6262 Wright Dr · Merrydale, LA 70812

$106,500

3 bd · 2.5 ba · 2,081 sqft · SingleFamily public records · 133 Days on market

Built 1975 8,712 sqft lot $51/sqft · 51% below area ↓ 20% since listing

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 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

3BR/2BA brick home in Mickens Place. Large rear den addition with vaulted ceiling built-ins and fireplace. Nice size bedrooms. Kitchen has been partially updated. Convenient location near Airline Hwy and Mickens.

Key facts

• Vaulted ceiling
• Rear den addition
• Convenient location

Tags

• REAR DEN ADDITION
• VAULTED CEILING
• BUILT-INS
• FIREPLACE
• PARTIALLY UPDATED KITCHEN
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.
• 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: 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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

• In year one you build about $7k of equity ($736 loan paydown + $6k 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 $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $36k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $93,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.39% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.81%
• DSCR: 1.70
• GRM: 6.0

CMA / ARV

• ARV (median comp): $213,225
• List price: $106,500
• Delta: -50.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6822 Oak Park Dr	0.48mi	3/1.5	1,944 (-7%)	2mo	$164,900	$85	62
6340 Lanier Dr	0.10mi	4/2.5 (+1)	1,963 (-6%)	24mo	$215,000	$110	61
8537 Forest Glen Ave	0.46mi	4/2.5 (+1)	2,014 (-3%)	19mo	$263,990	$131	52
8522 Forestwood Ave	0.41mi	4/2.5 (+1)	2,014 (-3%)	24mo	$262,990	$131	51
8544 Forest Glen Ave	0.46mi	4/2.5 (+1)	2,014 (-3%)	22mo	$267,990	$133	50
8539 Forestwood Ave	0.44mi	4/2.5 (+1)	2,014 (-3%)	24mo	$262,990	$131	49
8631 Forestwood Ave	0.52mi	4/2.0 (+1)	1,900 (-9%)	7mo	$240,000	$126	48
7847 E Poinsettia St	0.36mi	3/1.5	1,879 (-10%)	19mo	$155,000	$82	47
8533 Forestwood Ave	0.43mi	4/2.0 (+1)	1,776 (-15%)	20mo	$254,990	$144	32
8540 Forestwood Ave	0.44mi	4/2.0 (+1)	1,776 (-15%)	22mo	$253,990	$143	30
8543 Forest Glen Ave	0.47mi	4/3.0 (+1)	1,774 (-15%)	22mo	$257,990	$145	28

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: 2.86×
• Total profit: $55,372
• Equity at exit: $66,479

10-year hold

• IRR: 26.6%
• Equity multiple: 5.81×
• Total profit: $143,488
• Equity at exit: $120,153

Cash invested: $29,820 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$558
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $393

Break-even live

Break-even rent $978

Max offer price $106,500

Occupancy floor 68%

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: $26,625
• Closing costs: $3,195
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9173 Cedar Ct Baton Rouge, LA	4.0	2.0	1405	$1,596	$1.14	14d	1	0.85mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	44d	1	1.03mi
7745 S Maribel Ct Baton Rouge, LA	3.0	2.0	1682	$1,500	$0.89	21d	1	1.37mi
7745 S Maribel Ct Baton Rouge, LA	3.0	2.0	1682	$1,500	$0.89	44d	1	1.38mi

Listing history 24 events

1. 2026-06-18
   days on market $106,500 Active 133 DOM
2. 2026-06-17
   days on market $106,500 Active 132 DOM
3. 2026-06-16
   days on market $106,500 Active 131 DOM
4. 2026-06-15
   days on market $106,500 Active 130 DOM
5. 2026-06-14
   days on market $106,500 Active 128 DOM
6. 2026-06-10
   days on market $106,500 Active 125 DOM
7. 2026-06-09
   days on market $106,500 Active 124 DOM
8. 2026-06-08
   days on market $106,500 Active 123 DOM
9. 2026-06-07
   days on market $106,500 Active 122 DOM
10. 2026-06-05
    days on market $106,500 Active 119 DOM
11. 2026-06-03
    days on market $106,500 Active 118 DOM
12. 2026-06-02
    days on market $106,500 Active 117 DOM
13. 2026-06-01
    days on market $106,500 Active 116 DOM
14. 2026-05-31
    days on market $106,500 Active 115 DOM
15. 2026-05-31
    days on market $106,500 Active 114 DOM
16. 2026-05-02
    price $115,000 212-char remark

