2100 College Dr #63 · Baton Rouge, LA 70808

$79,000

2 bd · 2.0 ba · 1,075 sqft · Condo public records · 358 Days on market

Built 1983 Good condition $73/sqft · 34% below area Est $121k · 34% under $295/mo HOA · 21% of rent ↓ 7% 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 +29.5/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, Location, Location! Close to LSU and Town Centre, downtown and I-10. Downstairs on bottom floor, directly across from the pool. Pristine!! New tile countertops in kitchen and bathrooms. New wood floors! Walk-in master closet and large storage room. Newly painted and crown molding throughout. Move in ready! Don't wait!

Key facts

• New tile countertops
• New wood floors
• Large storage room

Tags

• NEW TILE COUNTERTOPS
• NEW WOOD FLOORS
• WALK-IN MASTER CLOSET
• LARGE STORAGE ROOM
• NEWLY PAINTED
• CROWN MOLDING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.1% 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.
• Zoned schools: Lasalle Elementary School (math 24% / reading 35%, grade F, #333 of 646 statewide, top 54%, 499 students, 66% FRL); Westdale Middle School (math 15% / reading 30%, grade F, #151 of 218 statewide, top 70%, 757 students, 69% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL).
• Market conditions: Rents rising (+1.5%/yr); 422 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $546 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 + 1.5% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 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: 1.78% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.33%
• DSCR: 1.68
• GRM: 4.7

CMA / ARV

• ARV (median comp): $120,585
• List price: $79,000
• Delta: -34.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Longwood Ct Unit D	1.26mi	2/2.0	1,080 (+0%)	1mo	$115,000	$106	63
5255 Congress Blvd #59	0.74mi	2/2.0	1,124 (+5%)	1mo	$169,000	$150	57
6765 Corporate Blvd #5312	0.70mi	2/2.0	1,018 (-5%)	2mo	$195,000	$192	57
6765 Corporate Blvd #5309	0.72mi	2/2.0	1,018 (-5%)	1mo	$219,900	$216	57
1755 College Dr #209	0.29mi	2/1.0	897 (-17%)	2mo	$90,000	$100	56
6765 Corporate Blvd #10304	0.74mi	2/2.0	1,018 (-5%)	1mo	$220,000	$216	56
4615 Wells St	0.43mi	3/2.0 (+1)	1,300 (+21%)	0mo	$150,000	$115	49
4735 Government St #308	1.18mi	2/2.0	971 (-10%)	1mo	$95,000	$98	48
4571 Tupello St	1.16mi	2/2.0	1,182 (+10%)	1mo	$255,000	$216	48
4735 Government St #109	1.18mi	2/2.0	968 (-10%)	2mo	$60,000	$62	47
4735 Government St #109	1.18mi	2/2.0	968 (-10%)	2mo	$70,000	$72	47
3544 Marie Dr #3544	1.35mi	3/1.5 (+1)	1,175 (+9%)	2mo	$110,000	$94	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $3,352
• Equity at exit: $11,779

10-year hold

• IRR: 11.7%
• Equity multiple: 1.85×
• Total profit: $18,763
• Equity at exit: $6,830

Cash invested: $22,120 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 70808

• Rents YoY: 1.5%
• Active inventory: 422
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$414
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$33
• HOA: −$295
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $283

Break-even live

Break-even rent $1,051

Max offer price $79,000

Occupancy floor 75%

Sensitivity live

Price	-10% $327	-5% $305	+0% $283	+5% $260	+10% $238
Rent	-10% $171	-5% $227	+0% $283	+5% $338	+10% $394
Rate	-1.0pp $322	-0.5pp $303	base $283	+0.5pp $262	+1.0pp $241

