4618 Alvin Dark Ave #30 · Baton Rouge, LA 70820

$64,900

2 bd · 1.0 ba · 775 sqft · Condo public records · 30 Days on market

Built 1980 $275/mo HOA · 24% of rent ↓ 50% since listing

---

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 +21.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +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

Move in ready, sparkling clean, in a gated community, near LSU, and on the bus route! What a great value for a two bedroom end unit! Enjoy the stainless steal appliances, wood cabinets, and granite countertops in the kitchen and the bath. Fresh paint throughout, new flooring throughout, new stainless steel range/oven, new microwave, new hot water heater, newer washer/dryer, and the HVAC was just serviced and cleaned. The community has lots of New Orleans charm, a swimming pool and courtyard area and this unit has a private patio area. It's perfect for LSU students looking for a convenient place to live. HOA dues are just $275/month and include most insurance, maintenance of common areas including parking, water, sewer, garbage and cable. The refrigerator, washer/dryer remain at no value. This is a must see! *Structure square footage nor lot dimensions warranted by Realtor.

Key facts

• Gated community
• Swimming pool
• Private patio area

Tags

• GATED COMMUNITY
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• PRIVATE PATIO AREA
• SWIMMING POOL
• COURTYARD AREA

Property features AI

Finance

• Other: Property listed as residential condominium; possible multi-family use
• HOA & community: Homeowners association with management; Community pool; Annual association fee of $3,300 (about $275/month); Association covers maintenance of grounds, insurance, sewer, trash and water; Gated community

Exterior

• Parking: 2 parking spaces; Garage with opener
• Security: Gated community; Smoke detector(s)
• Utilities: Cable connected; Other water source
• Home design: Attached condominium; Single-story
• Construction: Frame and block construction; Slab foundation
• Exterior features: Balcony; Porch; Fenced yard (full); In-ground private pool; Shingle roof

Interior

• Kitchen: Range; Oven; Self-cleaning oven; Dishwasher; Disposal; Microwave; Refrigerator
• Flooring: Tile; Ceramic tile; Wood; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Walk-in closets; Smoke detector(s)
• Laundry & utility: Washer hookup (inside); Electric dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (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 (+2.8%/yr); 315 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $449 of loan paydown is wiped out by about $2k 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 ($64k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 24% of rent.

Recommended offer $63,926 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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: 1.74% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-4,308
• Equity at exit: $9,677

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $4,217
• Equity at exit: $5,611

Cash invested: $18,172 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,131 high
• Mortgage (P&I): −$340
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$27
• HOA: −$275
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $98

