646 O'bryan St · Merryville, LA 70653

$38,900

4 bd · 2.0 ba · 2,186 sqft · SingleFamily public records · 136 Days on market

Built 1975 1.00 ac lot ↓ 56% 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
• 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 +2.5/5.0

Listing remarks MLS

Great country home ready for remodeling. Make this space into your dream home. Investing opportunity. 4 large bedrooms, large screened in porch, large carport with large storage. Ready for your touch and style. Ready for a project to make it your taste and ideas. Great location and just a short distance to K-12 schools. Updated survey is attached. Call your realtor.

Key facts

• 1 acre lot
• Listed 135 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $34k (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; 1 comparable units currently listed for rent nearby; 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 $269 of loan paydown is wiped out by about $376 of value loss. Plan a longer hold.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 2.96% ✓
• Cap rate: 25.65%
• Cash-on-cash: 69.15%
• DSCR: 4.08
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 56.0%
• Equity multiple: 3.68×
• Total profit: $29,232
• Equity at exit: $9,453

10-year hold

• IRR: 59.3%
• Equity multiple: 7.45×
• Total profit: $70,303
• Equity at exit: $9,981

Cash invested: $10,892 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$204
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$16
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $502

Break-even live

Break-even rent $514

Max offer price $38,900

Occupancy floor 51%

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: $9,725
• Closing costs: $1,167
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
723 Bearling St Merryville, LA	3.0	2.0	1600	$1,150	$0.72	13d	1	0.13mi

Listing history 25 events

1. 2026-06-19
   days on market $38,900 Active 136 DOM
2. 2026-06-18
   days on market $38,900 Active 135 DOM
3. 2026-06-17
   days on market $38,900 Active 134 DOM
4. 2026-06-16
   days on market $38,900 Active 133 DOM
5. 2026-06-15
   days on market $38,900 Active 132 DOM
6. 2026-06-14
   days on market $38,900 Active 130 DOM
7. 2026-06-13
   days on market $38,900 Active 129 DOM
8. 2026-06-10
   days on market $38,900 Active 127 DOM
9. 2026-06-09
   days on market $38,900 Active 126 DOM
10. 2026-06-08
    days on market $38,900 Active 125 DOM
11. 2026-06-07
    days on market $38,900 Active 124 DOM
12. 2026-06-03
    days on market $38,900 Active 120 DOM
13. 2026-06-02
    days on market $38,900 Active 119 DOM
14. 2026-06-01
    statusdays on marketlisting id $38,900 Active 118 DOM
15. 2026-05-19
    status Pending 368-char remark

    Show marketing remark (368 chars)

    Great country home ready for remodeling. Make this space into your dream home. Investing opportunity. 4 large bedrooms, large screened in porch, large carport with large storage. Ready for your touch and style. Ready for a project to make it your taste and ideas. Great location and just a short distance to K-12 schools. Updated survey is attached. Call your realtor.

16. 2026-01-20
    listed $38,900 Active 368-char remark

    Show marketing remark (368 chars)

    Great country home ready for remodeling. Make this space into your dream home. Investing opportunity. 4 large bedrooms, large screened in porch, large carport with large storage. Ready for your touch and style. Ready for a project to make it your taste and ideas. Great location and just a short distance to K-12 schools. Updated survey is attached. Call your realtor.

17. 2023-10-10
    status Active
18. 2023-04-05
    price $49,995
19. 2023-03-22
    status Active
20. 2023-02-10
    status Pending
21. 2022-08-19
    price $62,500
22. 2022-07-08
    price $79,500
23. 2022-05-10
    listed $89,000 Active
24. 2009-05-15
    soldstatus
25. 2008-09-25
    listed $89,000

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $728 · $61/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 A · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $13,800
• − Mortgage interest: −$2,179
• − Property taxes: −$728
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$1,132
• Taxable income: $5,856
• Est. tax owed @ 24.0%: −$1,406
• After-tax cash flow: $4,624/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: 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

-56.3% since first listed

11 events — show timeline

• 2026-05-19 Pending — SWLAR
• 2026-01-20 Listed $38,900 SWLAR
• 2023-10-10 Relisted — GFPAR
• 2023-04-05 Price Changed $49,995 GFPAR
• 2023-03-22 Relisted — GFPAR
• 2023-02-10 Pending — GFPAR
• 2022-08-19 Price Changed $62,500 GFPAR
• 2022-07-08 Price Changed $79,500 GFPAR
• 2022-05-10 Listed $89,000 GFPAR
• 2009-05-15 Sold (MLS) — GFPAR
• 2008-09-25 Listed $89,000 GFPAR

Property tax history

-1.4%/yr

Latest (2025): $728 · -13.2% YoY. Source: county tax records.