2405 Brightside Dr #42 · Baton Rouge, LA 70820

$195,000

3 bd · 3.0 ba · 1,700 sqft · Condo public records · 33 Days on market

Built 2007 $115/sqft · at area comps Est $186k · at est. $158/mo HOA · 8% 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 +14.1/30.0
• ARV discount +5.3/15.0
• 1% rule +4.6/10.0
• DSCR +4.3/10.0
• 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

Welcome to Arlington Trace! This move-in ready 3 bedroom, 3 bath condo at 2405 Brightside Dr offers comfort, convenience, and an unbeatable location just minutes from LSU. This well-maintained home has been freshly repainted and features vinyl flooring throughout the living room and kitchen, spacious bedrooms with private baths, and a functional layout ideal for students, professionals, or investors. Enjoy your own private patio area, 3 assigned parking spots, and the security of a gated community. Located on the LSU bus route and only two miles from campus, you'll love the close proximity to shopping, dining, and major roadways making everyday convenience right at your doorstep! Whether you're looking for a primary residence or a great investment opportunity, this condo is ready for its next owner. Schedule your showing today, this one is ready to sell!

Key facts

• Gated community
• Private patio area
• $158 HOA

Tags

• PRIVATE PATIO AREA
• GATED COMMUNITY
• ASSIGNED PARKING SPOTS
• CLOSE PROXIMITY TO SHOPPING
• LOCATED ON LSU BUS ROUTE

Property features AI

Finance

• Other: Subdivision: Arlington Trace
• HOA & community: Homeowners association with annual fee of $1,900 (approximately $158.33/month); HOA covers grounds maintenance and trash; Community is gated with maintenance provided

Exterior

• Parking: 3 parking spaces; Assigned parking; Concrete parking; Open parking available
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Attached property
• Construction: Stucco and brick exterior; Slab foundation
• Exterior features: Patio; Full privacy fencing; Shingle roof

Interior

• Kitchen: Range; Oven; Electric cooktop; Dishwasher; Garbage disposal; Microwave; Refrigerator; Electric water heater
• Flooring: Tile; Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Walk-in closets; High ceilings
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $30 ($363/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (4.3% below list).
• Recommended offer: $187k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• At $1,866/mo this rent would consume 47% of the median local household income ($47k/yr) (locally 1879% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 33 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $186,642 (4.3% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 4% 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. 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: 0.96% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 8.7

CMA / ARV

• ARV (median comp): $186,005
• List price: $195,000
• Delta: 4.84%
• 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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-29,977
• Equity at exit: $29,075

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-24,873
• Equity at exit: $16,860

Cash invested: $54,600 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$182 /mo · $2,188/yr
• Insurance: −$81
• HOA: −$158
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $30

