2100 College Dr #37 · Baton Rouge, LA 70808

$75,000

1 bd · 1.0 ba · 700 sqft · Condo public records · 37 Days on market

Built 1980 $107/sqft · at area comps Est $79k · 6% under $193/mo HOA · 19% of rent ↓ 47% since listing

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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 +22.1/30.0
• ARV discount +10.0/15.0
• 1% rule +8.4/10.0
• DSCR +7.1/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready downstairs 1-bedroom, 1-bath condo tucked into a lovely courtyard setting with enclosed vestibule entry. Freshly updated with NEW luxury vinyl plank flooring throughout, NEW interior paint (5/2026), and a NEW bathroom vanity (2026), this condo offers a fresh, welcoming feel from the moment you walk in. The bright living room features a ceiling fan, large window overlooking the courtyard & flows into the dining area with sliding glass doors leading to your own private fenced patio -complete with a charming kumquat tree! The galley-style kitchen offers NEW granite countertops, ample cabinetry, a window over the sink, range/oven, dishwasher, pantry, and the refrigerator remains. Spacious bedroom includes a ceiling fan, blinds, and two closets, while the bath features the new vanity, framed mirror, linen storage, walk-in closet, and separate wet area with tub/shower combo and grab bars. Additional updates include NEW water heater (10/2025), NEW thermostat (2025), NEW patio fencing (2025), and HVAC replaced in 2018. You are just steps from the laundry facility, close to one of two community pools, and adjacent to plenty of parking. The COA covers water, trash, and sewer. Convenient Baton Rouge location near I-10, LSU, shopping, and restaurants.

Key facts

• Private fenced patio
• Courtyard setting
• Ample cabinetry

Tags

• COURTYARD SETTING
• ENCLOSED VESTIBULE ENTRY
• PRIVATE FENCED PATIO
• GRANITE COUNTERTOPS
• AMPLE CABINETRY
• WINDOW OVER THE SINK

Property features AI

Finance

• Other: Community pool
• HOA & community: Homeowners association; Annual association fee; HOA amenities: pool, maintenance; Association fee includes grounds maintenance, pest control, sewer, trash, and water

Exterior

• Parking: Open parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Residential condominium (attached); Level lot/topography
• Construction: Frame and brick construction; Slab foundation; Built as attached single-family / condominium
• Exterior features: Exterior lighting; Enclosed patio/porch; Privacy wood fencing; Flat roof

Interior

• Kitchen: Range; Oven; Dishwasher; Refrigerator; Range hood
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: High ceilings; Window screens and window treatments; Lighting (interior)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 (+1.5%/yr); 297 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 is only 17% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. 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. 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: 1.34% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 6.2

CMA / ARV

• ARV (median comp): $79,404
• List price: $75,000
• Delta: -5.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-5,775
• Equity at exit: $11,183

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-442
• Equity at exit: $6,485

Cash invested: $21,000 (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 70808

• Rents YoY: 1.5%
• Active inventory: 297
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,008 high
• Mortgage (P&I): −$393
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$31
• HOA: −$193
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $121

Break-even live

Break-even rent $854

Max offer price $75,000

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	$937	$1.02	14d	12	0.08mi
2225 College Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	954	$700	$0.73	14d	32	0.25mi
5522 Corporate Blvd Baton Rouge, LA	1.0	1.0–2.0	708	$1,085	$1.53	14d	4	0.33mi
1100 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–1.5	795	$885	$1.11	14d	3	0.63mi
950 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	888	$825	$0.93	14d	1	0.75mi
6929 Commerce Cir Baton Rouge, LA	1.0–2.0	1.0–2.0	969	$1,231	$1.27	14d	16	0.81mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$920	$0.57	14d	1	0.85mi
6810 Jefferson Hwy Baton Rouge, LA	1.0–3.0	1.0–2.0	1051	$1,269	$1.21	14d	29	0.96mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	44d	1	1.17mi
450 Cloud Dr Baton Rouge, LA	1.0–2.0	1.0	649	$635	$0.98	23d	1	1.17mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	23d	1	1.18mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	44d	1	1.18mi
4735 Government St #102 Baton Rouge, LA	1.0	1.0	690	$875	$1.27	14d	1	1.20mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$887	$1.15	14d	6	1.34mi
4430 Hatcher Ave Unit 115 Baton Rouge, LA	1.0	1.0	598	$900	$1.51	44d	1	1.36mi
5500 Perkins Rd Baton Rouge, LA	1.0–2.0	1.0–2.0	940	$1,235	$1.31	14d	29	1.45mi
115 S Leo St Baton Rouge, LA	1.0	1.0	550	$1,100	$2.00	23d	1	1.48mi

