1724 S Brightside View Dr Unit D · Baton Rouge, LA 70820

$145,999

3 bd · 3.0 ba · 1,399 sqft · Condo public records · 77 Days on market

Built 1986 $104/sqft · 9% below area Est $147k · at est. $225/mo HOA · 14% 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 +18.5/30.0
• ARV discount +7.8/15.0
• 1% rule +6.3/10.0
• DSCR +5.8/10.0
• 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

Freshly painted and move-in ready, this 3 bed, 3 bath (master ensuites) condo loft style offers the perfect blend of comfort, convenience, and investment potential. Located just 5 minutes from LSU with Tiger Trails access right on the block, this property is ideal for students, families, or investors. The spacious layout provides ample room for everyday living, while the well-designed floor plan ensures privacy and functionality. Whether you're looking for a primary residence or an income-producing property, this condo checks all the boxes with a proven strong rental history. Enjoy easy access to campus, dining, shopping, and entertainment, all while being situated in a highly desirable location. Seller is offering up to $5,000 in concessions. Don't miss your chance to own a versatile property in a high-demand area. Laundry hookups inside unit

Key facts

• Move in ready
• Tiger trails access
• Spacious layout

Tags

• MOVE IN READY
• TIGER TRAILS ACCESS
• SPACIOUS LAYOUT
• WELL DESIGNED FLOOR PLAN
• LAUNDRY HOOKUPS INSIDE UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $146k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $137k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 23d 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 42% 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 77 days — a 6% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $17k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,239 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.13% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 7.4

CMA / ARV

• ARV (median comp): $147,088
• List price: $145,999
• Delta: -0.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-14,963
• Equity at exit: $21,769

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,480
• Equity at exit: $12,623

Cash invested: $40,880 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$766
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$61
• HOA: −$225
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $140

Break-even live

Break-even rent $1,465

Max offer price $145,999

Occupancy floor 86%

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,850	$1.29	14d	3	0.06mi
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	23d	1	0.07mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	14d	1	0.12mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	21d	1	0.13mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	43d	1	0.13mi
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	43d	1	0.15mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	43d	1	0.17mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	21d	1	0.17mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	43d	1	0.18mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	23d	1	0.18mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	43d	1	0.18mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	43d	1	0.20mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	23d	1	0.22mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	23d	1	0.22mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,496	$1.89	14d	1	0.24mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	21d	1	0.26mi
5112 Arlington Ct Baton Rouge, LA	3.0	3.0	1601	$1,850	$1.16	43d	1	0.28mi
2122 Stonehenge Ave Baton Rouge, LA	2.0	1.5	1540	$1,550	$1.01	43d	1	0.29mi
5648 Riverstone Dr Unit 94A Baton Rouge, LA	2.0	2.0	1603	$1,250	$0.78	21d	1	0.33mi
1274 Sharlo Ave Unit 1519871P Baton Rouge, LA	3.0	2.0	1786	$3,298	$1.85	14d	1	0.37mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	14d	1	0.43mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	43d	3	0.48mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	23d	3	0.48mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	23d	1	0.53mi
5111 Nicholson Dr Unit A44 Baton Rouge, LA	3.0	2.0	1567	$1,650	$1.05	23d	1	0.54mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	14d	1	0.56mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	43d	1	0.56mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	14d	1	0.60mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,200	$1.38	14d	14	0.62mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	43d	1	0.67mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	18d	1	0.83mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	18d	1	0.83mi
582 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1370	$1,500	$1.09	43d	1	0.97mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	23d	1	1.02mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	43d	2	1.05mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	23d	1	1.06mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	14d	1	1.06mi
5116 Highland Rd Baton Rouge, LA	2.0	1.0–2.0	771	$1,021	$1.32	14d	39	1.18mi
4464 Highland Rd Baton Rouge, LA	2.0	2.0	1219	$1,675	$1.37	43d	1	1.19mi
5151 Highland Rd Baton Rouge, LA	4.0	1.0–4.0	1129	$1,495	$1.32	14d	150	1.30mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $145,999 Active 77 DOM
2. 2026-06-17
   days on market $145,999 Active 76 DOM
3. 2026-06-16
   days on market $145,999 Active 75 DOM
4. 2026-06-15
   days on market $145,999 Active 74 DOM
5. 2026-06-14
   pricedays on market $145,999 Active 72 DOM
6. 2026-06-10
   days on market $149,999 Active 69 DOM
7. 2026-06-09
   days on market $149,999 Active 68 DOM
8. 2026-06-08
   days on market $149,999 Active 67 DOM
9. 2026-06-07
   days on market $149,999 Active 66 DOM
10. 2026-06-05
    days on market $149,999 Active 63 DOM
11. 2026-06-03
    days on market $149,999 Active 62 DOM
12. 2026-06-02
    days on market $149,999 Active 61 DOM
13. 2026-06-01
    days on market $149,999 Active 60 DOM
14. 2026-05-31
    days on market $149,999 Active 59 DOM
15. 2026-05-31
    days on market $149,999 Active 58 DOM
16. 2026-05-10
    price $154,900 855-char remark

    Show marketing remark (861 chars)

