5854 Wright Dr · Merrydale, LA 70812

$145,000

3 bd · 2.0 ba · 1,454 sqft · SingleFamily public records · 187 Days on market

Built 1983 10,018 sqft lot Est $166k · 13% under

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Why this score? — see what drove the C+ 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 +20.1/30.0
• ARV discount +13.1/15.0
• Appreciation +8.0/10.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• 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

This house can be either a great starter home or rental property; it is within walking distance of Glen Oaks Park Elementary. The house has been a rental property over the last several years and could use some TLC. Current owner has had no trouble leasing the property.

Key facts

• 0.23 acre lot
• Built 1983
• Listed 187 days

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Brick, masonite and cement siding construction; Slab foundation; Built with composition roof
• Exterior features: Composition roof; Lot approx. 0.23 acres (125 x 80)

Interior

• Flooring: Tile; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile and ceramic tile flooring; Ceiling fans
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

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; 6 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 $10k of equity ($1k loan paydown + $9k 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 $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $19k; list at $145k implies a 680% gain — meaningful room to come down on a strong offer.

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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.02% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $165,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6142 Wright Dr	0.23mi	3/2.0	1,457 (+0%)	8mo	$165,000	$113	82
6008 Matthews St	0.49mi	3/2.0	1,450 (-0%)	14mo	$166,000	$114	65
7754 Grayson Ave	0.32mi	3/2.0	1,357 (-7%)	13mo	$154,900	$114	63
6156 Lanier Dr	0.24mi	4/2.5 (+1)	1,514 (+4%)	16mo	$199,900	$132	62
6040 Lanier Dr	0.16mi	3/1.5	1,250 (-14%)	9mo	$169,999	$136	60
7819 Greenwell St	0.33mi	3/1.5	1,293 (-11%)	6mo	$107,500	$83	59
7822 Phebus Dr	0.43mi	4/2.0 (+1)	1,524 (+5%)	14mo	$169,000	$111	55
5238 Dickens Dr	0.51mi	3/2.0	1,625 (+12%)	3mo	$150,000	$92	54
6855 Dalark Dr	0.59mi	3/2.0	1,300 (-11%)	3mo	$158,900	$122	52
6777 Oak Park Dr	0.64mi	3/2.0	1,620 (+11%)	9mo	$149,900	$93	44
7224 Poinsetta Dr	0.68mi	4/2.0 (+1)	1,235 (-15%)	0mo	$175,000	$142	38
7625 Glen Lea Ave	0.67mi	3/1.5	1,612 (+11%)	13mo	$165,000	$102	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: 19.6%
• Equity multiple: 2.30×
• Total profit: $52,854
• Equity at exit: $90,512

10-year hold

• IRR: 19.0%
• Equity multiple: 4.61×
• Total profit: $146,586
• Equity at exit: $163,588

Cash invested: $40,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$760
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $182

Break-even live

Break-even rent $1,251

Max offer price $145,000

Occupancy floor 83%

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: $36,250
• Closing costs: $4,350
• 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	14d	1	0.48mi
9173 Cedar Ct Baton Rouge, LA	4.0	2.0	1405	$1,596	$1.14	14d	1	0.77mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	43d	1	0.83mi
9062 Cedar Ct Baton Rouge, LA	3.0	2.0	1350	$1,158	$0.86	23d	1	0.83mi
7745 S Maribel Ct Baton Rouge, LA	3.0	2.0	1682	$1,500	$0.89	21d	1	1.10mi
7745 S Maribel Ct Baton Rouge, LA	3.0	2.0	1682	$1,500	$0.89	44d	1	1.10mi

Listing history 24 events

1. 2026-06-18
   days on market $145,000 Active 187 DOM
2. 2026-06-17
   days on market $145,000 Active 186 DOM
3. 2026-06-16
   days on market $145,000 Active 185 DOM
4. 2026-06-15
   days on market $145,000 Active 184 DOM
5. 2026-06-14
   days on market $145,000 Active 182 DOM
6. 2026-06-10
   days on market $145,000 Active 179 DOM
7. 2026-06-09
   days on market $145,000 Active 178 DOM
8. 2026-06-08
   days on market $145,000 Active 177 DOM
9. 2026-06-07
   days on market $145,000 Active 176 DOM
10. 2026-06-05
    days on market $145,000 Active 173 DOM
11. 2026-06-03
    days on market $145,000 Active 172 DOM
12. 2026-06-02
    days on market $145,000 Active 171 DOM
13. 2026-06-01
    days on market $145,000 Active 170 DOM
14. 2026-05-31
    days on market $145,000 Active 169 DOM
15. 2026-05-31
    days on market $145,000 Active 168 DOM
16. 2026-05-22
    status Active 269-char remark

    Show marketing remark (269 chars)

    This house can be either a great starter home or rental property; it is within walking distance of Glen Oaks Park Elementary. The house has been a rental property over the last several years and could use some TLC. Current owner has had no trouble leasing the property.

17. 2026-05-22
    status Active

    Show marketing remark (269 chars)

    This house can be either a great starter home or rental property; it is within walking distance of Glen Oaks Park Elementary. The house has been a rental property over the last several years and could use some TLC. Current owner has had no trouble leasing the property.

18. 2026-04-21
    status Pending 269-char remark

    Show marketing remark (269 chars)

    This house can be either a great starter home or rental property; it is within walking distance of Glen Oaks Park Elementary. The house has been a rental property over the last several years and could use some TLC. Current owner has had no trouble leasing the property.

19. 2026-04-21
    status Pending

    Show marketing remark (269 chars)

    This house can be either a great starter home or rental property; it is within walking distance of Glen Oaks Park Elementary. The house has been a rental property over the last several years and could use some TLC. Current owner has had no trouble leasing the property.

20. 2025-12-02
    status Active
21. 2025-11-19
    status Pending
22. 2025-10-30
    listed $145,000 Active 269-char remark

    Show marketing remark (269 chars)

    This house can be either a great starter home or rental property; it is within walking distance of Glen Oaks Park Elementary. The house has been a rental property over the last several years and could use some TLC. Current owner has had no trouble leasing the property.

23. 2025-10-30
    listed $145,000 Active

    Show marketing remark (269 chars)

    This house can be either a great starter home or rental property; it is within walking distance of Glen Oaks Park Elementary. The house has been a rental property over the last several years and could use some TLC. Current owner has had no trouble leasing the property.

24. 2006-05-24
    soldstatus $18,598

ⓘ 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: $2,006 · $167/mo
• Projected year-2 tax: $2,006 · $167/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: $17,769
• − Mortgage interest: −$8,122
• − Property taxes: −$2,006
• − Insurance: −$725
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$4,218
• Taxable loss: −$146
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $2,216/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

+679.7% since first listed

9 events — show timeline

• 2026-05-22 Relisted — AcadianaMLS
• 2026-05-22 Relisted — GBRMLS
• 2026-04-21 Pending — AcadianaMLS
• 2026-04-21 Pending — GBRMLS
• 2025-12-02 Relisted — GBRMLS
• 2025-11-19 Pending — GBRMLS
• 2025-10-30 Listed $145,000 GBRMLS
• 2025-10-30 Listed $145,000 AcadianaMLS
• 2006-05-24 Sold (Public Records) $18,598 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,006 · -0.4% YoY. Source: county tax records.