1474 Sharlo Ave · Baton Rouge, LA 70820

$125,000

2 bd · 2.0 ba · 972 sqft · SingleFamily public records · 30 Days on market

Built 1982 3,920 sqft lot $129/sqft · 20% above area Est $154k · 19% under $40/mo HOA · 3% 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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• 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

Townhouse opportunity in the desirable Sharlo Subdivision, an established and well-maintained community located just outside of LSU. This attractive neighborhood offers sidewalks, mature landscaping, and convenient access on the LSU bus route, making it an excellent option for owner-occupants, students, or investors alike. This two-story floor plan features a full bedroom and full bathroom upstairs, plus an additional full bedroom and full bathroom downstairs for flexible living arrangements. The spacious living room offers tall ceilings and opens to the dining area, while the separate kitchen comes equipped with a refrigerator, range, and dishwasher. A dedicated laundry room includes the washer and dryer (new in 2024) for added convenience. Step outside to a private fenced backyard designed with low-maintenance shell gravel, perfect for relaxing without the upkeep. Major improvements include a roof replaced in 2020 and HVAC system replaced in 2025 and covered parking and the exterior storage room were updated in 2025. The property has never flooded and is located in Flood Zone X. Currently tenant occupied on a month-to-month lease. Showings available after an acceptable contract is received. The adjacent townhouse is also available for sale, creating a rare opportunity to purchase one or both properties.

Key facts

• Lsu bus route
• Mature landscaping
• Sharlo subdivision

Tags

• SHARLO SUBDIVISION
• SIDEWALKS
• MATURE LANDSCAPING
• LSU BUS ROUTE
• TWO-STORY FLOOR PLAN
• PRIVATE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $75 ($905/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 $118k (5.2% below list).
• Recommended offer: $118k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 30 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $18k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $118,483 (5.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $153,664
• List price: $125,000
• Delta: -18.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-15,685
• Equity at exit: $18,638

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-8,427
• Equity at exit: $10,808

Cash invested: $35,000 (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 70820

• Home prices YoY: -29.9%
• Rents YoY: 2.8%
• Active inventory: 315
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$656
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$52
• HOA: −$40
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $75

Break-even live

Break-even rent $1,089

Max offer price $125,000

Occupancy floor 89%

Sensitivity live

Price	-10% $146	-5% $111	+0% $75	+5% $40	+10% $5
Rent	-10% $-18	-5% $29	+0% $75	+5% $122	+10% $169
Rate	-1.0pp $138	-0.5pp $107	base $75	+0.5pp $43	+1.0pp $10