Break-even live

Break-even rent $1,008

Max offer price $64,900

Occupancy floor 86%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4618 Alvin Dark Ave Baton Rouge, LA	1.0	1.0	675	$750	$1.11	23d	1	0.03mi
4618 Alvin Dark Ave Baton Rouge, LA	1.0	1.0	675	$750	$1.11	44d	1	0.03mi
4554 Y A Tittle Ave Unit B Baton Rouge, LA	2.0	1.0	800	$850	$1.06	44d	1	0.06mi
4554 Y A Tittle Ave Baton Rouge, LA	2.0	1.0	800	$800	$1.00	44d	1	0.06mi
4554 Y A Tittle Ave #2 Baton Rouge, LA	2.0	1.0	900	$825	$0.92	14d	1	0.06mi
4547 Alvin Dark Ave Apt 2 Baton Rouge, LA	1.0	1.0	550	$1,000	$1.82	44d	1	0.07mi
4547 Alvin Dark Ave Apt 1 Baton Rouge, LA	1.0	1.0	550	$795	$1.45	14d	1	0.07mi
1222 Jim Taylor Dr Baton Rouge, LA	1.0	1.0	650	$725	$1.12	14d	2	0.07mi
4639 Tigerland Ave Unit A11 Baton Rouge, LA	2.0	1.0	695	$750	$1.08	44d	1	0.09mi
4606 Y a Tittle Ave Baton Rouge, LA	2.0	1.0	770	$975	$1.27	14d	1	0.11mi
4609 Earl Gros Ave Unit 18 Baton Rouge, LA	1.0	1.0	600	$550	$0.92	14d	1	0.11mi
1413 Jim Taylor Dr Unit 216 Baton Rouge, LA	1.0	1.0	600	$550	$0.92	44d	1	0.14mi
1221 Bob Pettit Blvd Baton Rouge, LA	1.0	1.0	585	$738	$1.26	19d	2	0.17mi
4445 Alvin Dark Ave Baton Rouge, LA	1.0–3.0	1.0–3.0	869	$1,003	$1.15	14d	14	0.18mi
1302 Bob Pettit Blvd Baton Rouge, LA	1.0	1.0	540	$750	$1.39	19d	2	0.20mi
2000 Brightside Dr Baton Rouge, LA	1.0–3.0	1.0–2.0	792	$1,252	$1.58	14d	1	0.27mi
2073 Brightside Dr Baton Rouge, LA	2.0	2.0	1100	$1,200	$1.09	23d	1	0.35mi
1724 Brightside Dr Apt A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	23d	1	0.36mi
839 E Boyd Dr Unit C Baton Rouge, LA	2.0	1.5	1080	$1,400	$1.30	19d	1	0.39mi
837 E Boyd Dr Unit A Baton Rouge, LA	2.0	1.5	1080	$1,300	$1.20	19d	1	0.39mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.0	1000	$875	$0.88	44d	1	0.40mi
5124 Brightside View Dr #4 Baton Rouge, LA	2.0	1.5	1000	$999	$1.00	23d	1	0.40mi
5124 Brightside View Dr #3 Baton Rouge, LA	2.0	1.5	1000	$875	$0.88	44d	1	0.40mi
1704 Brightside Dr Unit C Baton Rouge, LA	2.0	2.0	1088	$1,175	$1.08	21d	1	0.40mi
1714 Brightside Dr Unit A Baton Rouge, LA	2.0	1.5	1050	$1,025	$0.98	44d	1	0.40mi
1855 Brightside Dr Unit 3BR 15 BA Baton Rouge, LA	3.0	1.5	820	$1,095	$1.34	44d	1	0.40mi
1855 Brightside Dr Baton Rouge, LA	2.0	1.0	820	$995	$1.21	44d	1	0.44mi
1983 S Brightside View Dr Unit C Baton Rouge, LA	2.0	2.5	1124	$1,195	$1.06	44d	1	0.51mi
1645 Brightside Dr Baton Rouge, LA	1.0	1.0	650	$905	$1.39	44d	2	0.52mi
5107 Nicholson Dr Unit A31 Baton Rouge, LA	1.0	1.0	741	$1,050	$1.42	44d	1	0.58mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	14d	1	0.68mi
436 Jennifer Jean Dr Baton Rouge, LA	3.0	2.0	1100	$1,950	$1.77	23d	1	0.68mi
448 W Parker Blvd Baton Rouge, LA	1.0	1.0	525	$820	$1.56	44d	1	0.72mi
4264 Oxford Ave Unit 3 Baton Rouge, LA	2.0	1.0	1000	$1,350	$1.35	44d	1	0.94mi
4264 Oxford Ave Unit 4 Baton Rouge, LA	2.0	1.0	1000	$1,295	$1.29	23d	1	0.94mi
5116 Highland Rd Baton Rouge, LA	2.0	1.0–2.0	771	$1,021	$1.32	14d	39	1.08mi
5151 Highland Rd Baton Rouge, LA	4.0	1.0–4.0	1129	$1,256	$1.11	14d	150	1.24mi
235 Burgin Ave Baton Rouge, LA	3.0	1.0	850	$1,350	$1.59	14d	1	1.37mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Likely covers: watersewertrashcablepoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-18
   days on market $64,900 Active 30 DOM
2. 2026-06-17
   days on market $64,900 Active 29 DOM
3. 2026-06-16
   days on market $64,900 Active 28 DOM
4. 2026-06-15
   days on market $64,900 Active 27 DOM
5. 2026-06-14
   days on market $64,900 Active 25 DOM
6. 2026-06-10
   days on market $64,900 Active 22 DOM
7. 2026-06-09
   days on market $64,900 Active 21 DOM
8. 2026-06-08
   days on market $64,900 Active 20 DOM
9. 2026-06-07
   days on market $64,900 Active 19 DOM
10. 2026-06-05
    days on market $64,900 Active 16 DOM
11. 2026-06-03
    days on market $64,900 Active 15 DOM
12. 2026-06-02
    days on market $64,900 Active 14 DOM
13. 2026-06-01
    days on market $64,900 Active 13 DOM
14. 2026-05-31
    days on market $64,900 Active 12 DOM
15. 2026-05-31
    days on market $64,900 Active 11 DOM
16. 2026-05-19
    listed $64,900 Active 885-char remark

