4842 Alvin Dark Ave · Baton Rouge, LA 70820

$129,900

2 bd · 2.0 ba · 1,274 sqft · SingleFamily · 16 Days on market

Built 1987 3,920 sqft lot Est $141k · 8% under

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Why this score? — see what drove the B- 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 +27.4/30.0
• ARV discount +11.2/15.0
• DSCR +9.6/10.0
• 1% rule +6.9/10.0
• 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

Welcome to Sharlo Townhomes! ROOF REPLACED IN SEPT 2022 AND NEW AMERICAN STANDARD AC UNIT REPLACED IN 2025! Just minutes from LSU's Campus and on the LSU BUS ROUTE, this townhome is both convenient and comfortable! When you walk in, the living area greets you with soaring cathedral ceilings and loads of natural light. All appliances will remain in the kitchen, and it is accompanied by a small breakfast room that overlooks the back yard. The back offers a private shaded yard with several fruit trees and a double carport! Downstairs offers one bedroom and one bathroom, and an additional bedroom and bathroom are upstairs. Also there is a loft upstairs that could be used for an office or hangout space. Come tour this home and see yourself living here!

Key facts

• New ac unit
• Breakfast room
• Private shaded yard

Tags

• ROOF REPLACED
• NEW AC UNIT
• PRIVATE SHADED YARD
• SEVERAL FRUIT TREES
• DOUBLE CARPORT
• BREAKFAST ROOM

Property features AI

Exterior

• Parking: 2 total parking spaces; 2-car carport
• Security: Security system
• Utilities: Cable connected
• Home design: Attached single-family residence (half duplex); Residential property
• Construction: Wood siding, frame, and brick construction; Composition roof; Slab foundation; Built with attached design
• Exterior features: Deck; Shed(s); Full wood fencing

Interior

• Kitchen: Range; Oven; Dishwasher; Garbage disposal; Microwave; Refrigerator
• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Cathedral ceilings; Breakfast bar; High ceilings; Lighting
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% 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 $898 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.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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.
• Current owner paid $100k; 30% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.49%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $141,414
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2405 Brightside Dr Apt 64	0.39mi	2/2.5	1,300 (+2%)	0mo	$168,000	$129	76
1361 Harwich Dr	0.27mi	3/2.0 (+1)	1,272 (-0%)	9mo	$210,000	$165	75
1557 Sharlo Ave	0.19mi	2/2.0	1,328 (+4%)	15mo	$134,900	$102	72
1318 Sharlo Ave	0.12mi	2/2.0	1,363 (+7%)	14mo	$156,000	$114	71
2450 Brightside Dr	0.27mi	2/2.0	1,310 (+3%)	15mo	$139,900	$107	70
1270 Sharlo Ave	0.10mi	2/2.0	1,465 (+15%)	1mo	$140,000	$96	70
1550 Sharlo Ave	0.24mi	2/2.0	1,379 (+8%)	7mo	$123,500	$90	69
2142 Brightside Dr	0.18mi	2/2.0	1,379 (+8%)	15mo	$139,900	$101	66
1578 Sharlo Ave	0.25mi	2/2.0	1,333 (+5%)	20mo	$165,000	$124	64
1517 Sharlo Ave	0.16mi	2/2.0	1,444 (+13%)	9mo	$120,000	$83	63
1512 Sharlo Ave	0.23mi	3/2.0 (+1)	1,355 (+6%)	15mo	$149,900	$111	62
2114 Mt Hope Aly	0.34mi	2/2.5	1,374 (+8%)	15mo	$172,000	$125	57

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: 2.0%
• Equity multiple: 1.07×
• Total profit: $2,723
• Equity at exit: $19,369

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $32,045
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$681
• Tax from tax record: −$112 /mo · $1,343/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $379