Break-even live

Break-even rent $1,828

Max offer price $195,000

Occupancy floor 93%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	14d	1	0.12mi
5416 Heatherstone Dr Baton Rouge, LA	4.0	3.0	1990	$2,000	$1.01	43d	1	0.16mi
5628 Moorstone Dr Baton Rouge, LA	3.0	2.5	1900	$1,650	$0.87	44d	1	0.19mi
2122 Stonehenge Ave Baton Rouge, LA	2.0	1.5	1540	$1,550	$1.01	43d	1	0.21mi
5648 Riverstone Dr Unit 94A Baton Rouge, LA	2.0	2.0	1603	$1,250	$0.78	21d	1	0.21mi
5112 Arlington Ct Baton Rouge, LA	3.0	3.0	1601	$1,850	$1.16	43d	1	0.23mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	43d	1	0.25mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	21d	1	0.27mi
1274 Sharlo Ave Unit 1519871P Baton Rouge, LA	3.0	2.0	1786	$3,298	$1.85	14d	1	0.28mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	23d	1	0.31mi
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	43d	1	0.35mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	43d	1	0.36mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,496	$1.89	14d	1	0.38mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	43d	1	0.38mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	21d	1	0.38mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	14d	1	0.40mi
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	23d	1	0.45mi
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,850	$1.29	14d	3	0.53mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	14d	1	0.56mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	21d	1	0.57mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	23d	1	0.58mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	43d	1	0.60mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	19d	1	0.88mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	19d	1	0.88mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	23d	1	0.93mi
5111 Nicholson Dr Unit A44 Baton Rouge, LA	3.0	2.0	1567	$1,650	$1.05	23d	1	0.94mi
5030 Myrtle Trail Dr Baton Rouge, LA	2.0	2.5	1601	$2,350	$1.47	14d	1	0.95mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	23d	3	0.97mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,800	$1.14	43d	3	0.97mi
582 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1370	$1,500	$1.09	43d	1	1.07mi
5578 Arialo Dr Baton Rouge, LA	3.0	2.0	1484	$2,100	$1.42	43d	1	1.07mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	43d	1	1.09mi
5618 Cottage Lake Dr Baton Rouge, LA	3.0	2.5	2002	$3,000	$1.50	43d	1	1.13mi
5618 Cottage Lake Dr Baton Rouge, LA	3.0	2.0	2002	$3,000	$1.50	19d	1	1.13mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	23d	1	1.15mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	23d	1	1.17mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	14d	1	1.17mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	43d	2	1.20mi
4464 Highland Rd Baton Rouge, LA	2.0	2.0	1219	$1,675	$1.37	43d	1	1.35mi

HOA detail condo

• Monthly dues: $158 · $1,896/yr
• Likely covers: securityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-15
   status $195,000 Pending 33 DOM

   Show marketing remark (866 chars)

   Welcome to Arlington Trace! This move-in ready 3 bedroom, 3 bath condo at 2405 Brightside Dr offers comfort, convenience, and an unbeatable location just minutes from LSU. This well-maintained home has been freshly repainted and features vinyl flooring throughout the living room and kitchen, spacious bedrooms with private baths, and a functional layout ideal for students, professionals, or investors. Enjoy your own private patio area, 3 assigned parking spots, and the security of a gated community. Located on the LSU bus route and only two miles from campus, you'll love the close proximity to shopping, dining, and major roadways making everyday convenience right at your doorstep! Whether you're looking for a primary residence or a great investment opportunity, this condo is ready for its next owner. Schedule your showing today, this one is ready to sell!

2. 2026-06-15
   days on market $195,000 Active 33 DOM

   Show marketing remark (866 chars)

   Welcome to Arlington Trace! This move-in ready 3 bedroom, 3 bath condo at 2405 Brightside Dr offers comfort, convenience, and an unbeatable location just minutes from LSU. This well-maintained home has been freshly repainted and features vinyl flooring throughout the living room and kitchen, spacious bedrooms with private baths, and a functional layout ideal for students, professionals, or investors. Enjoy your own private patio area, 3 assigned parking spots, and the security of a gated community. Located on the LSU bus route and only two miles from campus, you'll love the close proximity to shopping, dining, and major roadways making everyday convenience right at your doorstep! Whether you're looking for a primary residence or a great investment opportunity, this condo is ready for its next owner. Schedule your showing today, this one is ready to sell!

3. 2026-06-14
   days on market $195,000 Active 31 DOM
4. 2026-06-10
   days on market $195,000 Active 28 DOM
5. 2026-06-09
   days on market $195,000 Active 27 DOM
6. 2026-06-08
   days on market $195,000 Active 26 DOM
7. 2026-06-07
   days on market $195,000 Active 25 DOM
8. 2026-06-05
   days on market $195,000 Active 22 DOM
9. 2026-06-03
   days on market $195,000 Active 21 DOM
10. 2026-06-02
    days on market $195,000 Active 20 DOM
11. 2026-06-01
    days on market $195,000 Active 19 DOM
12. 2026-05-31
    days on market $195,000 Active 18 DOM
13. 2026-05-31
    days on market $195,000 Active 17 DOM
14. 2026-05-13
    listed $195,000 Active 866-char remark

    Show marketing remark (866 chars)

