7687 Maribel Ct · Merrydale, LA 70812

$135,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 5 Days on market

Built 1959 7,623 sqft lot Est $168k · 20% 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 +16.8/30.0
• ARV discount +15.0/15.0
• Appreciation +8.0/10.0
• DSCR +5.2/10.0
• 1% rule +3.8/10.0
• 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

Beautiful 3 bedroom/1 bath home that has been nicely updated situated on a corner lot. This home has presence and style. It is move-in ready.

Key facts

• 7,623 sq ft lot
• Built 1959
• Listed 5 days

Property features AI

Exterior

• Parking: Carport; Covered parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family residence (detached); Single story; Located in Maribel Court subdivision
• Construction: Frame and brick construction; Composition roof; Slab foundation; Built on a 0.175-acre lot (approx. 7,623 sq ft) with dimensions 125 x 61
• Exterior features: Partial wood fencing; Level lot; Corner lot; Rectangular lot

Interior

• Kitchen: Electric cooktop
• Flooring: Tile; Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric cooktop; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $119k (11.9% below list).
• Recommended offer: $119k (11.9% below list) — sets the bar for 1% rule.

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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 21y 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.
• Current owner paid $65k; list at $135k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $118,981 (11.9% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $168,100
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4362 W Maribel Ct	0.03mi	3/1.5	1,000 (-2%)	1mo	$93,000	$93	91
7537 Davlin Ave	0.58mi	3/2.0	1,096 (+7%)	19mo	$179,900	$164	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: 17.4%
• Equity multiple: 2.16×
• Total profit: $43,906
• Equity at exit: $84,270

10-year hold

• IRR: 17.2%
• Equity multiple: 4.30×
• Total profit: $124,909
• 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: 9.5×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$708
• Tax from tax record: −$89 /mo · $1,069/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $87

Break-even live

Break-even rent $1,080

Max offer price $135,000

Occupancy floor 88%

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	43d	1	0.60mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,289	$1.21	14d	18	0.92mi
8508 Greenwell Springs Rd Baton Rouge, LA	1.0–3.0	1.0–2.5	970	$975	$1.01	19d	1	1.10mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	14d	20	1.29mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	19d	1	1.33mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	23d	26	1.34mi
9062 Cedar Ct Baton Rouge, LA	3.0	2.0	1350	$1,158	$0.86	23d	1	1.39mi
9173 Cedar Ct Baton Rouge, LA	4.0	2.0	1405	$1,596	$1.14	14d	1	1.40mi
8614 Forestwood Ave Baton Rouge, LA	3.0	2.0	1313	$1,700	$1.29	14d	1	1.40mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	43d	1	1.47mi
2654 Sheldon Dr Baton Rouge, LA	3.0	1.0	1400	$1,200	$0.86	23d	1	1.47mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	1.48mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	23d	1	1.50mi

Listing history 11 events

1. 2026-05-19
   listed $135,000 Active

   Show marketing remark (141 chars)

   Beautiful 3 bedroom/1 bath home that has been nicely updated situated on a corner lot. This home has presence and style. It is move-in ready.

2. 2026-05-19
   listed $135,000 Active 141-char remark

   Show marketing remark (141 chars)

   Beautiful 3 bedroom/1 bath home that has been nicely updated situated on a corner lot. This home has presence and style. It is move-in ready.

3. 2015-11-09
   soldstatus $65,000
4. 2015-11-06
   soldstatus Sold 215-char remark

   Show marketing remark (215 chars)

   3 bedroom 1 bath home with over 1000 living area. Kitchen with dining room area, nice size living room and bedroom on large lot. Great rental property or first time home buyer. Measurements not warranted by realtor.

5. 2015-09-24
   status Pending 215-char remark

   Show marketing remark (215 chars)

   3 bedroom 1 bath home with over 1000 living area. Kitchen with dining room area, nice size living room and bedroom on large lot. Great rental property or first time home buyer. Measurements not warranted by realtor.

6. 2015-09-23
   price $65,000 215-char remark

   Show marketing remark (215 chars)

   3 bedroom 1 bath home with over 1000 living area. Kitchen with dining room area, nice size living room and bedroom on large lot. Great rental property or first time home buyer. Measurements not warranted by realtor.

7. 2015-07-01
   listed $59,900 Active 215-char remark

   Show marketing remark (215 chars)

   3 bedroom 1 bath home with over 1000 living area. Kitchen with dining room area, nice size living room and bedroom on large lot. Great rental property or first time home buyer. Measurements not warranted by realtor.

8. 2015-07-01
   listed $65,000

   Show marketing remark (215 chars)

   3 bedroom 1 bath home with over 1000 living area. Kitchen with dining room area, nice size living room and bedroom on large lot. Great rental property or first time home buyer. Measurements not warranted by realtor.

9. 2005-08-05
   soldstatus
10. 2005-06-09
    listed $46,000
11. 2005-06-09
    listed $46,000

ⓘ 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: $1,069 · $89/mo
• Projected year-2 tax: $1,069 · $89/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: $14,278
• − Mortgage interest: −$7,562
• − Property taxes: −$1,069
• − Insurance: −$675
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$3,927
• Taxable loss: −$1,240
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $1,338/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

+193.5% since first listed

11 events — show timeline

• 2026-05-19 Listed $135,000 AcadianaMLS
• 2026-05-19 Listed $135,000 GBRMLS
• 2015-11-09 Sold (Public Records) $65,000 Public Records
• 2015-11-06 Sold (MLS) — GBRMLS
• 2015-09-24 Pending — GBRMLS
• 2015-09-23 Price Changed $65,000 GBRMLS
• 2015-07-01 Listed $59,900 GBRMLS
• 2015-07-01 Listed $65,000 AcadianaMLS
• 2005-08-05 Sold (MLS) — GBRMLS
• 2005-06-09 Listed $46,000 AcadianaMLS
• 2005-06-09 Listed $46,000 GBRMLS

Property tax history

+3.2%/yr

Latest (2025): $1,069 · -0.4% YoY. Source: county tax records.