1855 Brightside Dr Unit 4 - L · Baton Rouge, LA 70820

$89,000

3 bd · 1.5 ba · 820 sqft · SingleFamily · 332 Days on market

Built 2008 Average condition 825 sqft lot $109/sqft · 16% above area Est $77k · 16% over $230/mo HOA · 15% of rent ↓ 1% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.8/5.0
• Schools +2.4/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated Condo 3 bedroom 1.5 Bath. New flooring and interior paint. Ground floor condo is next to the pool. On the bus route, close to LSU. Perfect for an LSU student or rental property. Also close to Downtown BR, Casinos, Hospitals, Mall of Louisiana, entertainment, restaurants and Petro-Chemical industry.

Key facts

• Ground floor condo
• New flooring
• Next to the pool

Tags

• NEW FLOORING
• INTERIOR PAINT
• GROUND FLOOR CONDO
• NEXT TO THE POOL
• ON THE BUS ROUTE
• CLOSE TO LSU

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% 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 $615 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 332 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.68% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 5.0

CMA / ARV

• ARV (median comp): $76,943
• List price: $89,000
• Delta: 15.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
376 E Grant St	0.34mi	3/1.0	796 (-3%)	13mo	$75,000	$94	66
432 W Grant St	0.57mi	3/1.0	941 (+15%)	4mo	$78,000	$83	44
2174 Virginia St	0.56mi	3/1.0	886 (+8%)	24mo	$11,000	$12	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 6.9%
• Equity multiple: 1.27×
• Total profit: $6,705
• Equity at exit: $13,270

10-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $32,617
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,493 high
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$230
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $334

Break-even live

Break-even rent $1,070

Max offer price $89,000

Occupancy floor 73%

Sensitivity live

Price	-10% $396	-5% $365	+0% $334	+5% $303	+10% $273
Rent	-10% $216	-5% $275	+0% $334	+5% $393	+10% $452
Rate	-1.0pp $379	-0.5pp $357	base $334	+0.5pp $311	+1.0pp $288

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 E State St Baton Rouge, LA	3.0	1.0–2.0	849	$1,350	$1.59	15d	26	0.04mi
3101 Highland Rd Baton Rouge, LA	2.0	1.0	955	$1,038	$1.09	15d	2	0.25mi
3005 Highland Rd Unit 5A Baton Rouge, LA	2.0	1.0	810	$850	$1.05	44d	1	0.29mi
1104 E Harrison St Unit A Baton Rouge, LA	2.0	2.0	1100	$975	$0.89	44d	1	0.69mi
1538 Fig St Baton Rouge, LA	3.0	1.0	1100	$1,100	$1.00	24d	1	0.88mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	44d	1	0.92mi
1917 Minnesota St Unit A Baton Rouge, LA	2.0	2.0	917	$1,350	$1.47	24d	1	0.92mi
1130 Aster St Baton Rouge, LA	2.0	1.0	652	$695	$1.07	44d	1	1.00mi
1136 Aster St Baton Rouge, LA	2.0	1.0	700	$695	$0.99	44d	1	1.00mi
4264 Oxford Ave Unit 4 Baton Rouge, LA	2.0	1.0	1000	$1,295	$1.29	24d	1	1.00mi
4264 Oxford Ave Unit 3 Baton Rouge, LA	2.0	1.0	1000	$1,350	$1.35	44d	1	1.00mi
1212 Aster St Unit 1136 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	24d	1	1.01mi
1212 Aster St Unit 1132 Baton Rouge, LA	2.0	1.0	700	$695	$0.99	44d	1	1.01mi
1327 S 17th St Baton Rouge, LA	2.0	1.0	955	$950	$0.99	24d	1	1.19mi
1702 Terrace Ave Baton Rouge, LA	4.0	2.0	1117	$1,400	$1.25	24d	1	1.20mi
3003 River Rd Baton Rouge, LA	1.0–2.0	1.0	670	$1,099	$1.64	15d	18	1.24mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	15d	1	1.25mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	24d	1	1.25mi
281 Chatsworth St Baton Rouge, LA	2.0	1.0	700	$1,250	$1.79	15d	1	1.26mi
279 Chatsworth St Baton Rouge, LA	2.0	2.0	840	$1,250	$1.49	44d	1	1.26mi
101 Baton Rouge, LA	1.0–2.0	1.0–2.0	803	$1,696	$2.11	15d	28	1.37mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	20d	1	1.47mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	20d	1	1.48mi

