listed $162,000
35. 2008-07-11
    listed $179,900
36. 2008-07-11
    listed $179,900

ⓘ 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: $1,765 · $147/mo
• Projected year-2 tax: $1,765 · $147/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: $18,512
• − Mortgage interest: −$8,346
• − Property taxes: −$1,765
• − Insurance: −$745
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − HOA: −$3,000
• − Depreciation: −$4,335
• Taxable loss: −$2,641
• Est. tax savings @ 24.0%: +$634
• After-tax cash flow: $372/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

-17.2% since first listed

21 events — show timeline

• 2026-05-15 Listed $149,000 AcadianaMLS
• 2026-05-15 Listed $149,000 GBRMLS
• 2020-04-01 Sold (Public Records) $125,000 Public Records
• 2020-03-30 Sold (MLS) — GBRMLS
• 2020-03-16 Pending — GBRMLS
• 2020-02-29 Price Changed $130,000 GBRMLS
• 2020-01-05 Listed $130,000 AcadianaMLS
• 2020-01-05 Listed $135,000 GBRMLS
• 2019-12-31 Delisted — GBRMLS
• 2019-06-14 Listed $140,000 AcadianaMLS
• 2019-06-14 Listed $140,000 GBRMLS
• 2019-06-14 Listed $1,250 GBRMLS
• 2015-09-11 Sold (Public Records) $1,450,000 Public Records
• 2009-09-10 Sold (Public Records) $158,000 Public Records
• 2009-08-28 Sold (MLS) — GBRMLS
• 2009-06-05 Listed $162,000 GSREIN
• 2009-06-05 Listed $162,000 AcadianaMLS
• 2009-03-16 Listed $162,000 AcadianaMLS
• 2009-03-16 Listed $162,000 GBRMLS
• 2008-07-11 Listed $179,900 AcadianaMLS
• 2008-07-11 Listed $179,900 GBRMLS

Property tax history

+0.9%/yr

Latest (2025): $1,765 · +4.5% YoY. Source: county tax records.