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: $19,750
• Closing costs: $2,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	915	$1,460	$1.60	16d	11	0.02mi
2225 College Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	954	$972	$1.02	16d	31	0.20mi
1755 College Dr #224 Baton Rouge, LA	2.0	2.0	1036	$1,150	$1.11	72d	1	0.28mi
5522 Corporate Blvd Baton Rouge, LA	1.0	1.0–2.0	708	$1,110	$1.57	16d	5	0.31mi
1714 College Dr Baton Rouge, LA	2.0	1.0	844	$1,500	$1.78	93d	1	0.32mi
1607 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	1040	$1,328	$1.28	16d	5	0.38mi
1100 S Foster Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	945	$1,153	$1.22	16d	4	0.62mi
2411 Valley St Baton Rouge, LA	3.0	1.5	1500	$1,500	$1.00	93d	1	0.65mi
2411 Valley St Baton Rouge, LA	3.0	1.5	1500	$1,300	$0.87	16d	1	0.65mi
2500 Gates Cir Baton Rouge, LA	1.0–3.0	1.0–2.0	1260	$1,695	$1.34	16d	20	0.72mi
6765 Corporate Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	922	$1,600	$1.74	93d	2	0.73mi
6765 Corporate Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1316	$1,900	$1.44	63d	4	0.73mi
6929 Commerce Cir Baton Rouge, LA	1.0–2.0	1.0–2.0	969	$1,673	$1.73	15d	12	0.75mi
950 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	888	$1,214	$1.37	16d	8	0.75mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$1,195	$0.75	16d	1	0.86mi
6810 Jefferson Hwy Baton Rouge, LA	1.0–2.0	1.0–2.0	1051	$1,845	$1.76	15d	17	0.90mi
4238 Perkins Rd Baton Rouge, LA	2.0	1.0	952	$1,250	$1.31	16d	1	1.08mi
4850 Rouzan Square Ave Baton Rouge, LA	2.0	1.0–2.0	839	$2,457	$2.93	15d	12	1.12mi
305 Saint Thomas Ln Baton Rouge, LA	2.0	2.0	1268	$2,200	$1.74	72d	1	1.19mi
305 Saint Thomas Ln Baton Rouge, LA	2.0	2.0	1268	$2,200	$1.74	63d	1	1.19mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	93d	1	1.20mi
2428 Orpine Ave Baton Rouge, LA	3.0	1.0	1017	$1,550	$1.52	16d	1	1.28mi
459 Court Dr Apt Court Baton Rouge, LA	1.0–2.0	1.0–2.0	995	$1,099	$1.10	93d	1	1.34mi
422 Glenmore Ave Baton Rouge, LA	3.0	2.0	1307	$1,700	$1.30	72d	1	1.34mi
5500 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	940	$1,795	$1.91	15d	19	1.43mi
725 Carol Marie Dr Unit 4 Baton Rouge, LA	1.0	1.0	870	$900	$1.03	63d	1	1.43mi
3711 Cole Dr #3 Baton Rouge, LA	2.0	1.5	1200	$1,200	$1.00	93d	1	1.44mi
628 S Acadian Trwy Baton Rouge, LA	3.0	1.0	1150	$1,500	$1.30	16d	1	1.48mi