    Show marketing remark (885 chars)

    Move in ready, sparkling clean, in a gated community, near LSU, and on the bus route! What a great value for a two bedroom end unit! Enjoy the stainless steal appliances, wood cabinets, and granite countertops in the kitchen and the bath. Fresh paint throughout, new flooring throughout, new stainless steel range/oven, new microwave, new hot water heater, newer washer/dryer, and the HVAC was just serviced and cleaned. The community has lots of New Orleans charm, a swimming pool and courtyard area and this unit has a private patio area. It's perfect for LSU students looking for a convenient place to live. HOA dues are just $275/month and include most insurance, maintenance of common areas including parking, water, sewer, garbage and cable. The refrigerator, washer/dryer remain at no value. This is a must see! *Structure square footage nor lot dimensions warranted by Realtor.

17. 2026-05-19
    listed $64,900 Active

    Show marketing remark (885 chars)

    Move in ready, sparkling clean, in a gated community, near LSU, and on the bus route! What a great value for a two bedroom end unit! Enjoy the stainless steal appliances, wood cabinets, and granite countertops in the kitchen and the bath. Fresh paint throughout, new flooring throughout, new stainless steel range/oven, new microwave, new hot water heater, newer washer/dryer, and the HVAC was just serviced and cleaned. The community has lots of New Orleans charm, a swimming pool and courtyard area and this unit has a private patio area. It's perfect for LSU students looking for a convenient place to live. HOA dues are just $275/month and include most insurance, maintenance of common areas including parking, water, sewer, garbage and cable. The refrigerator, washer/dryer remain at no value. This is a must see! *Structure square footage nor lot dimensions warranted by Realtor.

18. 2025-07-09
    historical $825
19. 2025-06-28
    listed $825
20. 2025-05-09
    price $69,900
21. 2025-05-09
    price $69,900
22. 2025-03-20
    listed $73,900 Active
23. 2025-03-20
    listed $73,900 Active
24. 2021-08-06
    historical
25. 2021-06-05
    price $64,900
26. 2021-05-19
    price $74,900
27. 2021-05-01
    listed $79,900 Active
28. 2021-05-01
    listed $64,900
29. 2017-09-11
    soldstatus
30. 2017-08-22
    listed $700
31. 2016-09-01
    soldstatus
32. 2016-05-07
    listed $775
33. 2015-07-08
    soldstatus $78,000
34. 2015-07-06
    soldstatus Sold
35. 2015-05-22
    listed $80,000
36. 2015-05-22
    listed $80,000
37. 2008-03-18
    listed $129,500

ⓘ 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: $1,845 · $154/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,576
• − Mortgage interest: −$3,635
• − Property taxes: −$1,845
• − Insurance: −$324
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − HOA: −$3,300
• − Depreciation: −$1,888
• Taxable income: $411
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $1,073/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

-49.9% since first listed

22 events — show timeline

• 2026-05-19 Listed $64,900 GBRMLS
• 2026-05-19 Listed $64,900 AcadianaMLS
• 2025-07-09 Rental Removed $825 GBRMLS
• 2025-06-28 Listed for Rent $825 GBRMLS
• 2025-05-09 Price Changed $69,900 AcadianaMLS
• 2025-05-09 Price Changed $69,900 GBRMLS
• 2025-03-20 Listed $73,900 GBRMLS
• 2025-03-20 Listed $73,900 AcadianaMLS
• 2021-08-06 Delisted — GBRMLS
• 2021-06-05 Price Changed $64,900 GBRMLS
• 2021-05-19 Price Changed $74,900 GBRMLS
• 2021-05-01 Listed $64,900 AcadianaMLS
• 2021-05-01 Listed $79,900 GBRMLS
• 2017-09-11 Sold (MLS) — GBRMLS
• 2017-08-22 Listed $700 GBRMLS
• 2016-09-01 Sold (MLS) — GBRMLS
• 2016-05-07 Listed $775 GBRMLS
• 2015-07-08 Sold (Public Records) $78,000 Public Records
• 2015-07-06 Sold (MLS) — GBRMLS
• 2015-05-22 Listed $80,000 AcadianaMLS
• 2015-05-22 Listed $80,000 GBRMLS
• 2008-03-18 Listed $129,500 AcadianaMLS

Property tax history

+1.6%/yr

Latest (2025): $1,845 · +4.5% YoY. Source: county tax records.