900 Dean Lee Dr #503 · Baton Rouge, LA 70820

$149,000

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

Built 2005 $235/mo HOA · 15% of rent

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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).

• Cash flow +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +3.9/10.0
• 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

If you're an investor or young professional looking to own a well-maintained condo near LSU, keep reading! This condo is located in a gated community along the LSU bus route. The unit has been owner-occupied and well cared for, not tenant occupied! This property would make a great student rental and is conveniently located on the first floor with easy access. The roof has also been recently replaced by the HOA. The HOA covers all exterior maintenance, the neighborhood pool, and common areas. This is a 2 bed/2 bath condo with NO carpet! The condo also features fresh paint with neutral tones throughout. The unit comes with two assigned parking spots, a charming common area space, and a large private pool exclusive to the community. Schedule your showing today to see this well-maintained, move-in ready condo within walking distance of Tiger Stadium!

Key facts

• Gated community
• Fresh paint
• No carpet

Tags

• GATED COMMUNITY
• FIRST FLOOR
• RECENTLY REPLACED ROOF
• NEIGHBORHOOD POOL
• NO CARPET
• FRESH PAINT

Property features AI

Finance

• HOA & community: Homeowners association with management; HOA includes maintenance of grounds, sewer, and trash; Annual association fee of $2,820 (approx. $235/month)

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Attached condominium (residential); Property is attached
• Construction: Brick and cement siding construction; Slab foundation
• Exterior features: Private in-ground pool; Community pool

Interior

• Kitchen: Cooktop; Induction cooktop; Dishwasher; Disposal; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Walk-in closet(s)

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 $-7 ($-82/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (0.8% below list).
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $148k (0.8% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 4.2% 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: Highland Elementary School (math 22% / reading 32%, grade F, #359 of 646 statewide, top 57%, 322 students, 62% FRL); Glasgow Middle School (math 29% / reading 40%, grade F, #93 of 218 statewide, top 43%, 550 students, 60% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools average 60% FRL vs 77% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 28% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.8%/yr); 320 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 14y 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,787 (0.8% 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. 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. 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?
6. 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?
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: 1.04% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 8.0

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-24,763
• Equity at exit: $22,216

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-22,872
• 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: 320
• 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: −$235
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-7

Break-even live

Break-even rent $1,551

Max offer price $147,787

Occupancy floor 95%

Sensitivity live

Price	-10% $77	-5% $35	+0% $-7	+5% $-49	+10% $-91
Rent	-10% $-129	-5% $-68	+0% $-7	+5% $54	+10% $115
Rate	-1.0pp $68	-0.5pp $31	base $-7	+0.5pp $-45	+1.0pp $-85

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	25d	3	0.09mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,300	$0.82	45d	3	0.09mi
5111 Nicholson Dr Unit A44 Baton Rouge, LA	3.0	2.0	1567	$1,650	$1.05	25d	1	0.24mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	25d	1	0.24mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	45d	1	0.31mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	45d	1	0.31mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	23d	1	0.33mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	25d	1	0.34mi
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,500	$1.04	16d	3	0.37mi
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	25d	1	0.49mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,252	$1.58	16d	1	0.54mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	16d	1	0.55mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	23d	1	0.56mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	45d	1	0.56mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	45d	1	0.57mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	45d	1	0.57mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	25d	1	0.57mi
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	45d	1	0.58mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	45d	1	0.59mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	25d	1	0.59mi
5112 Arlington Ct Baton Rouge, LA	3.0	3.0	1601	$1,850	$1.16	45d	1	0.67mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	23d	1	0.69mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,003	$1.15	16d	14	0.69mi
1274 Sharlo Ave Unit 1519871P Baton Rouge, LA	3.0	2.0	1786	$3,298	$1.85	16d	1	0.69mi
2122 Stonehenge Ave Baton Rouge, LA	2.0	1.5	1540	$1,550	$1.01	45d	1	0.69mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	16d	1	0.74mi
5648 Riverstone Dr Unit 94A Baton Rouge, LA	2.0	2.0	1603	$1,250	$0.78	23d	1	0.75mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	16d	1	0.75mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	16d	1	0.81mi
5116 Highland Rd Baton Rouge, LA	2.0	1.0–2.0	771	$1,021	$1.32	16d	39	0.83mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	21d	1	0.83mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	21d	1	0.83mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	45d	1	0.88mi
582 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1370	$1,500	$1.09	45d	1	0.90mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	25d	1	0.91mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	45d	2	0.91mi
218 Lake Breeze Dr Baton Rouge, LA	3.0	2.0	1764	$2,450	$1.39	25d	1	0.93mi
5151 Highland Rd Baton Rouge, LA	4.0	1.0–4.0	1129	$1,256	$1.11	16d	150	0.93mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	25d	1	0.96mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	16d	1	0.96mi

