6723 E Monarch Ave · Merrydale, LA 70812

$135,000

3 bd · 1.5 ba · 1,286 sqft · SingleFamily · 294 Days on market

Built 1970 Fair condition 7,840 sqft lot $105/sqft · 22% below area Est $173k · 22% under ↓ 10% since listing

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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 +15.6/30.0
• ARV discount +15.0/15.0
• Appreciation +8.0/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

Key facts

• Covered porch
• Indoor laundry room
• 7,840 sq ft lot

Tags

• LANDSCAPED FRONT YARD
• COVERED PORCH
• SPACIOUS SITTING AREA
• NEW STAINLESS APPLIANCES
• INDOOR LAUNDRY ROOM
• LARGE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $57 ($679/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (7.2% below list).
• Recommended offer: $119k (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: crime F, amenities F, commute 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.
• Zoned schools: Glen Oaks Park Elementary School (math 14% / reading 27%, grade F, #439 of 646 statewide, top 68%, 446 students, 91% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 75% FRL track the district average.
• Zoned-school proficiency averages 41% at this address vs 28% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the East Baton Rouge Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 39 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $9k of equity ($933 loan paydown + $8k 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $172,982
• List price: $135,000
• Delta: -21.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6866 E Monarch Ave	0.10mi	3/2.0	1,203 (-6%)	3mo	$175,000	$145	80
7024 Albatross Dr	0.23mi	3/2.0	1,351 (+5%)	1mo	$145,000	$107	78
7069 E Upland Ave	0.18mi	3/2.0	1,242 (-3%)	8mo	$199,900	$161	77
6779 E Upland Ave	0.08mi	4/1.0 (+1)	1,350 (+5%)	8mo	$167,000	$124	75
6970 Coronet Dr	0.43mi	3/1.5	1,226 (-5%)	1mo	$119,900	$98	71
5820 Glen Oaks Dr	0.58mi	3/1.5	1,315 (+2%)	2mo	$149,900	$114	68
6124 Glen Oaks Dr	0.48mi	3/1.5	1,153 (-10%)	0mo	$160,000	$139	60
5944 D'juanna Dr	0.47mi	3/2.0	1,200 (-7%)	9mo	$174,000	$145	57
7224 Poinsetta Dr	0.66mi	4/2.0 (+1)	1,235 (-4%)	1mo	$175,000	$142	55
6912 Oak Park Dr	0.64mi	4/2.0 (+1)	1,225 (-5%)	2mo	$172,800	$141	54
5833 Larchwood Dr	0.60mi	3/2.0	1,380 (+7%)	5mo	$175,000	$127	54
7161 Modesto Ave	0.59mi	3/2.0	1,462 (+14%)	8mo	$245,000	$168	41

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: 16.7%
• Equity multiple: 2.11×
• Total profit: $42,038
• Equity at exit: $84,270

10-year hold

• IRR: 16.6%
• Equity multiple: 4.20×
• Total profit: $121,017
• Equity at exit: $152,306

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 70812

• Home prices YoY: 3.5%
• Active inventory: 39
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $57

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 90%

Sensitivity live

Price	-10% $150	-5% $103	+0% $57	+5% $10	+10% $-37
Rent	-10% $-42	-5% $7	+0% $57	+5% $106	+10% $156
Rate	-1.0pp $125	-0.5pp $91	base $57	+0.5pp $22	+1.0pp $-14

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 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	15d	1	0.63mi
8210 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	765	$920	$1.20	15d	1	0.86mi
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	15d	1	1.29mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$1,098	$1.10	45d	1	1.29mi
4540 Crown Ave Unit 94 Baton Rouge, LA	2.0	1.0	1000	$900	$0.90	25d	1	1.29mi
4540 Crown Ave Unit 91 Baton Rouge, LA	2.0	1.0	1000	$950	$0.95	20d	1	1.29mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	45d	1	1.37mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	25d	1	1.41mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	25d	1	1.42mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	25d	1	1.45mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	25d	1	1.50mi
4378 Dawson Dr Baton Rouge, LA	4.0	2.0	1400	$1,600	$1.14	45d	1	1.50mi