Break-even live

Break-even rent $1,072

Max offer price $129,900

Occupancy floor 71%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,252	$1.58	14d	1	0.13mi
1274 Sharlo Ave Unit 1519871P Baton Rouge, LA	3.0	2.0	1786	$3,298	$1.85	14d	1	0.14mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	14d	1	0.19mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	23d	1	0.21mi
4521 Y a Tittle Ave Baton Rouge, LA	3.0	2.0	1300	$1,150	$0.88	14d	1	0.24mi
5112 Arlington Ct Baton Rouge, LA	3.0	3.0	1601	$1,850	$1.16	43d	1	0.25mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	43d	1	0.26mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	23d	1	0.26mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	43d	1	0.26mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	23d	1	0.27mi
1345 Harwich Dr Baton Rouge, LA	3.0	2.0	1478	$1,800	$1.22	43d	1	0.29mi
2452 Brightside Dr Baton Rouge, LA	2.0	2.0	1246	$1,600	$1.28	14d	1	0.29mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	21d	1	0.29mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,003	$1.15	14d	14	0.30mi
2122 Stonehenge Ave Baton Rouge, LA	2.0	1.5	1540	$1,550	$1.01	43d	1	0.30mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	43d	1	0.30mi
5268 S Brightside View Dr Apt 2 Baton Rouge, LA	3.0	2.5	1348	$1,250	$0.93	43d	1	0.34mi
1741 Brightside Dr Baton Rouge, LA	2.0–3.0	2.0	1436	$1,500	$1.04	14d	3	0.35mi
1983 S Brightside View Dr Baton Rouge, LA	2.0	2.0	1270	$1,100	$0.87	21d	1	0.37mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	43d	1	0.37mi
1953 S Brightside View Dr Unit B Baton Rouge, LA	2.0	2.5	1218	$1,300	$1.07	14d	1	0.37mi
2021 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,250	$1.00	43d	1	0.38mi
1835 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1250	$1,375	$1.10	23d	1	0.38mi
2173 Plantation Ln Baton Rouge, LA	2.0	2.0	1374	$1,200	$0.87	21d	1	0.40mi
5648 Riverstone Dr Unit 94A Baton Rouge, LA	2.0	2.0	1603	$1,250	$0.78	21d	1	0.42mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	18d	1	0.52mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	18d	1	0.52mi
5107 Nicholson Dr Unit A30 Baton Rouge, LA	2.0	2.0	1365	$1,350	$0.99	23d	1	0.55mi
5111 Nicholson Dr Unit A44 Baton Rouge, LA	3.0	2.0	1567	$1,650	$1.05	23d	1	0.57mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,550	$0.98	23d	3	0.69mi
900 Dean Lee Dr Baton Rouge, LA	2.0–3.0	2.0–3.0	1585	$1,300	$0.82	43d	3	0.69mi
582 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1370	$1,500	$1.09	43d	1	0.69mi
5157 Etta St Unit 4G Baton Rouge, LA	3.0	2.0	1473	$1,650	$1.12	43d	1	0.71mi
4441 Burbank Dr #108 Baton Rouge, LA	3.0	3.0	1500	$1,725	$1.15	23d	1	0.76mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	14d	1	0.79mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	23d	1	0.79mi
4441 Burbank Dr Baton Rouge, LA	3.0	2.0–3.0	1544	$1,750	$1.13	43d	2	0.81mi
4464 Highland Rd Baton Rouge, LA	2.0	2.0	1219	$1,675	$1.37	43d	1	0.96mi
4264 Oxford Ave Unit 3 Baton Rouge, LA	2.0	1.0	1000	$1,350	$1.35	43d	1	1.06mi
4264 Oxford Ave Unit 4 Baton Rouge, LA	2.0	1.0	1000	$1,295	$1.29	23d	1	1.06mi

Listing history 12 events

1. 2026-06-18
   days on market $129,900 Active 16 DOM
2. 2026-06-17
   days on market $129,900 Active 15 DOM
3. 2026-06-16
   days on market $129,900 Active 14 DOM
4. 2026-06-15
   days on market $129,900 Active 13 DOM
5. 2026-06-14
   days on market $129,900 Active 11 DOM
6. 2026-06-10
   days on market $129,900 Active 8 DOM
7. 2026-06-09
   days on market $129,900 Active 7 DOM
8. 2026-06-08
   days on market $129,900 Active 6 DOM
9. 2026-06-07
   days on market $129,900 Active 5 DOM
10. 2026-06-05
    days on market $129,900 Active 2 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $129,900 Active 1 DOM

ⓘ 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: $1,343 · $112/mo
• Projected year-2 tax: $1,343 · $112/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 · 20 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: $18,619
• − Mortgage interest: −$7,276
• − Property taxes: −$1,343
• − Insurance: −$650
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$3,779
• Taxable income: $2,592
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $3,920/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

+44.5% since first listed

21 events — show timeline

• 2026-06-02 Listed $129,900 GBRMLS
• 2026-06-02 Listed $129,900 AcadianaMLS
• 2023-05-30 Sold (Public Records) $100,000 Public Records
• 2023-05-23 Sold (MLS) — GSREIN
• 2023-05-16 Pending — GSREIN
• 2023-05-04 Contingent — GSREIN
• 2023-05-03 Price Changed $105,000 GSREIN
• 2023-04-12 Listed $105,000 AcadianaMLS
• 2023-04-12 Listed $115,000 GSREIN
• 2023-02-06 Price Changed $115,000 GSREIN
• 2023-01-07 Price Changed $120,000 GSREIN
• 2023-01-06 Listed $115,000 AcadianaMLS
• 2018-10-11 Sold (MLS) — GBRMLS
• 2018-08-07 Listed $1,000 GBRMLS
• 2015-07-16 Sold (Public Records) $112,000 Public Records
• 2015-07-10 Sold (MLS) — GBRMLS
• 2015-01-14 Listed $112,000 AcadianaMLS
• 2015-01-14 Listed $112,000 GBRMLS
• 2013-05-29 Listed $108,000 AcadianaMLS
• 2013-05-29 Listed $108,000 GBRMLS
• 2005-09-26 Listed $89,900 AcadianaMLS

Property tax history

+2.3%/yr

Latest (2025): $1,343 · +4.5% YoY. Source: county tax records.