4324-4326 Kerrit Dr #2 · Merrydale, LA 70814

$135,000

None bd · None ba · 1,680 sqft · MultiFamily · 1 Days on market

Poor condition 7,405 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Now for sale, 4324 - 4326 Kerrit Dr is a fully renovated duplex totaling +-1,680 SF, with each unit featuring 2 bedrooms and 1 restroom. The property boasts an open living/dining room floor plan with kitchens equipped with new appliances including refrigerator, electric range/oven, and dishwasher. Other recent upgrades include new flooring, cabinets, light fixtures, restrooms, and fresh paint. This investment offers immediate cash flow with potential to increase rental income. Located +-1 minute from Greenwell Springs Rd, the property is near amenities such as Walgreens, Dollar Tree, McDonald's, Popeyes, Southern Boilers, and Best Poboy's & Seafood. * Kitchen equipped with new appliances - refrigerator, electric range / oven, dishwasher * New flooring, cabinets, light fixtures, and fresh paint * Renovated restrooms * +-1 min from Greenwell Springs Rd and amenities including Walgreens and McDonald's

Key facts

• 7,405 sq ft lot
• 4 parking spots

What this means for you Summary

Snapshot

• This is a multifamily listed at $135k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• 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: 69 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $135,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.37% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.88%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-14,888
• Equity at exit: $20,129

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-3,161
• Equity at exit: $11,672

Cash invested: $37,800 (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 70814

• Home prices YoY: -19.5%
• Active inventory: 69
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $105

Break-even live

Break-even rent $1,721

Max offer price $135,000

Occupancy floor 89%

Sensitivity live

Price	-10% $198	-5% $152	+0% $105	+5% $59	+10% $12
Rent	-10% $-41	-5% $32	+0% $105	+5% $178	+10% $252
Rate	-1.0pp $173	-0.5pp $139	base $105	+0.5pp $70	+1.0pp $35

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,854
Total (2 units)			$1,854

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	14d	1	0.87mi
3087 Farrington Dr Baton Rouge, LA	3.0	2.0	1795	$1,800	$1.00	24d	1	0.87mi
9062 Cedar Ct Baton Rouge, LA	3.0	2.0	1350	$1,158	$0.86	24d	1	0.92mi
9135 Great Smokey Ave Unit A Baton Rouge, LA	2.0	1.0	1083	$850	$0.78	44d	1	1.01mi
9135 Great Smokey Ave Unit A Baton Rouge, LA	2.0	1.0	1083	$850	$0.78	14d	1	1.01mi
8508 Greenwell Springs Rd Baton Rouge, LA	1.0–3.0	1.0–2.5	970	$860	$0.89	19d	1	1.07mi
8614 Forestwood Ave Baton Rouge, LA	3.0	2.0	1313	$1,700	$1.29	14d	1	1.38mi
7745 S Maribel Ct Baton Rouge, LA	3.0	2.0	1682	$1,500	$0.89	21d	1	1.44mi
7745 S Maribel Ct Baton Rouge, LA	3.0	2.0	1682	$1,500	$0.89	45d	1	1.44mi

Listing history 3 events

1. 2026-04-21
   status Pending
2. 2026-03-01
   listed $135,000 Active

   Show marketing remark (915 chars)

   Now for sale, 4324 - 4326 Kerrit Dr is a fully renovated duplex totaling +-1,680 SF, with each unit featuring 2 bedrooms and 1 restroom. The property boasts an open living/dining room floor plan with kitchens equipped with new appliances including refrigerator, electric range/oven, and dishwasher. Other recent upgrades include new flooring, cabinets, light fixtures, restrooms, and fresh paint. This investment offers immediate cash flow with potential to increase rental income. Located +-1 minute from Greenwell Springs Rd, the property is near amenities such as Walgreens, Dollar Tree, McDonald's, Popeyes, Southern Boilers, and Best Poboy's & Seafood. * Kitchen equipped with new appliances - refrigerator, electric range / oven, dishwasher * New flooring, cabinets, light fixtures, and fresh paint * Renovated restrooms * +-1 min from Greenwell Springs Rd and amenities including Walgreens and McDonald's

3. 2026-03-01
   listed $135,000 915-char remark

   Show marketing remark (915 chars)

   Now for sale, 4324 - 4326 Kerrit Dr is a fully renovated duplex totaling +-1,680 SF, with each unit featuring 2 bedrooms and 1 restroom. The property boasts an open living/dining room floor plan with kitchens equipped with new appliances including refrigerator, electric range/oven, and dishwasher. Other recent upgrades include new flooring, cabinets, light fixtures, restrooms, and fresh paint. This investment offers immediate cash flow with potential to increase rental income. Located +-1 minute from Greenwell Springs Rd, the property is near amenities such as Walgreens, Dollar Tree, McDonald's, Popeyes, Southern Boilers, and Best Poboy's & Seafood. * Kitchen equipped with new appliances - refrigerator, electric range / oven, dishwasher * New flooring, cabinets, light fixtures, and fresh paint * Renovated restrooms * +-1 min from Greenwell Springs Rd and amenities including Walgreens and McDonald's

ⓘ 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: $22,248
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$5,794
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$3,927
• Taxable loss: −$620
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $1,411/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 · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to modern standards, significantly impacting its resale and rental value.

Repairs flagged

• Major kitchen cabinets — Worn and outdated
• Major kitchen countertops — Worn and outdated
• Major kitchen appliances — Outdated and possibly non-functional
• Major bathroom fixtures — Worn and outdated
• Major bathroom tiles — Worn and outdated
• Major exterior siding — Worn and possibly damaged
• Major exterior windows — Old and possibly drafty
• Major HVAC unit — Old and possibly inefficient

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modernizes the kitchen and improves functionality
• Resale New bathroom fixtures and tiles — Modernizes the bathroom and improves functionality
• Resale New exterior siding and windows — Enhances curb appeal and energy efficiency
• Both New HVAC unit — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn and outdated	Major	$15,000–50,000
kitchen countertops · Worn and outdated	Major	$15,000–50,000
kitchen appliances · Outdated and possibly non-functional	Major	$15,000–50,000
bathroom fixtures · Worn and outdated	Major	$15,000–50,000
bathroom tiles · Worn and outdated	Major	$15,000–50,000
exterior siding · Worn and possibly damaged	Major	$15,000–50,000
exterior windows · Old and possibly drafty	Major	$15,000–50,000
HVAC unit · Old and possibly inefficient	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale New kitchen cabinets and countertops — Modernizes the kitchen and improves functionality ↑
• Resale New bathroom fixtures and tiles — Modernizes the bathroom and improves functionality ↑
• Resale New exterior siding and windows — Enhances curb appeal and energy efficiency ↑
• Both New HVAC unit — Improves comfort and energy efficiency ↑

ⓘ 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

+0.0% since first listed

3 events — show timeline

• 2026-04-21 Pending — GBRMLS
• 2026-03-01 Listed $135,000 AcadianaMLS
• 2026-03-01 Listed $135,000 GBRMLS