17605 Jefferson Hwy Unit B3 · Old Jefferson, LA 70817

$205,000

3 bd · 2.0 ba · 1,405 sqft · Condo · 51 Days on market

Built 2006 $146/sqft · 16% below area Est $244k · 16% under $170/mo HOA · 8% of rent

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Why this score? — see what drove the C- 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 +14.9/30.0
• ARV discount +14.7/15.0
• 1% rule +4.8/10.0
• DSCR +4.6/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 Bed, 2 Bath Condo in the Highland Club Subdivision! Come fall in love with this gated community along the Old Jefferson/Woodlawn corridor. Conveniently located just minutes from the interstate & shopping. This split floorplan home includes 9-foot ceilings, a corner fireplace, an open kitchen with granite countertops, a plethora of light colored cabinetry with counterspace galore, a pantry & a storage closet. There's two bedrooms & a bath on one wing & a large primary bedroom with plenty of natural light overlooking private patio area. Primary bath has dual vanity, a separate shower & a garden tub + a walk-in closet. This unit is back up to greenspace that will not be built on. Don't miss out on this one! Call for your showing today!

Key facts

• $170 HOA
• Garage
• Built 2006

Property features AI

Finance

• Other: Located in the Highland Club subdivision; Directions: Old Jefferson Hwy. and Highland
• HOA & community: Homeowners association with annual fee of $2,040 (about $170/month)

Exterior

• Parking: 2 parking spaces; Garage with opener
• Security: Security system; Smoke detectors
• Utilities: Cable connected
• Home design: Attached condominium (residential)
• Construction: Frame and brick construction; Slab foundation; Built as condominium (attached)
• Exterior features: Partial wood fencing; Composition roof

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher; Disposal
• Flooring: Wood; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High ceilings; Window treatments; Fireplace (1)
• Laundry & utility: Laundry inside with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $62 ($741/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (2.3% below list).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.4% in Old Jefferson — 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 73/100 on livability (#36 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, housing A+, employment A; Watch: amenities F, commute F.
• 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 (+2.0%/yr); 360 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 51 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 8.5

CMA / ARV

• ARV (median comp): $244,111
• List price: $205,000
• Delta: -16.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.05% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-31,091
• Equity at exit: $30,566

10-year hold

• IRR: -8.5%
• Equity multiple: 0.49×
• Total profit: $-29,268
• Equity at exit: $17,725

Cash invested: $57,400 (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 70817

• Rents YoY: 2.0%
• Active inventory: 360
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$191 /mo · $2,290/yr
• Insurance: −$85
• HOA: −$170
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $62

Break-even live

Break-even rent $1,926

Max offer price $205,000

Occupancy floor 92%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18614 Jefferson Hwy Baton Rouge, LA	2.0	1.5	1000	$925	$0.93	14d	1	0.73mi
18585 Lakefield Ave Baton Rouge, LA	3.0	2.0	1616	$2,100	$1.30	19d	1	0.76mi
18482 Lake Iris Ave Baton Rouge, LA	3.0	2.0	1580	$2,895	$1.83	19d	1	0.86mi
9113 Alder Dr Baton Rouge, LA	3.0	2.0	1327	$1,700	$1.28	23d	1	0.90mi
16333 Columns Way Baton Rouge, LA	1.0–3.0	1.0–2.0	1036	$2,050	$1.98	14d	41	1.03mi
17653 Carlisle Ave Baton Rouge, LA	4.0	2.0	1601	$2,125	$1.33	14d	1	1.25mi
8049 S Hendrick Dr Baton Rouge, LA	4.0	2.0	1601	$2,095	$1.31	43d	1	1.28mi
8040 S Hendrick Dr Baton Rouge, LA	3.0	2.0	1618	$2,025	$1.25	43d	1	1.29mi
17950 Airline Hwy Prairieville, LA	1.0–3.0	1.0–2.0	964	$1,850	$1.92	14d	15	1.38mi
16523 Batavia Ave Baton Rouge, LA	3.0	2.0	1600	$1,725	$1.08	43d	1	1.46mi

HOA detail condo

• Monthly dues: $170 · $2,040/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 33 events

1. 2026-06-18
   days on market $205,000 Active 51 DOM
2. 2026-06-17
   days on market $205,000 Active 50 DOM
3. 2026-06-16
   days on market $205,000 Active 49 DOM
4. 2026-06-15
   days on market $205,000 Active 48 DOM
5. 2026-06-14
   days on market $205,000 Active 46 DOM
6. 2026-06-10
   days on market $205,000 Active 43 DOM
7. 2026-06-09
   days on market $205,000 Active 42 DOM
8. 2026-06-08
   days on market $205,000 Active 41 DOM
9. 2026-06-07
   days on market $205,000 Active 40 DOM
10. 2026-06-05
    days on market $205,000 Active 37 DOM
11. 2026-06-03
    days on market $205,000 Active 36 DOM
12. 2026-06-02
    days on market $205,000 Active 35 DOM
13. 2026-06-01
    days on market $205,000 Active 34 DOM
14. 2026-05-31
    days on market $205,000 Active 33 DOM
15. 2026-05-31
    days on market $205,000 Active 32 DOM
16. 2026-04-27
    listed $205,000 Active 769-char remark