HOA detail condo

• Monthly dues: $193 · $2,316/yr
• Likely covers: watersewertrashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $75,000 Active 37 DOM
2. 2026-06-17
   days on market $75,000 Active 36 DOM
3. 2026-06-16
   days on market $75,000 Active 35 DOM
4. 2026-06-15
   days on market $75,000 Active 34 DOM
5. 2026-06-14
   days on market $75,000 Active 32 DOM
6. 2026-06-10
   days on market $75,000 Active 29 DOM
7. 2026-06-09
   days on market $75,000 Active 28 DOM
8. 2026-06-08
   days on market $75,000 Active 27 DOM
9. 2026-06-07
   days on market $75,000 Active 26 DOM
10. 2026-06-05
    days on market $75,000 Active 23 DOM
11. 2026-06-03
    days on market $75,000 Active 22 DOM
12. 2026-06-02
    days on market $75,000 Active 21 DOM
13. 2026-06-01
    days on market $75,000 Active 20 DOM
14. 2026-05-31
    days on market $75,000 Active 19 DOM
15. 2026-05-31
    days on market $75,000 Active 18 DOM
16. 2026-05-12
    listed $75,000 Active 1279-char remark

    Show marketing remark (1277 chars)

    Move-in ready downstairs 1-bedroom, 1-bath condo tucked into a lovely courtyard setting with enclosed vestibule entry. Freshly updated with NEW luxury vinyl plank flooring throughout, NEW interior paint (5/2026), and a NEW bathroom vanity (2026), this condo offers a fresh, welcoming feel from the moment you walk in. The bright living room features a ceiling fan, large window overlooking the courtyard & flows into the dining area with sliding glass doors leading to your own private fenced patio -complete with a charming kumquat tree! The galley-style kitchen offers NEW granite countertops, ample cabinetry, a window over the sink, range/oven, dishwasher, pantry, and the refrigerator remains. Spacious bedroom includes a ceiling fan, blinds, and two closets, while the bath features the new vanity, framed mirror, linen storage, walk-in closet, and separate wet area with tub/shower combo and grab bars. Additional updates include NEW water heater (10/2025), NEW thermostat (2025), NEW patio fencing (2025), and HVAC replaced in 2018. You are just steps from the laundry facility, close to one of two community pools, and adjacent to plenty of parking. The COA covers water, trash, and sewer. Convenient Baton Rouge location near I-10, LSU, shopping, and restaurants.

17. 2026-05-12
    listed $75,000 Active 1277-char remark

    Show marketing remark (1277 chars)

    Move-in ready downstairs 1-bedroom, 1-bath condo tucked into a lovely courtyard setting with enclosed vestibule entry. Freshly updated with NEW luxury vinyl plank flooring throughout, NEW interior paint (5/2026), and a NEW bathroom vanity (2026), this condo offers a fresh, welcoming feel from the moment you walk in. The bright living room features a ceiling fan, large window overlooking the courtyard & flows into the dining area with sliding glass doors leading to your own private fenced patio -complete with a charming kumquat tree! The galley-style kitchen offers NEW granite countertops, ample cabinetry, a window over the sink, range/oven, dishwasher, pantry, and the refrigerator remains. Spacious bedroom includes a ceiling fan, blinds, and two closets, while the bath features the new vanity, framed mirror, linen storage, walk-in closet, and separate wet area with tub/shower combo and grab bars. Additional updates include NEW water heater (10/2025), NEW thermostat (2025), NEW patio fencing (2025), and HVAC replaced in 2018. You are just steps from the laundry facility, close to one of two community pools, and adjacent to plenty of parking. The COA covers water, trash, and sewer. Convenient Baton Rouge location near I-10, LSU, shopping, and restaurants.

18. 2015-05-19
    soldstatus $140,800
19. 1984-06-13
    soldstatus

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $687 · $57/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 · 21 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: $12,092
• − Mortgage interest: −$4,201
• − Property taxes: −$687
• − Insurance: −$375
• − Repairs & maintenance: −$967
• − Management: −$967
• − HOA: −$2,316
• − Depreciation: −$2,182
• Taxable income: $397
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $1,360/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): 35,843
• Household income: $69,418
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 2545.0

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: 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%

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

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

-46.7% since first listed

4 events — show timeline

• 2026-05-12 Listed $75,000 AcadianaMLS
• 2026-05-12 Listed $75,000 GBRMLS
• 2015-05-19 Sold (Public Records) $140,800 Public Records
• 1984-06-13 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $687 · +4.7% YoY. Source: county tax records.