9324 & 9328 Prescott Dr · Merrydale, LA 70814

$154,900

None bd · None ba · 2,044 sqft · MultiFamily · 304 Days on market

Average condition 7,405 sqft lot $76/sqft · 16% above area Est $133k · 16% over ↓ 3% since listing

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +2.9/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Investment Opportunity with Immediate Cash Flow! This well-maintained duplex is ideal for investors or owner-occupants looking to offset their mortgage with rental income. Live in one unit and rent out the other, or lease both for strong monthly returns. Each unit features: * 3 bedrooms / 2 bathroom * Spacious living and dining areas * Functional kitchen * In-unit laundry hookups * Separate utility meters - tenants pay their own utilities Recent upgrades include fresh interior paint, making the property move-in or rent-ready. Please do not disturb tenants. Don't miss this opportunity to build equity and generate income!

Key facts

• Functional kitchen
• Recent upgrades
• Fresh interior paint

Tags

• WELL MAINTAINED DUPLEX
• FUNCTIONAL KITCHEN
• IN UNIT LAUNDRY HOOKUPS
• SEPARATE UTILITY METERS
• RECENT UPGRADES
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2-bath units multifamily listed at $155k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive. Per door: $63/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 7.8% in Merrydale — 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 58/100 on livability (#301 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• 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.
• Zoned schools: Park Forest Elementary School (math 17% / reading 32%, grade F, #384 of 646 statewide, top 62%, 509 students, 80% FRL); Park Forest Middle School (math 3% / reading 12%, grade F, #207 of 218 statewide, top 95%, 582 students, 78% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 72% FRL track the district average.
• Market conditions: 69 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 304 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $133,208
• List price: $154,900
• Delta: 16.28%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-16,805
• Equity at exit: $23,096

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,139
• Equity at exit: $13,393

Cash invested: $43,372 (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 70814

• Home prices YoY: -19.5%
• Active inventory: 69
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $126

Break-even live

Break-even rent $1,895

Max offer price $154,900

Occupancy floor 89%

Sensitivity live

Price	-10% $233	-5% $179	+0% $126	+5% $72	+10% $19
Rent	-10% $-37	-5% $45	+0% $126	+5% $207	+10% $288
Rate	-1.0pp $204	-0.5pp $165	base $126	+0.5pp $86	+1.0pp $45

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,054
Total (2 units)			$2,054

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3087 Farrington Dr Baton Rouge, LA	3.0	2.0	1795	$1,800	$1.00	25d	1	0.87mi
3087 Farrington Dr Baton Rouge, LA	3.0	2.0	1795	$1,800	$1.00	16d	1	0.87mi

Listing history 20 events

1. 2026-06-22
   days on market $154,900 Active 304 DOM
2. 2026-06-18
   days on market $154,900 Active 301 DOM
3. 2026-06-17
   days on market $154,900 Active 300 DOM
4. 2026-06-16
   days on market $154,900 Active 299 DOM
5. 2026-06-15
   days on market $154,900 Active 298 DOM
6. 2026-06-14
   days on market $154,900 Active 296 DOM
7. 2026-06-10
   days on market $154,900 Active 293 DOM
8. 2026-06-09
   days on market $154,900 Active 292 DOM
9. 2026-06-08
   days on market $154,900 Active 291 DOM
10. 2026-06-07
    days on market $154,900 Active 290 DOM
11. 2026-06-05
    days on market $154,900 Active 287 DOM
12. 2026-06-03
    days on market $154,900 Active 286 DOM
13. 2026-06-02
    days on market $154,900 Active 285 DOM
14. 2026-06-01
    days on market $154,900 Active 284 DOM
15. 2026-05-31
    days on market $154,900 Active 283 DOM
16. 2026-05-31
    days on market $154,900 Active 282 DOM
17. 2026-02-28
    price $154,900 627-char remark

    Show marketing remark (649 chars)

    Investment Opportunity with Immediate Cash Flow! This well-maintained duplex is ideal for investors or owner-occupants looking to offset their mortgage with rental income. Live in one unit and rent out the other, or lease both for strong monthly returns. Each unit features: * 3 bedrooms / 2 bathroom * Spacious living and dining areas * Functional kitchen * In-unit laundry hookups * Separate utility meters – tenants pay their own utilities Recent upgrades include fresh interior paint, making the property move-in or rent-ready. Please do not disturb tenants. Don’t miss this opportunity to build equity and generate income!

