5764 Hartford Ave · Merrydale, LA 70812

$89,780

3 bd · 1.5 ba · 1,039 sqft · SingleFamily public records · 96 Days on market

Built 1980 7,840 sqft lot $86/sqft · 10% below area Est $123k · 27% under ↓ 33% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

3 bed, 1.5 bath solid equity opportunity with rehab potential. Prune needed cosmetic/systems updates, then profit as a completed rental or flip. Won't stay on the market long! New kitchen cabinets, stove, dishwasher, refrigerator, and microwave have all been installed. Bonus shed in the backyard. NO utilities!

Key facts

• New kitchen cabinets
• Bonus shed
• 7,840 sq ft lot

Tags

• NEW KITCHEN CABINETS
• BONUS SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 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 $6k of equity ($621 loan paydown + $5k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (33%) 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 $81,699 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.81%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

• ARV (median comp): $122,827
• List price: $89,780
• Delta: -26.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5656 Atlanta Ave	0.11mi	3/1.5	1,038 (-0%)	10mo	$92,900	$89	86
5912 Atlanta Ave	0.11mi	3/2.0	1,064 (+2%)	6mo	$139,700	$131	83
7884 Grayson Ave	0.35mi	3/1.5	1,023 (-2%)	9mo	$98,500	$96	73
5911 Benson Dr	0.20mi	3/1.5	1,133 (+9%)	5mo	$99,900	$88	71
5621 Lanier Dr	0.36mi	3/1.5	1,081 (+4%)	11mo	$160,000	$148	68
5837 Denova St	0.21mi	3/2.0	1,150 (+11%)	6mo	$139,000	$121	66
7672 Sumrall Dr	0.71mi	3/1.5	1,008 (-3%)	3mo	$155,000	$154	59
7751 Bringhurst Ave	0.28mi	3/1.5	1,180 (+14%)	13mo	$134,900	$114	54
6134 Silverleaf Ave	0.70mi	3/1.5	1,065 (+2%)	14mo	$129,900	$122	52
6197 Flag St	0.31mi	3/1.0	1,150 (+11%)	18mo	$120,000	$104	51
6734 Autumn Ave	0.72mi	3/1.0	1,062 (+2%)	12mo	$127,600	$120	50
5907 Silverleaf Ave	0.70mi	3/1.5	1,118 (+8%)	18mo	$139,900	$125	40

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: 29.3%
• Equity multiple: 2.91×
• Total profit: $47,977
• Equity at exit: $56,042

10-year hold

• IRR: 27.3%
• Equity multiple: 5.92×
• Total profit: $123,651
• Equity at exit: $101,289

Cash invested: $25,138 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$471
• Tax from tax record: −$79 /mo · $949/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $352

Break-even live

Break-even rent $743

Max offer price $89,780

Occupancy floor 65%

Sensitivity live

Price	-10% $403	-5% $378	+0% $352	+5% $327	+10% $301
Rent	-10% $258	-5% $305	+0% $352	+5% $399	+10% $446
Rate	-1.0pp $397	-0.5pp $375	base $352	+0.5pp $329	+1.0pp $305

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: $22,445
• Closing costs: $2,693
• 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	44d	1	0.45mi
8614 Forestwood Ave Baton Rouge, LA	3.0	2.0	1313	$1,700	$1.29	15d	1	0.92mi
9173 Cedar Ct Baton Rouge, LA	4.0	2.0	1405	$1,596	$1.14	15d	1	1.17mi
9062 Cedar Ct Baton Rouge, LA	3.0	2.0	1350	$1,158	$0.86	24d	1	1.23mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	15d	1	1.31mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	44d	1	1.31mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	44d	1	1.31mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	44d	1	1.31mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	24d	1	1.33mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	24d	1	1.34mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	24d	1	1.39mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	24d	1	1.42mi

Listing history 24 events

1. 2026-06-18
   days on market $89,780 Active 96 DOM
2. 2026-06-17
   days on market $89,780 Active 95 DOM
3. 2026-06-16
   days on market $89,780 Active 94 DOM
4. 2026-06-15
   days on market $89,780 Active 93 DOM
5. 2026-06-14
   days on market $89,780 Active 91 DOM
6. 2026-06-10
   days on market $89,780 Active 88 DOM
7. 2026-06-09
   days on market $89,780 Active 87 DOM
8. 2026-06-08
   days on market $89,780 Active 86 DOM
9. 2026-06-07
   days on market $89,780 Active 85 DOM
10. 2026-06-05
    days on market $89,780 Active 82 DOM
11. 2026-06-03
    days on market $89,780 Active 81 DOM
12. 2026-06-02
    days on market $89,780 Active 80 DOM
13. 2026-06-01
    days on market $89,780 Active 79 DOM
14. 2026-05-31
    days on market $89,780 Active 78 DOM
15. 2026-05-31
    days on market $89,780 Active 77 DOM
16. 2026-03-31
    price $89,780 311-char remark