    Show marketing remark (219 chars)

    3BR/2BA brick home in Mickens Place.   Large rear den addition with vaulted ceiling built-ins and fireplace. Nice size bedrooms. Kitchen has been partially updated. Convenient location near Airline Hwy and Mickens.

17. 2026-05-02
    price $115,000 219-char remark

    Show marketing remark (219 chars)

    3BR/2BA brick home in Mickens Place.   Large rear den addition with vaulted ceiling built-ins and fireplace. Nice size bedrooms. Kitchen has been partially updated. Convenient location near Airline Hwy and Mickens.

18. 2026-04-10
    price $128,700 212-char remark

    Show marketing remark (219 chars)

    3BR/2BA brick home in Mickens Place.   Large rear den addition with vaulted ceiling built-ins and fireplace. Nice size bedrooms. Kitchen has been partially updated. Convenient location near Airline Hwy and Mickens.

19. 2026-04-10
    price $128,700 219-char remark

    Show marketing remark (219 chars)

    3BR/2BA brick home in Mickens Place.   Large rear den addition with vaulted ceiling built-ins and fireplace. Nice size bedrooms. Kitchen has been partially updated. Convenient location near Airline Hwy and Mickens.

20. 2026-02-26
    price $135,850 212-char remark

    Show marketing remark (219 chars)

    3BR/2BA brick home in Mickens Place.   Large rear den addition with vaulted ceiling built-ins and fireplace. Nice size bedrooms. Kitchen has been partially updated. Convenient location near Airline Hwy and Mickens.

21. 2026-02-26
    price $135,850 219-char remark

    Show marketing remark (219 chars)

    3BR/2BA brick home in Mickens Place.   Large rear den addition with vaulted ceiling built-ins and fireplace. Nice size bedrooms. Kitchen has been partially updated. Convenient location near Airline Hwy and Mickens.

22. 2026-02-05
    listed $143,000 Active 219-char remark

    Show marketing remark (212 chars)

    3BR/2BA brick home in Mickens Place. Large rear den addition with vaulted ceiling built-ins and fireplace. Nice size bedrooms. Kitchen has been partially updated. Convenient location near Airline Hwy and Mickens.

23. 2026-02-05
    listed $143,000 Active 212-char remark

    Show marketing remark (212 chars)

    3BR/2BA brick home in Mickens Place. Large rear den addition with vaulted ceiling built-ins and fireplace. Nice size bedrooms. Kitchen has been partially updated. Convenient location near Airline Hwy and Mickens.

24. 1991-02-22
    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: $2,041 · $170/mo
• Projected year-2 tax: $2,041 · $170/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: $17,709
• − Mortgage interest: −$5,966
• − Property taxes: −$2,041
• − Insurance: −$532
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$3,098
• Taxable income: $3,238
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $3,937/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

-19.6% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $115,000 AcadianaMLS
• 2026-05-02 Price Changed $115,000 GBRMLS
• 2026-04-10 Price Changed $128,700 AcadianaMLS
• 2026-04-10 Price Changed $128,700 GBRMLS
• 2026-02-26 Price Changed $135,850 AcadianaMLS
• 2026-02-26 Price Changed $135,850 GBRMLS
• 2026-02-05 Listed $143,000 GBRMLS
• 2026-02-05 Listed $143,000 AcadianaMLS
• 1991-02-22 Sold (Public Records) — Public Records

Property tax history

+30.9%/yr

Latest (2025): $2,041 · -0.4% YoY. Source: county tax records.