HOA detail $295/mo · $3,540/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $79,000 Active 358 DOM
2. 2026-08-07
   days on market $79,000 Active 357 DOM
3. 2026-08-06
   days on market $79,000 Active 356 DOM
4. 2026-08-05
   days on market $79,000 Active 355 DOM
5. 2026-08-03
   days on market $79,000 Active 353 DOM
6. 2026-07-31
   days on market $79,000 Active 350 DOM
7. 2026-07-30
   days on market $79,000 Active 348 DOM
8. 2026-07-27
   days on market $79,000 Active 346 DOM
9. 2026-07-25
   days on market $79,000 Active 344 DOM
10. 2026-07-23
    days on market $79,000 Active 342 DOM
11. 2026-07-22
    days on market $79,000 Active 341 DOM
12. 2026-07-21
    days on market $79,000 Active 340 DOM
13. 2026-07-18
    days on market $79,000 Active 337 DOM
14. 2026-07-16
    days on market $79,000 Active 335 DOM
15. 2026-07-16
    days on market $79,000 Active 334 DOM
16. 2026-07-14
    days on market $79,000 Active 333 DOM
17. 2026-07-14
    days on market $79,000 Active 332 DOM
18. 2026-07-12
    days on market $79,000 Active 331 DOM
19. 2026-07-11
    days on market $79,000 Active 330 DOM
20. 2026-07-10
    days on market $79,000 Active 329 DOM
21. 2026-07-09
    days on market $79,000 Active 328 DOM
22. 2026-07-07
    days on market $79,000 Active 326 DOM
23. 2026-07-06
    days on market $79,000 Active 325 DOM
24. 2026-07-05
    days on market $79,000 Active 324 DOM
25. 2026-07-04
    days on market $79,000 Active 323 DOM
26. 2026-07-03
    days on market $79,000 Active 322 DOM
27. 2026-07-02
    days on market $79,000 Active 321 DOM
28. 2026-07-01
    days on market $79,000 Active 320 DOM
29. 2026-06-30
    days on market $79,000 Active 319 DOM
30. 2026-06-29
    days on market $79,000 Active 318 DOM
31. 2026-06-28
    days on market $79,000 Active 317 DOM
32. 2026-06-28
    days on market $79,000 Active 316 DOM
33. 2026-06-27
    days on market $79,000 Active 315 DOM
34. 2026-06-25
    days on market $79,000 Active 313 DOM
35. 2026-06-23
    days on market $79,000 Active 311 DOM
36. 2026-06-22
    days on market $79,000 Active 310 DOM
37. 2026-06-18
    days on market $79,000 Active 307 DOM
38. 2026-06-17
    days on market $79,000 Active 306 DOM
39. 2026-06-16
    days on market $79,000 Active 305 DOM
40. 2026-06-15
    days on market $79,000 Active 304 DOM
41. 2026-06-14
    days on market $79,000 Active 302 DOM
42. 2026-06-10
    days on market $79,000 Active 299 DOM
43. 2026-06-09
    days on market $79,000 Active 298 DOM
44. 2026-06-08
    days on market $79,000 Active 297 DOM
45. 2026-06-07
    days on market $79,000 Active 296 DOM
46. 2026-06-05
    days on market $79,000 Active 293 DOM
47. 2026-06-03
    days on market $79,000 Active 292 DOM
48. 2026-06-02
    days on market $79,000 Active 291 DOM
49. 2026-06-01
    days on market $79,000 Active 290 DOM
50. 2026-05-31
    days on market $79,000 Active 289 DOM

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $1,054 · $88/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 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,901
• − Mortgage interest: −$4,425
• − Property taxes: −$1,054
• − Insurance: −$395
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − HOA: −$3,540
• − Depreciation: −$2,298
• Taxable income: $2,484
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $2,795/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $5,375–$16,125 screening

This property is in good condition with recent renovations and is move-in ready. It offers a good investment opportunity with potential for further value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and landscaping — Enhances curb appeal and can attract more buyers/renters. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑
• Both Adding a smart home system — Improves convenience and can be a selling point for buyers/renters. ↑
• Both Upgrading the flooring in the bathrooms — Enhances the overall aesthetic and can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Lasalle Elementary School F LA #333/646 Nat'l #26,716/41,679 Middle Glasgow Middle School F LA #93/218 Nat'l #7,581/14,009 High Tara High School F LA #248/265 Nat'l #16,644/17,239

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

B Composite livability gradescore 74/100

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 · 464,810 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: 10% of renters

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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%

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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%

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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

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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

-7.1% since first listed

17 events — show timeline

• 2025-11-04 Price Changed $79,000 AcadianaMLS
• 2025-11-04 Price Changed $79,000 GBRMLS
• 2025-10-10 Price Changed $89,000 GBRMLS
• 2025-10-10 Price Changed $89,000 AcadianaMLS
• 2025-08-15 Listed $99,000 GBRMLS
• 2025-08-15 Listed $99,000 AcadianaMLS
• 2015-09-29 Delisted — GBRMLS
• 2015-09-11 Listed $85,000 GBRMLS
• 2015-09-11 Listed $85,000 AcadianaMLS
• 2014-01-17 Listed $85,000 AcadianaMLS
• 2014-01-17 Listed $85,000 GBRMLS
• 2013-08-01 Listed $900 GBRMLS
• 2013-03-06 Listed $89,500 AcadianaMLS
• 2013-03-06 Listed $89,500 GBRMLS
• 2006-10-27 Sold (Public Records) $83,675 Public Records
• 2006-10-26 Sold (MLS) — GBRMLS
• 2006-09-04 Listed $85,000 GBRMLS

Property tax history

+0.8%/yr

Latest (2025): $1,054 · +4.7% YoY. Source: county tax records.