    Freshly painted and move-in ready, this 3 bed, 3 bath (master ensuites) condo loft style offers the perfect blend of comfort, convenience, and investment potential. Located just 5 minutes from LSU with Tiger Trails access right on the block, this property is ideal for students, families, or investors. The spacious layout provides ample room for everyday living, while the well-designed floor plan ensures privacy and functionality. Whether you're looking for a primary residence or an income-producing property, this condo checks all the boxes with a proven strong rental history. Enjoy easy access to campus, dining, shopping, and entertainment, all while being situated in a highly desirable location. Seller is offering up to $5,000 in concessions. Don’t miss your chance to own a versatile property in a high-demand area. Laundry hookups inside unit

17. 2026-05-10
    price $154,900 861-char remark

    Show marketing remark (861 chars)

    Freshly painted and move-in ready, this 3 bed, 3 bath (master ensuites) condo loft style offers the perfect blend of comfort, convenience, and investment potential. Located just 5 minutes from LSU with Tiger Trails access right on the block, this property is ideal for students, families, or investors. The spacious layout provides ample room for everyday living, while the well-designed floor plan ensures privacy and functionality. Whether you're looking for a primary residence or an income-producing property, this condo checks all the boxes with a proven strong rental history. Enjoy easy access to campus, dining, shopping, and entertainment, all while being situated in a highly desirable location. Seller is offering up to $5,000 in concessions. Don’t miss your chance to own a versatile property in a high-demand area. Laundry hookups inside unit

18. 2026-04-27
    price $159,900 855-char remark

    Show marketing remark (861 chars)

    Freshly painted and move-in ready, this 3 bed, 3 bath (master ensuites) condo loft style offers the perfect blend of comfort, convenience, and investment potential. Located just 5 minutes from LSU with Tiger Trails access right on the block, this property is ideal for students, families, or investors. The spacious layout provides ample room for everyday living, while the well-designed floor plan ensures privacy and functionality. Whether you're looking for a primary residence or an income-producing property, this condo checks all the boxes with a proven strong rental history. Enjoy easy access to campus, dining, shopping, and entertainment, all while being situated in a highly desirable location. Seller is offering up to $5,000 in concessions. Don’t miss your chance to own a versatile property in a high-demand area. Laundry hookups inside unit

19. 2026-04-27
    price $159,900 861-char remark

    Show marketing remark (861 chars)

    Freshly painted and move-in ready, this 3 bed, 3 bath (master ensuites) condo loft style offers the perfect blend of comfort, convenience, and investment potential. Located just 5 minutes from LSU with Tiger Trails access right on the block, this property is ideal for students, families, or investors. The spacious layout provides ample room for everyday living, while the well-designed floor plan ensures privacy and functionality. Whether you're looking for a primary residence or an income-producing property, this condo checks all the boxes with a proven strong rental history. Enjoy easy access to campus, dining, shopping, and entertainment, all while being situated in a highly desirable location. Seller is offering up to $5,000 in concessions. Don’t miss your chance to own a versatile property in a high-demand area. Laundry hookups inside unit

20. 2026-04-02
    listed $162,500 Active 855-char remark

    Show marketing remark (861 chars)

    Freshly painted and move-in ready, this 3 bed, 3 bath (master ensuites) condo loft style offers the perfect blend of comfort, convenience, and investment potential. Located just 5 minutes from LSU with Tiger Trails access right on the block, this property is ideal for students, families, or investors. The spacious layout provides ample room for everyday living, while the well-designed floor plan ensures privacy and functionality. Whether you're looking for a primary residence or an income-producing property, this condo checks all the boxes with a proven strong rental history. Enjoy easy access to campus, dining, shopping, and entertainment, all while being situated in a highly desirable location. Seller is offering up to $5,000 in concessions. Don’t miss your chance to own a versatile property in a high-demand area. Laundry hookups inside unit

21. 2026-04-02
    listed $162,500 Active 861-char remark

    Show marketing remark (861 chars)

    Freshly painted and move-in ready, this 3 bed, 3 bath (master ensuites) condo loft style offers the perfect blend of comfort, convenience, and investment potential. Located just 5 minutes from LSU with Tiger Trails access right on the block, this property is ideal for students, families, or investors. The spacious layout provides ample room for everyday living, while the well-designed floor plan ensures privacy and functionality. Whether you're looking for a primary residence or an income-producing property, this condo checks all the boxes with a proven strong rental history. Enjoy easy access to campus, dining, shopping, and entertainment, all while being situated in a highly desirable location. Seller is offering up to $5,000 in concessions. Don’t miss your chance to own a versatile property in a high-demand area. Laundry hookups inside unit

22. 2021-06-25
    soldstatus
23. 2020-12-22
    listed $900
24. 2013-06-18
    listed $1,050

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $1,275 · $106/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 · 22 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: $19,714
• − Mortgage interest: −$8,178
• − Property taxes: −$1,275
• − Insurance: −$730
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − HOA: −$2,700
• − Depreciation: −$4,247
• Taxable loss: −$570
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $1,819/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

+14652.4% since first listed

9 events — show timeline

• 2026-05-10 Price Changed $154,900 AcadianaMLS
• 2026-05-10 Price Changed $154,900 GBRMLS
• 2026-04-27 Price Changed $159,900 AcadianaMLS
• 2026-04-27 Price Changed $159,900 GBRMLS
• 2026-04-02 Listed $162,500 GBRMLS
• 2026-04-02 Listed $162,500 AcadianaMLS
• 2021-06-25 Sold (MLS) — GBRMLS
• 2020-12-22 Listed $900 GBRMLS
• 2013-06-18 Listed $1,050 GBRMLS

Property tax history

+0.4%/yr

Latest (2025): $1,275 · +4.7% YoY. Source: county tax records.