HOA detail

• Monthly dues: $230 · $2,760/yr
• Likely covers: pool

Listing history 33 events

1. 2026-06-18
   days on market $89,000 Active 332 DOM
2. 2026-06-17
   days on market $89,000 Active 331 DOM
3. 2026-06-16
   days on market $89,000 Active 330 DOM
4. 2026-06-15
   days on market $89,000 Active 329 DOM
5. 2026-06-14
   days on market $89,000 Active 327 DOM
6. 2026-06-10
   days on market $89,000 Active 324 DOM
7. 2026-06-09
   days on market $89,000 Active 323 DOM
8. 2026-06-08
   days on market $89,000 Active 322 DOM
9. 2026-06-07
   days on market $89,000 Active 321 DOM
10. 2026-06-05
    days on market $89,000 Active 318 DOM
11. 2026-06-03
    days on market $89,000 Active 317 DOM
12. 2026-06-02
    days on market $89,000 Active 316 DOM
13. 2026-06-01
    days on market $89,000 Active 315 DOM
14. 2026-05-31
    days on market $89,000 Active 314 DOM
15. 2026-05-31
    days on market $89,000 Active 313 DOM
16. 2025-07-21
    listed $89,000 Active 307-char remark

    Show marketing remark (307 chars)

    Updated Condo 3 bedroom 1.5 Bath. New flooring and interior paint. Ground floor condo is next to the pool. On the bus route, close to LSU. Perfect for an LSU student or rental property. Also close to Downtown BR, Casinos, Hospitals, Mall of Louisiana, entertainment, restaurants and Petro-Chemical industry.

17. 2025-07-21
    listed $89,000 Active 307-char remark

    Show marketing remark (307 chars)

    Updated Condo 3 bedroom 1.5 Bath. New flooring and interior paint. Ground floor condo is next to the pool. On the bus route, close to LSU. Perfect for an LSU student or rental property. Also close to Downtown BR, Casinos, Hospitals, Mall of Louisiana, entertainment, restaurants and Petro-Chemical industry.

18. 2023-03-13
    soldstatus Sold
19. 2023-03-03
    historical
20. 2023-01-22
    status Active
21. 2023-01-18
    historical
22. 2022-11-16
    price $82,000
23. 2022-10-14
    status Active
24. 2022-10-07
    historical
25. 2022-09-18
    price $83,000
26. 2022-06-16
    listed $85,000 Active
27. 2022-06-16
    listed $82,000
28. 2018-02-21
    soldstatus Sold
29. 2018-02-06
    status Pending
30. 2018-01-30
    status Active
31. 2018-01-22
    status Pending
32. 2017-12-22
    listed $90,000 Active
33. 2017-12-22
    listed $90,000

ⓘ 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 · 21 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: $17,911
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − HOA: −$2,760
• − Depreciation: −$2,589
• Taxable income: $2,931
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $3,306/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 · 9 photos

Average 55/100 Cosmetic rehab

A ground-floor condo with average condition, requiring minor repairs and maintenance. Upgrades to the exterior and interior paint would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Landscaping — Some greenery, but appears somewhat unkempt.
• Minor Exterior paint — Light-colored siding, some wear.

Value-add opportunities

• Both Painting the exterior — Improves curb appeal and resale value.
• Both Landscaping — Enhances curb appeal and rental value.
• Both New flooring in the kitchen — Modernizes the space and improves both resale and rental value.
• Both New paint in the kitchen — Freshens up the space and improves both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some greenery, but appears somewhat unkempt.	Minor	$500–3,000
Exterior paint · Light-colored siding, some wear.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting the exterior — Improves curb appeal and resale value. ↑
• Both Landscaping — Enhances curb appeal and rental value. ↑
• Both New flooring in the kitchen — Modernizes the space and improves both resale and rental value. ↑
• Both New paint in the kitchen — Freshens up the space and improves both resale and rental value. ↑

ⓘ 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

-1.1% since first listed

18 events — show timeline

• 2025-07-21 Listed $89,000 GBRMLS
• 2025-07-21 Listed $89,000 AcadianaMLS
• 2023-03-13 Sold (MLS) — GBRMLS
• 2023-03-03 Delisted — GBRMLS
• 2023-01-22 Relisted — GBRMLS
• 2023-01-18 Delisted — GBRMLS
• 2022-11-16 Price Changed $82,000 GBRMLS
• 2022-10-14 Relisted — GBRMLS
• 2022-10-07 Delisted — GBRMLS
• 2022-09-18 Price Changed $83,000 GBRMLS
• 2022-06-16 Listed $82,000 AcadianaMLS
• 2022-06-16 Listed $85,000 GBRMLS
• 2018-02-21 Sold (MLS) — GBRMLS
• 2018-02-06 Pending — GBRMLS
• 2018-01-30 Relisted — GBRMLS
• 2018-01-22 Pending — GBRMLS
• 2017-12-22 Listed $90,000 AcadianaMLS
• 2017-12-22 Listed $90,000 GBRMLS