6053 Ingram Dr · Merrydale, LA 70812

$110,000

3 bd · 2.0 ba · 1,256 sqft · SingleFamily public records · 1 Days on market

Built 1987 4,356 sqft lot Est $152k · 28% under

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Why this score? — see what drove the A- 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +8.0/10.0
• 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

Subject to short sale approval

Key facts

• 4,356 sq ft lot
• 3 parking spots
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.7% 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: Glen Oaks Park Elementary School (math 14% / reading 27%, grade F, #439 of 646 statewide, top 68%, 446 students, 91% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 75% FRL track the district average.
• Zoned-school proficiency averages 41% at this address vs 28% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 39 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $7k of equity ($761 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000

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: 1.35% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.76%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $151,976
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6040 Lanier Dr	0.10mi	3/1.5	1,250 (-0%)	9mo	$169,999	$136	85
6855 Dalark Dr	0.37mi	3/2.0	1,300 (+4%)	3mo	$158,900	$122	75
6655 Dalark Dr	0.28mi	3/2.0	1,221 (-3%)	9mo	$147,000	$120	75
7751 Bringhurst Ave	0.18mi	3/1.5	1,180 (-6%)	13mo	$134,900	$114	69
7224 Poinsetta Dr	0.49mi	4/2.0 (+1)	1,235 (-2%)	1mo	$175,000	$142	69
6912 Oak Park Dr	0.47mi	4/2.0 (+1)	1,225 (-2%)	2mo	$172,800	$141	68
7819 Greenwell St	0.46mi	3/1.5	1,293 (+3%)	6mo	$107,500	$83	66
5911 Benson Dr	0.24mi	3/1.5	1,133 (-10%)	5mo	$99,900	$88	66
6970 Coronet Dr	0.65mi	3/1.5	1,226 (-2%)	1mo	$119,900	$98	63
5837 Denova St	0.54mi	3/2.0	1,150 (-8%)	6mo	$139,000	$121	56
7754 Grayson Ave	0.43mi	3/2.0	1,357 (+8%)	13mo	$154,900	$114	56
5621 Lanier Dr	0.39mi	3/1.5	1,081 (-14%)	11mo	$160,000	$148	48

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: 28.4%
• Equity multiple: 2.85×
• Total profit: $57,097
• Equity at exit: $68,664

10-year hold

• IRR: 26.6%
• Equity multiple: 5.80×
• Total profit: $147,944
• Equity at exit: $124,101

Cash invested: $30,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$577
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $405

Break-even live

Break-even rent $971

Max offer price $110,000

Occupancy floor 68%

Sensitivity live

Price	-10% $467	-5% $436	+0% $405	+5% $373	+10% $342
Rent	-10% $287	-5% $346	+0% $405	+5% $463	+10% $522
Rate	-1.0pp $460	-0.5pp $433	base $405	+0.5pp $376	+1.0pp $347

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8614 Forestwood Ave Baton Rouge, LA	3.0	2.0	1313	$1,700	$1.29	15d	1	0.59mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	45d	1	0.90mi
9173 Cedar Ct Baton Rouge, LA	4.0	2.0	1405	$1,596	$1.14	15d	1	0.93mi
9062 Cedar Ct Baton Rouge, LA	3.0	2.0	1350	$1,158	$0.86	25d	1	1.01mi
7745 S Maribel Ct Baton Rouge, LA	3.0	2.0	1682	$1,500	$0.89	22d	1	1.29mi
7745 S Maribel Ct Baton Rouge, LA	3.0	2.0	1682	$1,500	$0.89	46d	1	1.29mi

Listing history 5 events

1. 2026-02-17
   status Pending
2. 2026-02-17
   status Active
3. 2026-01-26
   listed $110,000

   Show marketing remark (30 chars)

   Subject to short sale approval

4. 2026-01-26
   listed $110,000 30-char remark

   Show marketing remark (30 chars)

   Subject to short sale approval

5. 1987-10-30
   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: $1,737 · $145/mo
• Projected year-2 tax: $1,737 · $145/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 · 21 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: $17,803
• − Mortgage interest: −$6,162
• − Property taxes: −$1,737
• − Insurance: −$550
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$3,200
• Taxable income: $3,306
• Est. tax owed @ 24.0%: −$793
• After-tax cash flow: $4,062/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

5 events — show timeline

• 2026-02-17 Pending — GBRMLS
• 2026-02-17 Relisted — GBRMLS
• 2026-01-26 Listed $110,000 AcadianaMLS
• 2026-01-26 Listed $110,000 GBRMLS
• 1987-10-30 Sold (Public Records) — Public Records

Property tax history

+19.8%/yr

Latest (2025): $1,737 · -0.4% YoY. Source: county tax records.