    Show marketing remark (769 chars)

    Nice 3 Bed, 2 Bath Condo in the Highland Club Subdivision! Come fall in love with this gated community along the Old Jefferson/Woodlawn corridor. Conveniently located just minutes from the interstate & shopping. This split floorplan home includes 9-foot ceilings, a corner fireplace, an open kitchen with granite countertops, a plethora of light colored cabinetry with counterspace galore, a pantry & a storage closet. There's two bedrooms & a bath on one wing & a large primary bedroom with plenty of natural light overlooking private patio area. Primary bath has dual vanity, a separate shower & a garden tub + a walk-in closet. This unit is back up to greenspace that will not be built on. Don't miss out on this one! Call for your showing today!

17. 2026-04-27
    listed $205,000 Active 787-char remark

    Show marketing remark (769 chars)

    Nice 3 Bed, 2 Bath Condo in the Highland Club Subdivision! Come fall in love with this gated community along the Old Jefferson/Woodlawn corridor. Conveniently located just minutes from the interstate & shopping. This split floorplan home includes 9-foot ceilings, a corner fireplace, an open kitchen with granite countertops, a plethora of light colored cabinetry with counterspace galore, a pantry & a storage closet. There's two bedrooms & a bath on one wing & a large primary bedroom with plenty of natural light overlooking private patio area. Primary bath has dual vanity, a separate shower & a garden tub + a walk-in closet. This unit is back up to greenspace that will not be built on. Don't miss out on this one! Call for your showing today!

18. 2023-12-08
    soldstatus $193,000
19. 2023-12-04
    soldstatus Sold
20. 2023-10-30
    status Pending
21. 2023-10-13
    listed $190,000 Active
22. 2023-10-13
    listed $190,000
23. 2013-02-06
    listed $171,900
24. 2013-02-06
    listed $171,900
25. 2009-09-30
    soldstatus $175,000
26. 2009-09-21
    soldstatus
27. 2009-03-03
    listed $175,000
28. 2009-03-03
    listed $175,000
29. 2008-08-24
    listed $189,900
30. 2008-08-24
    listed $189,900
31. 2007-05-31
    soldstatus
32. 2006-03-31
    listed $169,900
33. 2006-03-31
    listed $169,900

ⓘ 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: $2,290 · $191/mo
• Projected year-2 tax: $2,290 · $191/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 · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,046
• − Mortgage interest: −$11,483
• − Property taxes: −$2,290
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − HOA: −$2,040
• − Depreciation: −$5,964
• Taxable loss: −$2,603
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $1,365/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 — Old Jefferson

• Score: 73/100
• State rank: #36
• US rank: #5501

Category grades

Amenities F Commute F Cost of living A Crime B Employment A Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Jefferson, LA
• County: East Baton Rouge Parish · 399,686 people
• Metro: Baton Rouge, LA
• Population (ZIP): 33,482
• Household income: $102,639
• Rent vs Own: 20.0% rent · 80.0% own
• Severe rent burden: 755.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 21% Two or more races 9% Hispanic / Latino 5% Asian 3%
• Common ancestry: Lithuanian 13% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 91% English-only · Spanish 3% Arabic 1% Vietnamese 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: ▼ -149.27%
• Current HPI: 170.6826
• Rent YoY: ▲ 2.05%
• 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

+20.7% since first listed

18 events — show timeline

• 2026-04-27 Listed $205,000 GBRMLS
• 2026-04-27 Listed $205,000 AcadianaMLS
• 2023-12-08 Sold (Public Records) $193,000 Public Records
• 2023-12-04 Sold (MLS) — GBRMLS
• 2023-10-30 Pending — GBRMLS
• 2023-10-13 Listed $190,000 AcadianaMLS
• 2023-10-13 Listed $190,000 GBRMLS
• 2013-02-06 Listed $171,900 AcadianaMLS
• 2013-02-06 Listed $171,900 GBRMLS
• 2009-09-30 Sold (Public Records) $175,000 Public Records
• 2009-09-21 Sold (MLS) — GBRMLS
• 2009-03-03 Listed $175,000 AcadianaMLS
• 2009-03-03 Listed $175,000 GBRMLS
• 2008-08-24 Listed $189,900 AcadianaMLS
• 2008-08-24 Listed $189,900 GBRMLS
• 2007-05-31 Sold (MLS) — GBRMLS
• 2006-03-31 Listed $169,900 AcadianaMLS
• 2006-03-31 Listed $169,900 GBRMLS

Property tax history

+6.7%/yr

Latest (2025): $2,290 · -0.5% YoY. Source: county tax records.