18. 2026-02-28
    price $154,900 649-char remark

    Show marketing remark (649 chars)

    Investment Opportunity with Immediate Cash Flow! This well-maintained duplex is ideal for investors or owner-occupants looking to offset their mortgage with rental income. Live in one unit and rent out the other, or lease both for strong monthly returns. Each unit features: * 3 bedrooms / 2 bathroom * Spacious living and dining areas * Functional kitchen * In-unit laundry hookups * Separate utility meters – tenants pay their own utilities Recent upgrades include fresh interior paint, making the property move-in or rent-ready. Please do not disturb tenants. Don’t miss this opportunity to build equity and generate income!

19. 2025-08-22
    listed $159,900 Active 649-char remark

    Show marketing remark (649 chars)

    Investment Opportunity with Immediate Cash Flow! This well-maintained duplex is ideal for investors or owner-occupants looking to offset their mortgage with rental income. Live in one unit and rent out the other, or lease both for strong monthly returns. Each unit features: * 3 bedrooms / 2 bathroom * Spacious living and dining areas * Functional kitchen * In-unit laundry hookups * Separate utility meters – tenants pay their own utilities Recent upgrades include fresh interior paint, making the property move-in or rent-ready. Please do not disturb tenants. Don’t miss this opportunity to build equity and generate income!

20. 2025-08-21
    listed $159,900 Active 627-char remark

    Show marketing remark (627 chars)

    Investment Opportunity with Immediate Cash Flow! This well-maintained duplex is ideal for investors or owner-occupants looking to offset their mortgage with rental income. Live in one unit and rent out the other, or lease both for strong monthly returns. Each unit features: * 3 bedrooms / 2 bathroom * Spacious living and dining areas * Functional kitchen * In-unit laundry hookups * Separate utility meters - tenants pay their own utilities Recent upgrades include fresh interior paint, making the property move-in or rent-ready. Please do not disturb tenants. Don't miss this opportunity to build equity and generate income!

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 24% 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,648
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$5,893
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$4,506
• Taxable loss: −$695
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,675/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 · 13 photos

Average 55/100 Cosmetic rehab

This well-maintained but dated two-unit property offers a good investment opportunity with immediate cash flow. Simple updates to paint and fixtures can significantly enhance its appeal and value.

Repairs flagged

• Minor Paint — Faded paint in some areas
• Minor Kitchen Countertops — Dated and possibly worn
• Minor Bathroom Fixtures — Standard fixtures, possibly outdated

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace countertops with modern options — Modern countertops improve functionality and aesthetics
• Both Update bathroom fixtures with modern options — Modern fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Faded paint in some areas	Minor	$500–3,000
Kitchen Countertops · Dated and possibly worn	Minor	$500–3,000
Bathroom Fixtures · Standard fixtures, possibly outdated	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace countertops with modern options — Modern countertops improve functionality and aesthetics ↑
• Both Update bathroom fixtures with modern options — Modern fixtures enhance functionality and aesthetics ↑

ⓘ 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 — Merrydale

• Score: 58/100
• State rank: #301
• US rank: #21115

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,124
• Population (ZIP): 11,424

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: Predominantly Black (83%)
• Race & ethnicity: Black 83% Hispanic / Latino 8% White 7% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 7% Arabic 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: ▼ -50.79%
• Current HPI: 210.2213
• Rent YoY: —
• Metro: —
• 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

-3.1% since first listed

4 events — show timeline

• 2026-02-28 Price Changed $154,900 AcadianaMLS
• 2026-02-28 Price Changed $154,900 GBRMLS
• 2025-08-22 Listed $159,900 GBRMLS
• 2025-08-21 Listed $159,900 AcadianaMLS