Listing history 17 events

1. 2026-06-01
   days on market $135,000 Active 294 DOM
2. 2026-05-31
   days on market $135,000 Active 293 DOM
3. 2026-05-31
   days on market $135,000 Active 292 DOM
4. 2026-03-03
   price $135,000 347-char remark

   Show marketing remark (347 chars)

   This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

5. 2026-03-03
   price $135,000 347-char remark

   Show marketing remark (347 chars)

   This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

6. 2026-02-23
   price $139,000 347-char remark

   Show marketing remark (347 chars)

   This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

7. 2026-02-23
   price $139,000 347-char remark

   Show marketing remark (347 chars)

   This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

8. 2026-02-03
   price $142,000 347-char remark

   Show marketing remark (347 chars)

   This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

9. 2026-02-03
   price $142,000 347-char remark

   Show marketing remark (347 chars)

   This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

10. 2025-12-15
    price $145,000 347-char remark

    Show marketing remark (347 chars)

    This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

11. 2025-12-15
    price $145,000 347-char remark

    Show marketing remark (347 chars)

    This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

12. 2025-11-29
    price $148,000 347-char remark

    Show marketing remark (347 chars)

    This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

13. 2025-11-10
    price $148,000 347-char remark

    Show marketing remark (347 chars)

    This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

14. 2025-08-11
    status Active 347-char remark

    Show marketing remark (347 chars)

    This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

15. 2025-06-03
    status Pending 347-char remark

    Show marketing remark (347 chars)

    This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

16. 2025-06-02
    listed $150,000 Active 347-char remark

    Show marketing remark (347 chars)

    This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

17. 2025-06-01
    listed $150,000 Active 347-char remark

    Show marketing remark (347 chars)

    This beautiful 3 bedroom 1.5 baths home is located in a very peaceful area of Glen Oaks, Holiday Woods Subdivision. The home has been well maintained with a beautifully landscaped front yard. and covered porch. This home has a spacious sitting area, kitchen has new stainless appliances, indoor landry room, large fenced in backyard and much more.

ⓘ 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 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: $15,031
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$3,927
• Taxable loss: −$1,564
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $1,054/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

Fair 45/100 Moderate rehab

The home requires moderate renovations, focusing on the bathroom and exterior. Painting and updating fixtures can significantly enhance its value.

Repairs flagged

• Major bathroom — The bathroom tiles and fixtures appear outdated and in poor condition.
• Minor kitchen cabinets — The kitchen cabinets appear to be in good condition but may benefit from a fresh coat of paint.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can significantly improve the curb appeal and resale value.
• Both Replace the bathroom fixtures — Upgrading the bathroom fixtures can improve both the resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
bathroom · The bathroom tiles and fixtures appear outdated and in poor condition.	Major	$15,000–50,000
kitchen cabinets · The kitchen cabinets appear to be in good condition but may benefit from a fresh coat of paint.	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can significantly improve the curb appeal and resale value. ↑
• Both Replace the bathroom fixtures — Upgrading the bathroom fixtures can improve both the resale and rental 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: 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

-10.0% since first listed

14 events — show timeline

• 2026-03-03 Price Changed $135,000 AcadianaMLS
• 2026-03-03 Price Changed $135,000 GBRMLS
• 2026-02-23 Price Changed $139,000 AcadianaMLS
• 2026-02-23 Price Changed $139,000 GBRMLS
• 2026-02-03 Price Changed $142,000 AcadianaMLS
• 2026-02-03 Price Changed $142,000 GBRMLS
• 2025-12-15 Price Changed $145,000 AcadianaMLS
• 2025-12-15 Price Changed $145,000 GBRMLS
• 2025-11-29 Price Changed $148,000 AcadianaMLS
• 2025-11-10 Price Changed $148,000 GBRMLS
• 2025-08-11 Relisted — GBRMLS
• 2025-06-03 Pending — GBRMLS
• 2025-06-02 Listed $150,000 GBRMLS
• 2025-06-01 Listed $150,000 AcadianaMLS