5647 Atlanta Ave · Merrydale, LA 70812

$125,000

3 bd · 1.5 ba · 1,036 sqft · SingleFamily public records · 17 Days on market

Built 1975 7,405 sqft lot Est $124k · at est.

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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 +20.3/30.0
• Appreciation +8.0/10.0
• ARV discount +7.3/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Charming brick home with a NEW ROOF (MARCH 2026) and NEW WINDOWS throughout! This 3-bedroom, 1.5-bath home offers a comfortable layout and a spacious fenced backyard perfect for relaxing or entertaining. Features include a window unit in the living room with both A/C and heat, a covered carport, and plenty of outdoor space for kids, pets, or gatherings. A great opportunity for homeowners or investors alike!

Key facts

• Covered carport
• Outdoor space
• Fenced backyard

Tags

• NEW ROOF
• NEW WINDOWS
• FENCED BACKYARD
• COVERED CARPORT
• OUTDOOR SPACE

Property features AI

Finance

• Other: Located in the East Fairlane subdivision; Directions available

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick construction; Slab foundation; Built in 2026
• Exterior features: Chain link fence

Interior

• Kitchen: Gas cooktop
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 partial bathroom
• Heating & cooling: Window unit(s) for cooling; Other heating
• Interior features: Laminate flooring; Gas cooktop

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/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 $120k (4.2% below list).
• Recommended offer: $120k (4.2% below list) — sets the bar for 1% rule.

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: schools C-, crime F, amenities 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.
• Market conditions: 39 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• In year one you build about $8k of equity ($864 loan paydown + $7k appreciation (5.9% local appreciation)).
• East Baton Rouge County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($123k) 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

• 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 $119,691 (4.2% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.96% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $124,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5656 Atlanta Ave	0.03mi	3/1.5	1,038 (+0%)	10mo	$92,900	$89	90
5912 Atlanta Ave	0.20mi	3/2.0	1,064 (+3%)	6mo	$139,700	$131	79
7884 Grayson Ave	0.30mi	3/1.5	1,023 (-1%)	9mo	$98,500	$96	76
5621 Lanier Dr	0.32mi	3/1.5	1,081 (+4%)	11mo	$160,000	$148	69
5911 Benson Dr	0.24mi	3/1.5	1,133 (+9%)	5mo	$99,900	$88	69
5837 Denova St	0.29mi	3/2.0	1,150 (+11%)	6mo	$139,000	$121	62
7751 Bringhurst Ave	0.32mi	3/1.5	1,180 (+14%)	12mo	$134,900	$114	51
6734 Autumn Ave	0.70mi	3/1.0	1,062 (+2%)	12mo	$127,600	$120	51
6814 Spring Dr	0.57mi	2/1.0 (-1)	1,008 (-3%)	19mo	$45,000	$45	46
6197 Flag St	0.41mi	3/1.0	1,150 (+11%)	18mo	$120,000	$104	45
7173 Poinsettia Dr	0.57mi	4/1.0 (+1)	1,003 (-3%)	19mo	$130,000	$130	45
5907 Silverleaf Ave	0.75mi	3/1.5	1,118 (+8%)	18mo	$139,900	$125	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.31×
• Total profit: $45,675
• Equity at exit: $78,027

10-year hold

• IRR: 19.0%
• Equity multiple: 4.61×
• Total profit: $126,494
• Equity at exit: $141,024

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 70812

• Home prices YoY: 3.5%
• Active inventory: 39
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$656
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $159

Break-even live

Break-even rent $996

Max offer price $125,000

Occupancy floor 82%

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	43d	1	0.43mi
8614 Forestwood Ave Baton Rouge, LA	3.0	2.0	1313	$1,700	$1.29	14d	1	0.89mi
9173 Cedar Ct Baton Rouge, LA	4.0	2.0	1405	$1,596	$1.14	14d	1	1.12mi
9062 Cedar Ct Baton Rouge, LA	3.0	2.0	1350	$1,158	$0.86	23d	1	1.16mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	14d	1	1.36mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	43d	1	1.36mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	43d	1	1.36mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	43d	1	1.36mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	1.38mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	23d	1	1.39mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	23d	1	1.42mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	23d	1	1.47mi

Listing history 12 events

1. 2026-06-09
   status $125,000 Pending 17 DOM
2. 2026-06-08
   days on market $125,000 Active 17 DOM
3. 2026-06-07
   days on market $125,000 Active 16 DOM
4. 2026-06-05
   days on market $125,000 Active 13 DOM
5. 2026-06-03
   days on market $125,000 Active 12 DOM
6. 2026-06-02
   days on market $125,000 Active 11 DOM
7. 2026-06-01
   days on market $125,000 Active 10 DOM
8. 2026-05-31
   days on market $125,000 Active 9 DOM
9. 2026-05-31
   days on market $125,000 Active 8 DOM
10. 2026-05-22
    listed $125,000 Active

    Show marketing remark (410 chars)

    Charming brick home with a NEW ROOF (MARCH 2026) and NEW WINDOWS throughout! This 3-bedroom, 1.5-bath home offers a comfortable layout and a spacious fenced backyard perfect for relaxing or entertaining. Features include a window unit in the living room with both A/C and heat, a covered carport, and plenty of outdoor space for kids, pets, or gatherings. A great opportunity for homeowners or investors alike!

11. 2026-05-22
    listed $125,000 Active 410-char remark

    Show marketing remark (410 chars)

    Charming brick home with a NEW ROOF (MARCH 2026) and NEW WINDOWS throughout! This 3-bedroom, 1.5-bath home offers a comfortable layout and a spacious fenced backyard perfect for relaxing or entertaining. Features include a window unit in the living room with both A/C and heat, a covered carport, and plenty of outdoor space for kids, pets, or gatherings. A great opportunity for homeowners or investors alike!

12. 1983-08-12
    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: $946 · $79/mo
• Projected year-2 tax: $946 · $79/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 (unshaded) · 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,363
• − Mortgage interest: −$7,002
• − Property taxes: −$946
• − Insurance: −$625
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$3,636
• Taxable loss: −$145
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $1,944/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 — 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

• Census place: Merrydale, LA
• City population: 11,124
• Population (ZIP): 11,124

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 (97%)
• Race & ethnicity: Black 97% Hispanic / Latino 2% White 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 5.93%
• Current HPI: 174.6882
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-22 Listed $125,000 AcadianaMLS
• 2026-05-22 Listed $125,000 GBRMLS
• 1983-08-12 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $946 · -0.4% YoY. Source: county tax records.