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1413 Jim Taylor Dr Unit 216 Baton Rouge, LA	1.0	1.0	600	$550	$0.92	44d	1	0.13mi
4639 Tigerland Ave Unit A11 Baton Rouge, LA	2.0	1.0	695	$750	$1.08	44d	1	0.21mi
1222 Jim Taylor Dr Baton Rouge, LA	1.0	1.0	650	$725	$1.12	15d	2	0.22mi
4606 Y a Tittle Ave Baton Rouge, LA	2.0	1.0	770	$975	$1.27	15d	1	0.27mi
4618 Alvin Dark Ave Baton Rouge, LA	1.0	1.0	675	$750	$1.11	44d	1	0.28mi
4618 Alvin Dark Ave Baton Rouge, LA	1.0	1.0	675	$750	$1.11	24d	1	0.28mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	24d	1	0.28mi
4554 Y A Tittle Ave Unit B Baton Rouge, LA	2.0	1.0	800	$850	$1.06	44d	1	0.28mi
4554 Y A Tittle Ave Baton Rouge, LA	2.0	1.0	800	$800	$1.00	44d	1	0.28mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	15d	1	0.28mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,252	$1.58	15d	1	0.28mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	24d	1	0.33mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	44d	1	0.33mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	44d	1	0.33mi
4547 Alvin Dark Ave Apt 1 Baton Rouge, LA	1.0	1.0	550	$795	$1.45	15d	1	0.34mi
4547 Alvin Dark Ave Apt 2 Baton Rouge, LA	1.0	1.0	550	$1,000	$1.82	44d	1	0.34mi
4609 Earl Gros Ave Unit 18 Baton Rouge, LA	1.0	1.0	600	$550	$0.92	15d	1	0.38mi
1221 Bob Pettit Blvd Baton Rouge, LA	1.0	1.0	585	$738	$1.26	20d	2	0.39mi
1302 Bob Pettit Blvd Baton Rouge, LA	1.0	1.0	540	$750	$1.39	20d	2	0.40mi
1855 Brightside Dr Unit 3BR 15 BA Baton Rouge, LA	3.0	1.5	820	$1,095	$1.34	44d	1	0.43mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	44d	1	0.44mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,003	$1.15	15d	14	0.45mi
1855 Brightside Dr Baton Rouge, LA	2.0	1.0	820	$995	$1.21	44d	1	0.46mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	24d	1	0.49mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	22d	1	0.50mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	44d	1	0.51mi
1645 Brightside Dr Baton Rouge, LA	1.0	1.0	650	$905	$1.39	44d	2	0.58mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	20d	1	0.65mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	20d	1	0.65mi
5107 Nicholson Dr Unit A31 Baton Rouge, LA	1.0	1.0	741	$1,050	$1.42	44d	1	0.79mi
448 W Parker Blvd Baton Rouge, LA	1.0	1.0	525	$820	$1.56	44d	1	0.93mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	15d	1	0.94mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	24d	1	0.94mi
4264 Oxford Ave Unit 4 Baton Rouge, LA	2.0	1.0	1000	$1,295	$1.29	24d	1	1.19mi
4264 Oxford Ave Unit 3 Baton Rouge, LA	2.0	1.0	1000	$1,350	$1.35	44d	1	1.19mi
5116 Highland Rd Baton Rouge, LA	2.0	1.0–2.0	771	$1,021	$1.32	15d	39	1.34mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: landscaping

Listing history 11 events

1. 2026-04-21
   price $125,000 1326-char remark

   Show marketing remark (1326 chars)

   Townhouse opportunity in the desirable Sharlo Subdivision, an established and well-maintained community located just outside of LSU. This attractive neighborhood offers sidewalks, mature landscaping, and convenient access on the LSU bus route, making it an excellent option for owner-occupants, students, or investors alike. This two-story floor plan features a full bedroom and full bathroom upstairs, plus an additional full bedroom and full bathroom downstairs for flexible living arrangements. The spacious living room offers tall ceilings and opens to the dining area, while the separate kitchen comes equipped with a refrigerator, range, and dishwasher. A dedicated laundry room includes the washer and dryer (new in 2024) for added convenience. Step outside to a private fenced backyard designed with low-maintenance shell gravel, perfect for relaxing without the upkeep. Major improvements include a roof replaced in 2020 and HVAC system replaced in 2025 and covered parking and the exterior storage room were updated in 2025. The property has never flooded and is located in Flood Zone X. Currently tenant occupied on a month-to-month lease. Showings available after an acceptable contract is received. The adjacent townhouse is also available for sale, creating a rare opportunity to purchase one or both properties.

2. 2026-04-21
   price $125,000 1326-char remark

   Show marketing remark (1326 chars)

   Townhouse opportunity in the desirable Sharlo Subdivision, an established and well-maintained community located just outside of LSU. This attractive neighborhood offers sidewalks, mature landscaping, and convenient access on the LSU bus route, making it an excellent option for owner-occupants, students, or investors alike. This two-story floor plan features a full bedroom and full bathroom upstairs, plus an additional full bedroom and full bathroom downstairs for flexible living arrangements. The spacious living room offers tall ceilings and opens to the dining area, while the separate kitchen comes equipped with a refrigerator, range, and dishwasher. A dedicated laundry room includes the washer and dryer (new in 2024) for added convenience. Step outside to a private fenced backyard designed with low-maintenance shell gravel, perfect for relaxing without the upkeep. Major improvements include a roof replaced in 2020 and HVAC system replaced in 2025 and covered parking and the exterior storage room were updated in 2025. The property has never flooded and is located in Flood Zone X. Currently tenant occupied on a month-to-month lease. Showings available after an acceptable contract is received. The adjacent townhouse is also available for sale, creating a rare opportunity to purchase one or both properties.

