508 La-110 · Merryville, LA 70653

$45,000

3 bd · 1.0 ba · 900 sqft · SingleFamily · 298 Days on market

Poor condition 1.00 ac lot $50/sqft · 61% below area

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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
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

This home is ready for a full remodel and offers tons of potential! Imagine the endless opportunities for customization, this property is perfect for investors and buyers looking for a perfect project!

Key facts

• 1 acre lot
• Listed 297 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#196 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B; Watch: amenities F, commute F, employment F.
• Beauregard Parish (rural): math 30% / reading 41% proficiency, ranked #32 of 98 in LA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 83 units permitted in Beauregard Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $434 of value loss. Plan a longer hold.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.61% ✓
• Cap rate: 22.70%
• Cash-on-cash: 58.61%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

• ARV (median comp): $116,146
• List price: $45,000
• Delta: -61.26%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.4%
• Equity multiple: 3.85×
• Total profit: $35,897
• Equity at exit: $10,936

10-year hold

• IRR: 62.4%
• Equity multiple: 7.79×
• Total profit: $85,541
• Equity at exit: $11,546

Cash invested: $12,600 (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 70653

• Home prices YoY: -1.6%
• Active inventory: 29
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $615

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 43%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $45,000 Active 298 DOM
2. 2026-06-18
   days on market $45,000 Active 297 DOM
3. 2026-06-17
   days on market $45,000 Active 296 DOM
4. 2026-06-16
   days on market $45,000 Active 295 DOM
5. 2026-06-15
   days on market $45,000 Active 294 DOM
6. 2026-06-14
   days on market $45,000 Active 292 DOM
7. 2026-06-13
   days on market $45,000 Active 291 DOM
8. 2026-06-10
   days on market $45,000 Active 289 DOM
9. 2026-06-09
   days on market $45,000 Active 288 DOM
10. 2026-06-08
    days on market $45,000 Active 287 DOM
11. 2026-06-07
    days on market $45,000 Active 286 DOM
12. 2026-06-03
    days on market $45,000 Active 282 DOM
13. 2026-06-02
    days on market $45,000 Active 281 DOM
14. 2026-06-01
    days on market $45,000 Active 280 DOM
15. 2026-05-31
    days on market $45,000 Active 279 DOM
16. 2026-05-30
    days on market $45,000 Active 278 DOM
17. 2025-09-11
    listed $45,000 Active 201-char remark

    Show marketing remark (201 chars)

    This home is ready for a full remodel and offers tons of potential! Imagine the endless opportunities for customization, this property is perfect for investors and buyers looking for a perfect project!

18. 2025-08-25
    listed $45,000 Active 201-char remark

    Show marketing remark (201 chars)

    This home is ready for a full remodel and offers tons of potential! Imagine the endless opportunities for customization, this property is perfect for investors and buyers looking for a perfect project!

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,072
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$1,309
• Taxable income: $7,091
• Est. tax owed @ 24.0%: −$1,702
• After-tax cash flow: $5,684/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 · 13 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to bring it up to a livable condition. The exterior siding, flooring, and walls are in poor condition, and the roof may also need attention. Upgrading these areas can significantly increase the home's value and make it more attractive to buyers and renters.

Repairs flagged

• Major Exterior siding — Peeling paint and overgrown vegetation indicate significant damage
• Major Kitchen flooring — Worn and dirty carpet with visible stains and wear
• Major Bathroom flooring — Dirty and outdated fixtures with visible stains and wear
• Major Interior walls — Worn and dirty walls with visible stains and wear
• Major Roof — No visible roof damage, but the overall condition of the exterior suggests potential issues

Value-add opportunities

• Both Exterior siding — A fresh coat of paint and new siding can significantly improve the curb appeal and value of the home
• Both Kitchen flooring — Replacing the worn carpet with a new, durable flooring option can improve the overall look and feel of the home
• Both Bathroom flooring — Upgrading the outdated fixtures and flooring in the bathroom can improve the overall look and functionality of the home
• Both Interior walls — Painting and possibly updating the interior walls can improve the overall look and feel of the home
• Both Roof — Re-roofing can improve the overall condition of the home and potentially increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Peeling paint and overgrown vegetation indicate significant damage	Major	$15,000–50,000
Kitchen flooring · Worn and dirty carpet with visible stains and wear	Major	$15,000–50,000
Bathroom flooring · Dirty and outdated fixtures with visible stains and wear	Major	$15,000–50,000
Interior walls · Worn and dirty walls with visible stains and wear	Major	$15,000–50,000
Roof · No visible roof damage, but the overall condition of the exterior suggests potential issues	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Exterior siding — A fresh coat of paint and new siding can significantly improve the curb appeal and value of the home ↑
• Both Kitchen flooring — Replacing the worn carpet with a new, durable flooring option can improve the overall look and feel of the home ↑
• Both Bathroom flooring — Upgrading the outdated fixtures and flooring in the bathroom can improve the overall look and functionality of the home ↑
• Both Interior walls — Painting and possibly updating the interior walls can improve the overall look and feel of the home ↑
• Both Roof — Re-roofing can improve the overall condition of the home and potentially increase its value ↑

ⓘ 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: Beauregard Parish
• NCES district ID: 2200180
• Math proficiency: 30% ▼ -40.00%
• Reading proficiency: 41% ▼ -35.00%
• Median HH income: $46,033
• Composite: 30.34/100
• National rank: #6265
• State rank: #32 of 98 in LA

Livability — Merryville

• Score: 63/100
• State rank: #196
• US rank: #15511

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Merryville, LA
• Population (ZIP): 3,297

Population outlook (Beauregard County) Hauer SSP2

• Today (2025): 37,760 people
• By 2030: 38,140 · +1.0%
• By 2040: 38,518 · +2.0%
• By 2050: 38,164 · +1.1%
• By 2075: 36,437 · -3.5%
• By 2100: 32,493 · -13.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 3%
• Common ancestry: Slovak 6% Lithuanian 5% Italian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Spanish 0%

Political lean MEDSL · Beauregard

• 2024 margin: Solid R (+71.3) · D 13.8% · R 85.1% · Other 1.1%
• 2008→2024 swing: -16.9pp toward R · 2008: -54.3pp · 2024: -71.3pp
• All cycles: 2024: R+71.3 2020: R+67.5 2016: R+65.3 2012: R+58.2 2008: R+54.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.97%
• Current HPI: 59.0168
• 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

2 events — show timeline

• 2025-09-11 Listed $45,000 SWLAR
• 2025-08-25 Listed $45,000 GFPAR