    Show marketing remark (317 chars)

    3 bed, 1.5 bath solid equity opportunity with rehab potential. Prune needed cosmetic/systems updates, then profit as a completed rental or flip. Won’t stay on the market long! New kitchen cabinets, stove, dishwasher, refrigerator, and microwave have all been installed. Bonus shed in the backyard. NO utilities!

17. 2026-03-31
    price $89,780 317-char remark

    Show marketing remark (317 chars)

    3 bed, 1.5 bath solid equity opportunity with rehab potential. Prune needed cosmetic/systems updates, then profit as a completed rental or flip. Won’t stay on the market long! New kitchen cabinets, stove, dishwasher, refrigerator, and microwave have all been installed. Bonus shed in the backyard. NO utilities!

18. 2026-03-25
    price $104,780 311-char remark

    Show marketing remark (317 chars)

    3 bed, 1.5 bath solid equity opportunity with rehab potential. Prune needed cosmetic/systems updates, then profit as a completed rental or flip. Won’t stay on the market long! New kitchen cabinets, stove, dishwasher, refrigerator, and microwave have all been installed. Bonus shed in the backyard. NO utilities!

19. 2026-03-25
    price $104,780 317-char remark

    Show marketing remark (317 chars)

    3 bed, 1.5 bath solid equity opportunity with rehab potential. Prune needed cosmetic/systems updates, then profit as a completed rental or flip. Won’t stay on the market long! New kitchen cabinets, stove, dishwasher, refrigerator, and microwave have all been installed. Bonus shed in the backyard. NO utilities!

20. 2026-03-17
    price $119,780 311-char remark

    Show marketing remark (317 chars)

    3 bed, 1.5 bath solid equity opportunity with rehab potential. Prune needed cosmetic/systems updates, then profit as a completed rental or flip. Won’t stay on the market long! New kitchen cabinets, stove, dishwasher, refrigerator, and microwave have all been installed. Bonus shed in the backyard. NO utilities!

21. 2026-03-17
    price $119,780 317-char remark

    Show marketing remark (317 chars)

    3 bed, 1.5 bath solid equity opportunity with rehab potential. Prune needed cosmetic/systems updates, then profit as a completed rental or flip. Won’t stay on the market long! New kitchen cabinets, stove, dishwasher, refrigerator, and microwave have all been installed. Bonus shed in the backyard. NO utilities!

22. 2026-03-13
    listed $134,780 Active 311-char remark

    Show marketing remark (317 chars)

    3 bed, 1.5 bath solid equity opportunity with rehab potential. Prune needed cosmetic/systems updates, then profit as a completed rental or flip. Won’t stay on the market long! New kitchen cabinets, stove, dishwasher, refrigerator, and microwave have all been installed. Bonus shed in the backyard. NO utilities!

23. 2026-03-13
    listed $134,780 Active 317-char remark

    Show marketing remark (317 chars)

    3 bed, 1.5 bath solid equity opportunity with rehab potential. Prune needed cosmetic/systems updates, then profit as a completed rental or flip. Won’t stay on the market long! New kitchen cabinets, stove, dishwasher, refrigerator, and microwave have all been installed. Bonus shed in the backyard. NO utilities!

24. 1991-07-22
    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: $949 · $79/mo
• Projected year-2 tax: $949 · $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: $14,271
• − Mortgage interest: −$5,029
• − Property taxes: −$949
• − Insurance: −$449
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$2,612
• Taxable income: $2,949
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $3,519/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

-33.4% since first listed

9 events — show timeline

• 2026-03-31 Price Changed $89,780 AcadianaMLS
• 2026-03-31 Price Changed $89,780 GBRMLS
• 2026-03-25 Price Changed $104,780 AcadianaMLS
• 2026-03-25 Price Changed $104,780 GBRMLS
• 2026-03-17 Price Changed $119,780 AcadianaMLS
• 2026-03-17 Price Changed $119,780 GBRMLS
• 2026-03-13 Listed $134,780 GBRMLS
• 2026-03-13 Listed $134,780 AcadianaMLS
• 1991-07-22 Sold (Public Records) — Public Records

Property tax history

+32.6%/yr

Latest (2025): $949 · -0.4% YoY. Source: county tax records.