1755 College Dr #209 · Baton Rouge, LA 70808

$90,000

2 bd · 1.0 ba · 897 sqft · Condo public records · 15 Days on market

Built 1981 $265/mo HOA · 21% 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 +21.4/30.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 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

Fantastic Location for this 2 Bedroom 1 Bath Corner Unit at Westdale Club Condos. Recently painted. Hardwood floors in the Living and Dining Room. Wood flooring in both bedrooms. Recently painted. HOA maintains the Pool, Exterior, Parking, and has a surveillance system. HOA also covers water and sewer. Close to Webb Park. Conveniently Located!

Key facts

• Hoa maintains pool
• Close to webb park
• Corner unit

Tags

• CORNER UNIT
• HARDWOOD FLOORS
• HOA MAINTAINS POOL
• CLOSE TO WEBB PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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

• It's been on market 15 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% below list)

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: 1.41% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-7,782
• Equity at exit: $13,419

10-year hold

• IRR: -1.6%
• Equity multiple: 0.90×
• Total profit: $-2,503
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$472
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$38
• HOA: −$265
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $133

Break-even live

Break-even rent $1,102

Max offer price $90,000

Occupancy floor 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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	1040	$1,030	$0.99	14d	1	0.04mi
1714 College Dr Baton Rouge, LA	2.0	1.0	844	$1,500	$1.78	43d	1	0.06mi
1755 College Dr #224 Baton Rouge, LA	2.0	2.0	1036	$1,150	$1.11	23d	1	0.07mi
2225 College Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	954	$962	$1.01	14d	32	0.24mi
1100 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–1.5	795	$918	$1.15	14d	3	0.28mi
2100 College Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	915	$1,460	$1.60	14d	12	0.33mi
950 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	888	$975	$1.10	14d	1	0.42mi
5000 Claycut Rd Baton Rouge, LA	1.0–4.0	1.0–2.5	1600	$1,380	$0.86	14d	1	0.53mi
5522 Corporate Blvd Baton Rouge, LA	1.0	1.0–2.0	708	$1,085	$1.53	14d	4	0.65mi
450 Cloud Dr Baton Rouge, LA	1.0–2.0	1.0	649	$750	$1.16	23d	1	0.82mi
6929 Commerce Cir Baton Rouge, LA	1.0–2.0	1.0–2.0	969	$1,807	$1.86	14d	16	0.83mi
6810 Jefferson Hwy Baton Rouge, LA	1.0–3.0	1.0–2.0	1051	$1,599	$1.52	14d	29	0.86mi
6765 Corporate Blvd Baton Rouge, LA	1.0–3.0	1.0–2.0	1316	$1,900	$1.44	14d	4	0.87mi
6765 Corporate Blvd Baton Rouge, LA	1.0–2.0	1.0–2.0	922	$1,600	$1.74	43d	2	0.87mi
4735 Government St #102 Baton Rouge, LA	1.0	1.0	690	$875	$1.27	14d	1	0.90mi
352 S Foster Dr Baton Rouge, LA	1.0–2.0	1.0–2.0	987	$1,475	$1.49	14d	2	0.93mi
605 Ingleside Dr Unit A Baton Rouge, LA	2.0	1.0	700	$1,350	$1.93	43d	1	0.93mi
2500 Gates Cir Baton Rouge, LA	1.0–3.0	1.0–2.0	1221	$1,742	$1.43	14d	33	0.95mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	43d	1	1.02mi
849 Blanchard St Baton Rouge, LA	1.0	1.0	600	$1,000	$1.67	23d	1	1.02mi
459 Court Dr Apt Court Baton Rouge, LA	1.0–2.0	1.0–2.0	995	$1,099	$1.10	43d	1	1.05mi
330 Ingleside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	773	$1,120	$1.45	14d	6	1.08mi
4430 Hatcher Ave Unit 115 Baton Rouge, LA	1.0	1.0	598	$900	$1.51	43d	1	1.09mi
115 S Leo St Baton Rouge, LA	1.0	1.0	550	$1,100	$2.00	23d	1	1.22mi
725 Carol Marie Dr Unit 4 Baton Rouge, LA	1.0	1.0	870	$900	$1.03	14d	1	1.26mi
151 Richland Ave Unit 6 Baton Rouge, LA	1.0	1.0	900	$900	$1.00	43d	1	1.26mi
4743 Florida Blvd Baton Rouge, LA	2.0	1.0	947	$789	$0.83	14d	3	1.29mi
376 Croydon Ave Unit B Baton Rouge, LA	1.0	1.0	574	$1,000	$1.74	43d	1	1.35mi
376 Croydon Ave Baton Rouge, LA	2.0	1.0	1117	$2,600	$2.33	43d	1	1.35mi
376 Croydon Ave Unit A Baton Rouge, LA	2.0	1.0	1117	$1,800	$1.61	43d	1	1.35mi
314 West Dr Unit 205 Baton Rouge, LA	1.0	1.0	1000	$900	$0.90	14d	1	1.37mi
314 West Dr Unit 205 Baton Rouge, LA	1.0	1.0	1000	$900	$0.90	18d	1	1.37mi
226 Ship Dr Unit 5 Baton Rouge, LA	2.0	2.0	1040	$1,200	$1.15	23d	1	1.49mi
226 Ship Dr Unit 5 Baton Rouge, LA	2.0	2.0	1040	$1,200	$1.15	43d	1	1.49mi