HOA detail condo

• Monthly dues: $235 · $2,820/yr
• Likely covers: exterior maint.poolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-05-22
   listed $149,000 Active

   Show marketing remark (858 chars)

   If you're an investor or young professional looking to own a well-maintained condo near LSU, keep reading! This condo is located in a gated community along the LSU bus route. The unit has been owner-occupied and well cared for, not tenant occupied! This property would make a great student rental and is conveniently located on the first floor with easy access. The roof has also been recently replaced by the HOA. The HOA covers all exterior maintenance, the neighborhood pool, and common areas. This is a 2 bed/2 bath condo with NO carpet! The condo also features fresh paint with neutral tones throughout. The unit comes with two assigned parking spots, a charming common area space, and a large private pool exclusive to the community. Schedule your showing today to see this well-maintained, move-in ready condo within walking distance of Tiger Stadium!

2. 2026-05-22
   listed $149,000 Active 858-char remark

   Show marketing remark (858 chars)

   If you're an investor or young professional looking to own a well-maintained condo near LSU, keep reading! This condo is located in a gated community along the LSU bus route. The unit has been owner-occupied and well cared for, not tenant occupied! This property would make a great student rental and is conveniently located on the first floor with easy access. The roof has also been recently replaced by the HOA. The HOA covers all exterior maintenance, the neighborhood pool, and common areas. This is a 2 bed/2 bath condo with NO carpet! The condo also features fresh paint with neutral tones throughout. The unit comes with two assigned parking spots, a charming common area space, and a large private pool exclusive to the community. Schedule your showing today to see this well-maintained, move-in ready condo within walking distance of Tiger Stadium!

3. 2019-06-06
   soldstatus $130,000
4. 2019-06-04
   soldstatus Sold
5. 2019-05-04
   status Pending
6. 2018-08-29
   listed $132,000 Active
7. 2018-08-29
   listed $132,000
8. 2015-09-11
   soldstatus $1,450,000
9. 2013-01-31
   soldstatus $135,000
10. 2013-01-28
    soldstatus
11. 2012-11-29
    listed $139,900
12. 2012-11-29
    listed $139,900
13. 2012-08-15
    listed $142,000
14. 2012-08-15
    listed $142,000

ⓘ 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: −$2,820
• − Depreciation: −$4,335
• Taxable loss: −$2,461
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $508/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

+4.9% since first listed

14 events — show timeline

• 2026-05-22 Listed $149,000 AcadianaMLS
• 2026-05-22 Listed $149,000 GBRMLS
• 2019-06-06 Sold (Public Records) $130,000 Public Records
• 2019-06-04 Sold (MLS) — GBRMLS
• 2019-05-04 Pending — GBRMLS
• 2018-08-29 Listed $132,000 AcadianaMLS
• 2018-08-29 Listed $132,000 GBRMLS
• 2015-09-11 Sold (Public Records) $1,450,000 Public Records
• 2013-01-31 Sold (Public Records) $135,000 Public Records
• 2013-01-28 Sold (MLS) — GBRMLS
• 2012-11-29 Listed $139,900 AcadianaMLS
• 2012-11-29 Listed $139,900 GBRMLS
• 2012-08-15 Listed $142,000 AcadianaMLS
• 2012-08-15 Listed $142,000 GBRMLS

Property tax history

+0.9%/yr

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