1734 Brightside Dr Unit 1734D · Baton Rouge, LA 70820

$93,500

2 bd · 1.5 ba · 1,081 sqft · Condo · 13 Days on market

Built 1988 Good condition $275/mo HOA · 20% 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 +22.8/30.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenants will be moving out at the end of June. AC unit was replaced 2023, Carpet and upstairs repainted 2025, New roof 2026, New dishwasher 2025. All appliances remain.

Key facts

• $275 HOA
• 2 parking spots
• Built 1988

Property features AI

Finance

• HOA & community: Homeowners association with professional management; Annual association fee of $3,300 (approximately $275/month); HOA covers grounds maintenance, insurance, sewer, trash, and water

Exterior

• Parking: Assigned parking (2 spaces)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable connected
• Home design: Residential condominium; Attached property; Suitable for multi-family use
• Construction: Frame and brick construction; Slab foundation
• Exterior features: Patio; Fenced yard (full); Exterior lighting; Shingle roof

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher; Microwave; Refrigerator
• Flooring: Tile; Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Interior lighting
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Cap rate 8.4% 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); 42% 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).
• This rent runs 35% 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 $646 of loan paydown is wiped out by about $3k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $93,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-4,880
• Equity at exit: $13,941

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $8,692
• Equity at exit: $8,084

Cash invested: $26,180 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$490
• Tax est. 1.5%: −$117 /mo · $1,402/yr
• Insurance: −$39
• HOA: −$275
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $163

Break-even live

Break-even rent $1,166

Max offer price $93,500

Occupancy floor 83%

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: $23,375
• Closing costs: $2,805
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	21d	1	0.04mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	43d	1	0.06mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	23d	1	0.07mi
1855 Brightside Dr Unit 3BR 15 BA Baton Rouge, LA	3.0	1.5	820	$1,095	$1.34	43d	1	0.08mi
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,500	$1.04	14d	3	0.10mi
1855 Brightside Dr Baton Rouge, LA	2.0	1.0	820	$995	$1.21	43d	1	0.11mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,252	$1.58	14d	1	0.18mi
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	23d	1	0.21mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	43d	1	0.22mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	43d	1	0.22mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	23d	1	0.22mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	23d	1	0.23mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	14d	1	0.24mi
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	43d	1	0.25mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	43d	1	0.25mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	21d	1	0.25mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	43d	1	0.28mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	21d	1	0.36mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	23d	1	0.41mi
5107 Nicholson Dr Unit A31 Baton Rouge, LA	1.0	1.0	741	$1,050	$1.42	43d	1	0.41mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	14d	1	0.44mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,300	$0.82	43d	3	0.44mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,550	$0.98	23d	3	0.44mi
4554 Y A Tittle Ave Unit B Baton Rouge, LA	2.0	1.0	800	$850	$1.06	43d	1	0.45mi
4554 Y A Tittle Ave Baton Rouge, LA	2.0	1.0	800	$800	$1.00	43d	1	0.45mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	14d	1	0.45mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	14d	1	0.49mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,003	$1.15	14d	14	0.49mi
4606 Y a Tittle Ave Baton Rouge, LA	2.0	1.0	770	$975	$1.27	14d	1	0.49mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	43d	1	0.53mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	43d	1	0.56mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	18d	1	0.69mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	18d	1	0.69mi
582 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1370	$1,500	$1.09	43d	1	0.82mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	23d	1	0.87mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	43d	2	0.90mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	23d	1	0.91mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	14d	1	0.91mi
4464 Highland Rd Baton Rouge, LA	2.0	2.0	1219	$1,675	$1.37	43d	1	1.04mi
5116 Highland Rd Baton Rouge, LA	2.0	1.0–2.0	771	$1,021	$1.32	14d	39	1.05mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-18
   days on market $93,500 Coming Soon 13 DOM
2. 2026-06-17
   days on market $93,500 Coming Soon 12 DOM
3. 2026-06-16
   days on market $93,500 Coming Soon 11 DOM
4. 2026-06-15
   days on market $93,500 Coming Soon 10 DOM
5. 2026-06-14
   days on market $93,500 Coming Soon 8 DOM
6. 2026-06-10
   days on market $93,500 Coming Soon 5 DOM
7. 2026-06-09
   days on market $93,500 Coming Soon 4 DOM
8. 2026-06-08
   days on market $93,500 Coming Soon 3 DOM
9. 2026-06-07
   remarks 168-char remark
10. 2026-06-07
    listed $93,500 Coming Soon 2 DOM

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

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: $16,466
• − Mortgage interest: −$5,237
• − Property taxes: −$1,402
• − Insurance: −$468
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − HOA: −$3,300
• − Depreciation: −$2,720
• Taxable income: $704
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $1,785/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 · 2 photos

Good 80/100 Cosmetic rehab

This condo is in good condition with recent updates, including a new roof and AC, making it a solid investment with minimal work needed.

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping improves curb appeal and property value
• Both Interior cleaning — A clean interior enhances the home's appeal and can attract more tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and property value ↑
• Both Interior cleaning — A clean interior enhances the home's appeal and can attract more tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-06-06 Coming Soon $93,500 AcadianaMLS
• 2026-06-05 Coming Soon $93,500 GBRMLS