    Welcome to Arlington Trace! This move-in ready 3 bedroom, 3 bath condo at 2405 Brightside Dr offers comfort, convenience, and an unbeatable location just minutes from LSU. This well-maintained home has been freshly repainted and features vinyl flooring throughout the living room and kitchen, spacious bedrooms with private baths, and a functional layout ideal for students, professionals, or investors. Enjoy your own private patio area, 3 assigned parking spots, and the security of a gated community. Located on the LSU bus route and only two miles from campus, you'll love the close proximity to shopping, dining, and major roadways making everyday convenience right at your doorstep! Whether you're looking for a primary residence or a great investment opportunity, this condo is ready for its next owner. Schedule your showing today, this one is ready to sell!

15. 2026-05-13
    listed $195,000 Active 866-char remark

    Show marketing remark (866 chars)

    Welcome to Arlington Trace! This move-in ready 3 bedroom, 3 bath condo at 2405 Brightside Dr offers comfort, convenience, and an unbeatable location just minutes from LSU. This well-maintained home has been freshly repainted and features vinyl flooring throughout the living room and kitchen, spacious bedrooms with private baths, and a functional layout ideal for students, professionals, or investors. Enjoy your own private patio area, 3 assigned parking spots, and the security of a gated community. Located on the LSU bus route and only two miles from campus, you'll love the close proximity to shopping, dining, and major roadways making everyday convenience right at your doorstep! Whether you're looking for a primary residence or a great investment opportunity, this condo is ready for its next owner. Schedule your showing today, this one is ready to sell!

16. 2022-03-29
    soldstatus $172,000
17. 2022-03-09
    soldstatus Sold

    Show marketing remark (272 chars)

    Brand new vinyl plank floors in living room and kitchen! Brand new carpet in all bedrooms! Unit has been totally repainted! Gated community! Two miles from LSU! Complex is on the LSU bus route! Unit also has an alarm system! Private patio area! All appliances will remain!

18. 2022-02-24
    status Pending

    Show marketing remark (272 chars)

    Brand new vinyl plank floors in living room and kitchen! Brand new carpet in all bedrooms! Unit has been totally repainted! Gated community! Two miles from LSU! Complex is on the LSU bus route! Unit also has an alarm system! Private patio area! All appliances will remain!

19. 2022-02-21
    listed $164,900 Active

    Show marketing remark (272 chars)

    Brand new vinyl plank floors in living room and kitchen! Brand new carpet in all bedrooms! Unit has been totally repainted! Gated community! Two miles from LSU! Complex is on the LSU bus route! Unit also has an alarm system! Private patio area! All appliances will remain!

20. 2022-02-21
    listed $164,900

    Show marketing remark (272 chars)

    Brand new vinyl plank floors in living room and kitchen! Brand new carpet in all bedrooms! Unit has been totally repainted! Gated community! Two miles from LSU! Complex is on the LSU bus route! Unit also has an alarm system! Private patio area! All appliances will remain!

ⓘ 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: $2,188 · $182/mo
• Projected year-2 tax: $2,188 · $182/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: $22,397
• − Mortgage interest: −$10,923
• − Property taxes: −$2,188
• − Insurance: −$975
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − HOA: −$1,896
• − Depreciation: −$5,673
• Taxable loss: −$2,841
• Est. tax savings @ 24.0%: +$682
• After-tax cash flow: $1,045/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

+18.3% since first listed

9 events — show timeline

• 2026-06-15 Pending — AcadianaMLS
• 2026-06-15 Pending — GBRMLS
• 2026-05-13 Listed $195,000 GBRMLS
• 2026-05-13 Listed $195,000 AcadianaMLS
• 2022-03-29 Sold (Public Records) $172,000 Public Records
• 2022-03-09 Sold (MLS) — GBRMLS
• 2022-02-24 Pending — GBRMLS
• 2022-02-21 Listed $164,900 AcadianaMLS
• 2022-02-21 Listed $164,900 GBRMLS

Property tax history

+0.9%/yr

Latest (2025): $2,188 · +4.7% YoY. Source: county tax records.