6235 Buttonwood Dr · Merrydale, LA 70812

$74,900

3 bd · 1.5 ba · 1,397 sqft · SingleFamily public records · 14 Days on market

Built 1976 9,583 sqft lot ↓ 29% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

***INVESTOR ALERT*** Looking for your next flip, rental, or renovation project? This foreclosed property presents an excellent opportunity to create value and build equity. In need of a complete renovation, this property is ideal for experienced investors, contractors, or buyers looking for a project with strong upside potential. With the right vision and improvements, this home can be transformed into a desirable residence in an established neighborhood. Whether you're planning a fix-and-flip, buy-and-hold rental, or portfolio addition, this property offers the chance to customize from the ground up and maximize your return. Property being sold as-is. Schedule your showing today and unlock the potential this property has to offer!

Key facts

• Complete renovation
• 9,583 sq ft lot
• Garage

Tags

• COMPLETE RENOVATION
• CUSTOMIZE FROM THE GROUND UP

Property features AI

Finance

• Other: Property listed by Pivot Realty
• Financial info: Financial details not specified
• HOA & community: HOA information not specified

Exterior

• Parking: Has garage
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick construction; Built on slab foundation; Year built not specified
• Exterior features: Lot in North Merrydale subdivision; Lot dimensions approximately 70 x 140

Interior

• Kitchen: Kitchen appliances not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom; 1 partial bathroom
• Heating & cooling: Has heating (type: Other); Has cooling (wall unit(s))
• Interior features: Wall cooling units
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 13.6% 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; 14 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 $5k of equity ($518 loan paydown + $4k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 3y ago 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 $74,900

Questions for the listing agent

1. Built in 1976 — 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: 1.68% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.16%
• DSCR: 2.16
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $159,258
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6634 Fern Dr	0.27mi	3/1.5	1,293 (-7%)	2mo	$119,000	$92	73
5833 Larchwood Dr	0.40mi	3/2.0	1,380 (-1%)	5mo	$175,000	$127	73
7024 Albatross Dr	0.47mi	3/2.0	1,351 (-3%)	1mo	$145,000	$107	70
5820 Glen Oaks Dr	0.42mi	3/1.5	1,315 (-6%)	2mo	$149,900	$114	69
6411 Landis Dr	0.36mi	3/1.5	1,508 (+8%)	5mo	$79,900	$53	66
6779 E Upland Ave	0.57mi	4/1.0 (+1)	1,350 (-3%)	8mo	$167,000	$124	55
5575 Silverleaf Ave	0.46mi	4/2.0 (+1)	1,530 (+10%)	3mo	$170,000	$111	54
7224 Poinsetta Dr	0.54mi	4/2.0 (+1)	1,235 (-12%)	0mo	$175,000	$142	48
6970 Coronet Dr	0.71mi	3/1.5	1,226 (-12%)	1mo	$119,900	$98	46
7069 E Upland Ave	0.58mi	3/2.0	1,242 (-11%)	8mo	$199,900	$161	46
6866 E Monarch Ave	0.61mi	3/2.0	1,203 (-14%)	3mo	$175,000	$145	44
5581 Monarch Ave	0.74mi	4/2.0 (+1)	1,575 (+13%)	0mo	$149,500	$95	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: 37.4%
• Equity multiple: 3.41×
• Total profit: $50,468
• Equity at exit: $46,754

10-year hold

• IRR: 34.8%
• Equity multiple: 7.00×
• Total profit: $125,794
• Equity at exit: $84,502

Cash invested: $20,972 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$393
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $457

Break-even live

Break-even rent $683

Max offer price $74,900

Occupancy floor 59%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	14d	1	0.82mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	14d	1	0.83mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	23d	1	0.85mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	0.85mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	44d	1	0.88mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	23d	1	0.90mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	0.95mi
8210 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	765	$920	$1.20	14d	1	1.18mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	44d	1	1.20mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	44d	1	1.22mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	19d	1	1.22mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	23d	1	1.22mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	19d	1	1.28mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	44d	1	1.29mi

Listing history 11 events

1. 2026-06-14
   statusdays on market $74,900 Pending 14 DOM
2. 2026-06-10
   days on market $74,900 Active 11 DOM
3. 2026-06-09
   days on market $74,900 Active 10 DOM
4. 2026-06-08
   days on market $74,900 Active 9 DOM
5. 2026-06-07
   days on market $74,900 Active 8 DOM
6. 2026-06-05
   days on market $74,900 Active 5 DOM
7. 2026-06-03
   days on market $74,900 Active 4 DOM
8. 2026-06-02
   days on market $74,900 Active 3 DOM
9. 2026-06-01
   days on market $74,900 Active 2 DOM
10. 2026-05-31
    remarks 699-char remark
11. 2026-05-31
    listed $74,900 Active 1 DOM

ⓘ 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: $1,387 · $116/mo
• Projected year-2 tax: $1,387 · $116/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: $15,141
• − Mortgage interest: −$4,196
• − Property taxes: −$1,387
• − Insurance: −$374
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$2,179
• Taxable income: $4,583
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $4,387/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

-28.7% since first listed

14 events — show timeline

• 2026-05-29 Listed $74,900 GBRMLS
• 2026-05-29 Listed $74,900 AcadianaMLS
• 2025-07-28 Pending — GBRMLS
• 2025-06-19 Listed $110,000 AcadianaMLS
• 2025-06-19 Listed $110,000 GBRMLS
• 2025-06-19 Listed $110,000 AcadianaMLS
• 2023-09-08 Sold (MLS) — GBRMLS
• 2023-09-07 Sold (Public Records) $105,000 Public Records
• 2023-06-22 Pending — GBRMLS
• 2023-06-08 Relisted — GBRMLS
• 2023-06-08 Pending — GBRMLS
• 2023-06-02 Listed $105,000 AcadianaMLS
• 2023-06-02 Listed $105,000 GBRMLS
• 1989-10-02 Sold (Public Records) — Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,387 · -0.4% YoY. Source: county tax records.