6744 Dalark Dr · Merrydale, LA 70812

$204,900

5 bd · 2.5 ba · 1,606 sqft · SingleFamily public records · 252 Days on market

Built 1975 7,405 sqft lot $128/sqft · 31% above area Est $197k · at est.

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Why this score? — see what drove the D 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 +12.4/30.0
• Appreciation +8.0/10.0
• ARV discount +5.6/15.0
• DSCR +3.7/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Looking for a beautiful home that can accommodate all family sizes for an unbelievable price? Then you have found the home you were looking for! This charming spacious house has five bedrooms, two full baths and a half bath, granite countertops, and an impressive fireplace! Talk about bang for your buck. Seller open to help with some closing costs as well. Come check it out today, and settle into a home that can't be outgrown.

Key facts

• 7,405 sq ft lot
• Parking
• Built 1975

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (22.1% below list).
• Recommended offer: $160k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 7.8% in Merrydale — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 1 comparable units currently listed for rent nearby; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $12k 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.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $159,600 (22.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (median comp): $196,793
• List price: $204,900
• Delta: 4.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7242 Perimeter Dr	0.43mi	5/2.0	1,680 (+5%)	5mo	$85,000	$51	66
6156 Lanier Dr	0.32mi	4/2.5 (-1)	1,514 (-6%)	16mo	$199,900	$132	57
8509 Forestwood Ave	0.73mi	4/2.0 (-1)	1,684 (+5%)	17mo	$244,990	$145	37
6733 Sumrall Dr	0.71mi	4/2.0 (-1)	1,696 (+6%)	20mo	$189,500	$112	34
8516 Forestwood Ave	0.74mi	4/2.0 (-1)	1,684 (+5%)	22mo	$246,990	$147	32

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: 13.5%
• Equity multiple: 1.91×
• Total profit: $52,002
• Equity at exit: $127,903

10-year hold

• IRR: 14.0%
• Equity multiple: 3.76×
• Total profit: $158,091
• Equity at exit: $231,167

Cash invested: $57,372 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$85
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-99

Break-even live

Break-even rent $1,721

Max offer price $187,438

Occupancy floor —

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.21mi

Listing history 37 events

1. 2026-06-18
   days on market $204,900 Active 252 DOM
2. 2026-06-17
   days on market $204,900 Active 251 DOM
3. 2026-06-16
   days on market $204,900 Active 250 DOM
4. 2026-06-15
   days on market $204,900 Active 249 DOM
5. 2026-06-14
   days on market $204,900 Active 247 DOM
6. 2026-06-10
   days on market $204,900 Active 244 DOM
7. 2026-06-09
   days on market $204,900 Active 243 DOM
8. 2026-06-08
   days on market $204,900 Active 242 DOM
9. 2026-06-07
   days on market $204,900 Active 241 DOM
10. 2026-06-05
    days on market $204,900 Active 238 DOM
11. 2026-06-03
    days on market $204,900 Active 237 DOM
12. 2026-06-02
    days on market $204,900 Active 236 DOM
13. 2026-06-01
    days on market $204,900 Active 235 DOM
14. 2026-05-31
    days on market $204,900 Active 234 DOM
15. 2026-05-31
    days on market $204,900 Active 233 DOM
16. 2026-02-19
    price $204,900 430-char remark

    Show marketing remark (431 chars)

    Looking for a beautiful home that can accommodate all family sizes for an unbelievable price? Then you have found the home you were looking for! This charming spacious house has five bedrooms, two full baths and a half bath, granite countertops, and an impressive fireplace! Talk about bang for your buck. Seller open to help with some closing costs as well. Come check it out today, and settle into a home that can't be outgrown.

17. 2026-02-19
    price $204,900 431-char remark

    Show marketing remark (431 chars)

    Looking for a beautiful home that can accommodate all family sizes for an unbelievable price? Then you have found the home you were looking for! This charming spacious house has five bedrooms, two full baths and a half bath, granite countertops, and an impressive fireplace! Talk about bang for your buck. Seller open to help with some closing costs as well. Come check it out today, and settle into a home that can't be outgrown.

18. 2025-10-08
    listed $209,900 Active 430-char remark

    Show marketing remark (431 chars)

    Looking for a beautiful home that can accommodate all family sizes for an unbelievable price? Then you have found the home you were looking for! This charming spacious house has five bedrooms, two full baths and a half bath, granite countertops, and an impressive fireplace! Talk about bang for your buck. Seller open to help with some closing costs as well. Come check it out today, and settle into a home that can't be outgrown.

19. 2025-10-08
    listed $209,900 Active 431-char remark

    Show marketing remark (431 chars)

    Looking for a beautiful home that can accommodate all family sizes for an unbelievable price? Then you have found the home you were looking for! This charming spacious house has five bedrooms, two full baths and a half bath, granite countertops, and an impressive fireplace! Talk about bang for your buck. Seller open to help with some closing costs as well. Come check it out today, and settle into a home that can't be outgrown.

20. 2025-02-07
    soldstatus $2,000,000
21. 2015-12-17
    soldstatus $69,667
22. 2015-11-23
    status Pending
23. 2015-11-20
    soldstatus Sold
24. 2015-11-05
    price $54,000
25. 2015-11-04
    status Active
26. 2015-10-19
    status Pending
27. 2015-10-06
    price $56,900
28. 2015-09-02
    listed $62,900 Active
29. 2015-09-02
    listed $54,000
30. 2006-10-11
    soldstatus $111,000
31. 2006-10-06
    soldstatus
32. 2006-06-29
    listed $114,900
33. 2006-06-29
    listed $114,900
34. 2004-01-23
    listed $89,900
35. 2004-01-23
    listed $89,900
36. 2003-02-19
    listed $93,500
37. 2003-02-19
    listed $93,500

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $1,600 · $133/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 7/10 Severe FEMA zone X (unshaded) · 99% 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: $19,152
• − Mortgage interest: −$11,478
• − Property taxes: −$1,600
• − Insurance: −$1,822
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$5,961
• Taxable loss: −$4,773
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $-41/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

+119.1% since first listed

22 events — show timeline

• 2026-02-19 Price Changed $204,900 AcadianaMLS
• 2026-02-19 Price Changed $204,900 GBRMLS
• 2025-10-08 Listed $209,900 GBRMLS
• 2025-10-08 Listed $209,900 AcadianaMLS
• 2025-02-07 Sold (Public Records) $2,000,000 Public Records
• 2015-12-17 Sold (Public Records) $69,667 Public Records
• 2015-11-23 Pending — GBRMLS
• 2015-11-20 Sold (MLS) — GBRMLS
• 2015-11-05 Price Changed $54,000 GBRMLS
• 2015-11-04 Relisted — GBRMLS
• 2015-10-19 Pending — GBRMLS
• 2015-10-06 Price Changed $56,900 GBRMLS
• 2015-09-02 Listed $62,900 GBRMLS
• 2015-09-02 Listed $54,000 AcadianaMLS
• 2006-10-11 Sold (Public Records) $111,000 Public Records
• 2006-10-06 Sold (MLS) — GBRMLS
• 2006-06-29 Listed $114,900 GBRMLS
• 2006-06-29 Listed $114,900 AcadianaMLS
• 2004-01-23 Listed $89,900 AcadianaMLS
• 2004-01-23 Listed $89,900 GBRMLS
• 2003-02-19 Listed $93,500 AcadianaMLS
• 2003-02-19 Listed $93,500 GBRMLS

Property tax history

+0.1%/yr

Latest (2025): $1,600 · -0.4% YoY. Source: county tax records.