3. 2026-04-19
   listed $142,500 Active 1326-char remark

   Show marketing remark (1326 chars)

   Townhouse opportunity in the desirable Sharlo Subdivision, an established and well-maintained community located just outside of LSU. This attractive neighborhood offers sidewalks, mature landscaping, and convenient access on the LSU bus route, making it an excellent option for owner-occupants, students, or investors alike. This two-story floor plan features a full bedroom and full bathroom upstairs, plus an additional full bedroom and full bathroom downstairs for flexible living arrangements. The spacious living room offers tall ceilings and opens to the dining area, while the separate kitchen comes equipped with a refrigerator, range, and dishwasher. A dedicated laundry room includes the washer and dryer (new in 2024) for added convenience. Step outside to a private fenced backyard designed with low-maintenance shell gravel, perfect for relaxing without the upkeep. Major improvements include a roof replaced in 2020 and HVAC system replaced in 2025 and covered parking and the exterior storage room were updated in 2025. The property has never flooded and is located in Flood Zone X. Currently tenant occupied on a month-to-month lease. Showings available after an acceptable contract is received. The adjacent townhouse is also available for sale, creating a rare opportunity to purchase one or both properties.

4. 2026-04-19
   listed $142,500 Active 1326-char remark

   Show marketing remark (1326 chars)

   Townhouse opportunity in the desirable Sharlo Subdivision, an established and well-maintained community located just outside of LSU. This attractive neighborhood offers sidewalks, mature landscaping, and convenient access on the LSU bus route, making it an excellent option for owner-occupants, students, or investors alike. This two-story floor plan features a full bedroom and full bathroom upstairs, plus an additional full bedroom and full bathroom downstairs for flexible living arrangements. The spacious living room offers tall ceilings and opens to the dining area, while the separate kitchen comes equipped with a refrigerator, range, and dishwasher. A dedicated laundry room includes the washer and dryer (new in 2024) for added convenience. Step outside to a private fenced backyard designed with low-maintenance shell gravel, perfect for relaxing without the upkeep. Major improvements include a roof replaced in 2020 and HVAC system replaced in 2025 and covered parking and the exterior storage room were updated in 2025. The property has never flooded and is located in Flood Zone X. Currently tenant occupied on a month-to-month lease. Showings available after an acceptable contract is received. The adjacent townhouse is also available for sale, creating a rare opportunity to purchase one or both properties.

5. 2024-12-11
   listed $149,900 Active
6. 2024-12-11
   historical
7. 2024-09-07
   listed $149,900 Active
8. 2024-09-07
   listed $149,900 Active
9. 2017-05-15
   soldstatus $107,500
10. 2000-08-01
    soldstatus
11. 1999-07-30
    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: $1,356 · $113/mo
• Projected year-2 tax: $1,356 · $113/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 · 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: $14,218
• − Mortgage interest: −$7,002
• − Property taxes: −$1,356
• − Insurance: −$625
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − HOA: −$480
• − Depreciation: −$3,636
• Taxable loss: −$1,156
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $1,183/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

+16.3% since first listed

11 events — show timeline

• 2026-04-21 Price Changed $125,000 AcadianaMLS
• 2026-04-21 Price Changed $125,000 GBRMLS
• 2026-04-19 Listed $142,500 GBRMLS
• 2026-04-19 Listed $142,500 AcadianaMLS
• 2024-12-11 Listed $149,900 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-09-07 Listed $149,900 GBRMLS
• 2024-09-07 Listed $149,900 AcadianaMLS
• 2017-05-15 Sold (Public Records) $107,500 Public Records
• 2000-08-01 Sold (Public Records) — Public Records
• 1999-07-30 Sold (Public Records) — Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,356 · +4.5% YoY. Source: county tax records.