HOA detail condo

• Monthly dues: $265 · $3,180/yr
• Likely covers: watersewerpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-05-07
   status Pending 345-char remark

   Show marketing remark (401 chars)

   Fantastic Location for this 2 Bedroom 1 Bath Corner Unit at Westdale Club Condos.   Recently painted.   Hardwood floors in the Living and Dining Room.   Wood flooring in both bedrooms.   Recently painted.   HOA maintains the Pool, Exterior, Parking, and has a surveillance system.   HOA also covers water and sewer.   Close to Webb Park.   Conveniently Located!

2. 2026-05-07
   status Pending 401-char remark

   Show marketing remark (401 chars)

   Fantastic Location for this 2 Bedroom 1 Bath Corner Unit at Westdale Club Condos.   Recently painted.   Hardwood floors in the Living and Dining Room.   Wood flooring in both bedrooms.   Recently painted.   HOA maintains the Pool, Exterior, Parking, and has a surveillance system.   HOA also covers water and sewer.   Close to Webb Park.   Conveniently Located!

3. 2026-04-27
   status Active 345-char remark

   Show marketing remark (401 chars)

   Fantastic Location for this 2 Bedroom 1 Bath Corner Unit at Westdale Club Condos.   Recently painted.   Hardwood floors in the Living and Dining Room.   Wood flooring in both bedrooms.   Recently painted.   HOA maintains the Pool, Exterior, Parking, and has a surveillance system.   HOA also covers water and sewer.   Close to Webb Park.   Conveniently Located!

4. 2026-04-27
   status Active 401-char remark

   Show marketing remark (401 chars)

   Fantastic Location for this 2 Bedroom 1 Bath Corner Unit at Westdale Club Condos.   Recently painted.   Hardwood floors in the Living and Dining Room.   Wood flooring in both bedrooms.   Recently painted.   HOA maintains the Pool, Exterior, Parking, and has a surveillance system.   HOA also covers water and sewer.   Close to Webb Park.   Conveniently Located!

5. 2026-04-17
   status Pending 345-char remark

   Show marketing remark (401 chars)

   Fantastic Location for this 2 Bedroom 1 Bath Corner Unit at Westdale Club Condos.   Recently painted.   Hardwood floors in the Living and Dining Room.   Wood flooring in both bedrooms.   Recently painted.   HOA maintains the Pool, Exterior, Parking, and has a surveillance system.   HOA also covers water and sewer.   Close to Webb Park.   Conveniently Located!

6. 2026-04-17
   status Pending 401-char remark

   Show marketing remark (401 chars)

   Fantastic Location for this 2 Bedroom 1 Bath Corner Unit at Westdale Club Condos.   Recently painted.   Hardwood floors in the Living and Dining Room.   Wood flooring in both bedrooms.   Recently painted.   HOA maintains the Pool, Exterior, Parking, and has a surveillance system.   HOA also covers water and sewer.   Close to Webb Park.   Conveniently Located!

7. 2026-04-12
   listed $90,000 Active 401-char remark

   Show marketing remark (345 chars)

   Fantastic Location for this 2 Bedroom 1 Bath Corner Unit at Westdale Club Condos. Recently painted. Hardwood floors in the Living and Dining Room. Wood flooring in both bedrooms. Recently painted. HOA maintains the Pool, Exterior, Parking, and has a surveillance system. HOA also covers water and sewer. Close to Webb Park. Conveniently Located!

8. 2026-04-12
   listed $90,000 Active 345-char remark

   Show marketing remark (345 chars)

   Fantastic Location for this 2 Bedroom 1 Bath Corner Unit at Westdale Club Condos. Recently painted. Hardwood floors in the Living and Dining Room. Wood flooring in both bedrooms. Recently painted. HOA maintains the Pool, Exterior, Parking, and has a surveillance system. HOA also covers water and sewer. Close to Webb Park. Conveniently Located!

9. 1996-11-04
   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: $1,155 · $96/mo
• Projected year-2 tax: $1,155 · $96/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 · 18 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: $15,246
• − Mortgage interest: −$5,041
• − Property taxes: −$1,155
• − Insurance: −$450
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − HOA: −$3,180
• − Depreciation: −$2,618
• Taxable income: $362
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $1,509/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

+0.0% since first listed

9 events — show timeline

• 2026-05-07 Pending — AcadianaMLS
• 2026-05-07 Pending — GBRMLS
• 2026-04-27 Relisted — AcadianaMLS
• 2026-04-27 Relisted — GBRMLS
• 2026-04-17 Pending — AcadianaMLS
• 2026-04-17 Pending — GBRMLS
• 2026-04-12 Listed $90,000 GBRMLS
• 2026-04-12 Listed $90,000 AcadianaMLS
• 1996-11-04 Sold (Public Records) — Public Records

Property tax history

+21.6%/yr

Latest (2025): $1,155 · +4.7% YoY. Source: county tax records.