2015 Sherwood Meadow Dr · Baton Rouge, LA 70815

$415,000

8 bd · 6.0 ba · 4,520 sqft · MultiFamily · 32 Days on market

Good condition 0.29 ac lot

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Fire your landlord and step into ownership with this income-producing fourplex. This recently renovated, turnkey property offers townhouse-style units, each featuring 2 bedrooms, 1.5 bathrooms, and a private patio area designed for comfortable living. Interiors include updated finishes and durable laminate flooring for low maintenance and long-term appeal. The gated property provides added privacy and security, making it attractive for both tenants and owners. Whether you are looking to live in one unit while generating income from the others or expand your investment portfolio, this property delivers immediate income potential and long-term value.

Key facts

• Gated property
• Updated finishes
• Private patio area

Tags

• RECENTLY RENOVATED
• TOWNHOUSE STYLE UNITS
• PRIVATE PATIO AREA
• UPDATED FINISHES
• DURABLE LAMINATE FLOORING
• GATED PROPERTY

Property features AI

Finance

• Other: Located in the Sherwood Meadow subdivision

Exterior

• Parking: Secured parking; 16 total parking spaces
• Security: Secured parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential income property; Quadruplex
• Construction: Brick construction; Shingle roof; Slab foundation
• Exterior features: Patio; Wrought iron fencing

Interior

• Kitchen: Range; Oven
• Flooring: Tile; Vinyl
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Central air
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 4 × 2.0-bed/1.5-bath units multifamily listed at $415k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive. Per door: $142/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $415k).
• Recommended offer: $403k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 165 active listings in the ZIP; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).
• At $4,351/mo this rent would consume 88% of the median local household income ($59k/yr) (locally 1461% 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 $3k of loan paydown is wiped out by about $12k 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 32 days — a 3% lower offer ($403k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $402,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-30,922
• Equity at exit: $61,878

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $20,031
• Equity at exit: $35,882

Cash invested: $116,200 (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 70815

• Active inventory: 165
• Price-to-rent: 31.8×

Monthly cashflow live

• Estimated rent: $4,351 high
• Mortgage (P&I): −$2,176
• Tax est. 1.5%: −$519 /mo · $6,225/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$914
• Net cashflow: $569

Break-even live

Break-even rent $3,630

Max offer price $415,000

Occupancy floor 82%

Sensitivity live

Price	-10% $856	-5% $713	+0% $569	+5% $426	+10% $283
Rent	-10% $226	-5% $397	+0% $569	+5% $741	+10% $913
Rate	-1.0pp $778	-0.5pp $675	base $569	+0.5pp $462	+1.0pp $352

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2.0	1.5	$4,352
Total (4 units)			$4,351

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $415,000 Active 32 DOM
2. 2026-06-17
   days on market $415,000 Active 31 DOM
3. 2026-06-16
   days on market $415,000 Active 30 DOM
4. 2026-06-15
   days on market $415,000 Active 29 DOM
5. 2026-06-14
   days on market $415,000 Active 27 DOM
6. 2026-06-10
   days on market $415,000 Active 24 DOM
7. 2026-06-09
   days on market $415,000 Active 23 DOM
8. 2026-06-08
   pricestatusdays on market $415,000 Active 22 DOM
9. 2026-04-27
   status Pending 656-char remark

   Show marketing remark (656 chars)

   Fire your landlord and step into ownership with this income-producing fourplex. This recently renovated, turnkey property offers townhouse-style units, each featuring 2 bedrooms, 1.5 bathrooms, and a private patio area designed for comfortable living. Interiors include updated finishes and durable laminate flooring for low maintenance and long-term appeal. The gated property provides added privacy and security, making it attractive for both tenants and owners. Whether you are looking to live in one unit while generating income from the others or expand your investment portfolio, this property delivers immediate income potential and long-term value.

10. 2026-04-27
    status Pending

    Show marketing remark (656 chars)

    Fire your landlord and step into ownership with this income-producing fourplex. This recently renovated, turnkey property offers townhouse-style units, each featuring 2 bedrooms, 1.5 bathrooms, and a private patio area designed for comfortable living. Interiors include updated finishes and durable laminate flooring for low maintenance and long-term appeal. The gated property provides added privacy and security, making it attractive for both tenants and owners. Whether you are looking to live in one unit while generating income from the others or expand your investment portfolio, this property delivers immediate income potential and long-term value.

11. 2026-04-06
    listed $400,000 Active

    Show marketing remark (656 chars)

    Fire your landlord and step into ownership with this income-producing fourplex. This recently renovated, turnkey property offers townhouse-style units, each featuring 2 bedrooms, 1.5 bathrooms, and a private patio area designed for comfortable living. Interiors include updated finishes and durable laminate flooring for low maintenance and long-term appeal. The gated property provides added privacy and security, making it attractive for both tenants and owners. Whether you are looking to live in one unit while generating income from the others or expand your investment portfolio, this property delivers immediate income potential and long-term value.

12. 2026-04-06
    listed $400,000 Active 656-char remark

    Show marketing remark (656 chars)

    Fire your landlord and step into ownership with this income-producing fourplex. This recently renovated, turnkey property offers townhouse-style units, each featuring 2 bedrooms, 1.5 bathrooms, and a private patio area designed for comfortable living. Interiors include updated finishes and durable laminate flooring for low maintenance and long-term appeal. The gated property provides added privacy and security, making it attractive for both tenants and owners. Whether you are looking to live in one unit while generating income from the others or expand your investment portfolio, this property delivers immediate income potential and long-term value.

13. 1997-11-14
    listed $119,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $52,212
• − Mortgage interest: −$23,246
• − Property taxes: −$6,225
• − Insurance: −$2,075
• − Repairs & maintenance: −$4,177
• − Management: −$4,177
• − Depreciation: −$12,073
• Taxable income: $239
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $6,774/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 · 11 photos

Good 80/100 Cosmetic rehab

This recently renovated fourplex is move-in ready with updated interiors and durable finishes, offering immediate income potential and long-term value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort
• Both Install smart home devices — Improves convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and improves comfort ↑
• Both Install smart home devices — Improves convenience and energy efficiency ↑

ⓘ 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): 31,024
• Household income: $59,254
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1461.0

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 0.68)
• Race & ethnicity: Black 48% White 25% Hispanic / Latino 16% Asian 6% Two or more races 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 5% Estonian 1% Iranian 1%
• Foreign-born: 18% · Canada, Vietnam, China
• Languages at home: 76% English-only · Spanish 14% Vietnamese 5% Arabic 2%

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: ▼ -145.28%
• Current HPI: 181.3654
• Rent YoY: —
• 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

+233.6% since first listed

5 events — show timeline

• 2026-04-27 Pending — AcadianaMLS
• 2026-04-27 Pending — GBRMLS
• 2026-04-06 Listed $400,000 GBRMLS
• 2026-04-06 Listed $400,000 AcadianaMLS
• 1997-11-14 Listed $119,900 AcadianaMLS