Updated Condo Near LSU
For Sale
$170,000
1741 Brightside Dr ##B5 Baton, Baton Rouge, LA 70820
Three-bedroom, two-bath condo with updates, near LSU campus.
Property Size1,582 SF
Price / SF$107.46
Days on Market415
Property Features for 1741 Brightside Dr ##B5 Baton
General Information
Standard status
Active
Size
1,582 SF
Property subtype
Condominium
Taxes and HOA fees
Annual Taxes
$2,700
Amenities
Central
Central Air
Electric
Pool, Water Front
Building Details
Building Size
1,582 SF
Year Built
2005
Stories
2
Listing Agency:
Keller Williams Realty First Choice
(225) 268-4175
Listed By:
Shannon Guglielmo · License #0000037469
(225) 268-4175
Source:
Kw
Added: Jun 25, 2025
Changed: Aug 11
Last Checked: Aug 12 at 12:41PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Realty First Choice
Investment Insights
Based on property information with market context.
This updated three-bedroom, two-bath condo is located in The Gates at Brightside. Situated on the LSU bus route, the property offers convenient access to the university campus. This split floor plan corner unit spans the second and third levels, ensuring privacy with no neighbors above or on one side. The second floor features an open floor plan, vaulted ceilings, and large windows that provide natural light. The dining area connects to the living area and kitchen, with access to a covered patio. The kitchen includes a snack bar and updated appliances. Two bedrooms are located on the second level, with a third bedroom on the third level. Recent updates include luxury vinyl flooring, central AC and heat, washer and dryer, upstairs bedroom carpet, interior painted walls, painted cabinets, and painted bathroom vanities. The community features a pool and green space. The gated community is located near the LSU campus, restaurants, and grocery stores, with multiple routes around town. The property offers 1582 square feet of living space.
Key Highlights
- Completely updated 3 bedroom, 2 bath condo.
- Located on the LSU bus route for easy access to campus.
- Split floor plan corner unit with no neighbors above or on one side.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$14,485
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.52%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$289,700
$289.7K
Cap Rate 7%
$206,929
$206.9K
Cap Rate 9%
$160,944
$160.9K
Market Conditions
NOI Build-Up for 1,582 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$27.7K $17.52/SF
− Vacancy
−$1.4K −$0.87/SF
EGI
$26.3K $16.65/SF
− OpEx
−$11.9K −$7.49/SF
NOI
$14.5K $9.16/SF
Area
Baton Rouge, LA
Vacancy
4.98%
Lease Rate
$17.52 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$289,700
Cap Rate 7%
$206,929
Cap Rate 9%
$160,944
Alternative Uses
Best Use
Apartment 5plus
$206.9K
$181.1K – $241.4K
NOI $14,485 @ 7.0% cap · market cap 8.52%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$378.9K
$331.5K – $442.0K
NOI $26,521 @ 7.0% cap · market cap 15.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
209
Businesses Nearby
Explore this area
Business Placement
Demographics for 70820, LA
23,470
Population
11,589
Households
2
Avg Household Size
26
Median Age
54%
College-Educated
94%
High-School Grad
20.6 sq mi
ZIP Area
1,139
Density / Sq Mi
$47,556
Median Household Income
$23,397
Median Earnings
$1,057
Median Rent
$293,900
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Apartment building - Three-bedroom, two-bath condo with updates, near LSU campus.
Where is this apartment building located?
The property is located at 1741 Brightside Dr ##B5 Baton Baton Rouge, LA.
What is the asking price?
The asking price for this property is $170,000.
What are key features of this property?
This property features: Completely updated 3 bedroom, 2 bath condo.; Located on the LSU bus route for easy access to campus.; Split floor plan corner unit with no neighbors above or on one side.
