7242 Perimeter Dr · Merrydale, LA 70812

$220,000

5 bd · 2.0 ba · 1,710 sqft · SingleFamily public records · 6 Days on market

Built 1975 10,018 sqft lot Est $188k · 17% over

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Why this score? — see what drove the F 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 +10.0/30.0
• Appreciation +8.0/10.0
• Livability +2.9/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this beautifully renovated 5-bedroom, 2-bath home offering the perfect blend of style, comfort, and functionality. From the moment you step inside, you'll appreciate the modern upgrades and spacious layout designed to accommodate today's lifestyle. The stunning kitchen features brand-new cabinetry, elegant quartz and granite countertops, and ample workspace for cooking and entertaining. This home also includes a new roof installed June 2026 and HVAC system installed May 2026 with luxury vinyl flooring throughout. The open and inviting floor plan provides ample room for entertaining, family gatherings, or simply relaxing at home. Flood Zone X (No flood insurance required). Schedule your showing today!

Key facts

• Renovated
• Modern upgrades
• Ample workspace

Tags

• RENOVATED
• MODERN UPGRADES
• STUNNING KITCHEN
• BRAND-NEW CABINETRY
• QUARTZ AND GRANITE COUNTERTOPS
• AMPLE WORKSPACE

Property features AI

Exterior

• Parking: 2 parking spaces; Open parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Detached single-family residence; Residential property
• Construction: Built with vinyl siding and brick; Slab foundation
• Exterior features: Patio; Chain link fencing; Shingle roof; Vinyl siding and brick exterior; Smoke detector(s)

Interior

• Kitchen: Range; Oven; Electric cooktop; Microwave
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Breakfast bar; Lighting
• Laundry & utility: Washer hookup inside; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (29.5% below list).
• Recommended offer: $155k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 $15k of equity ($2k loan paydown + $13k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y 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 $110k; list at $220k implies a 100% gain — meaningful room to come down on a strong offer.

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 $155,000 (29.5% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.70% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $188,100
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7242 Perimeter Dr	0.00mi	5/2.0	1,680 (-2%)	5mo	$85,000	$51	93
6778 Glen Echo Dr	0.26mi	5/2.0	1,850 (+8%)	2mo	$121,000	$65	72
6733 Sumrall Dr	0.30mi	4/2.0 (-1)	1,696 (-1%)	20mo	$189,500	$112	63
5988 Randall Pl	0.71mi	5/2.0	1,664 (-3%)	18mo	$169,900	$102	47
6950 Modesto Ave	0.43mi	4/3.0 (-1)	1,948 (+14%)	15mo	$237,500	$122	35
6069 Sumrall Drive Dr	0.65mi	4/2.0 (-1)	1,859 (+9%)	21mo	$180,000	$97	33
6156 Lanier Dr	0.74mi	4/2.5 (-1)	1,514 (-12%)	16mo	$199,900	$132	26
6340 Lanier Dr	0.69mi	4/2.5 (-1)	1,963 (+15%)	24mo	$215,000	$110	16

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: 13.0%
• Equity multiple: 1.88×
• Total profit: $53,990
• Equity at exit: $137,328

10-year hold

• IRR: 13.6%
• Equity multiple: 3.69×
• Total profit: $165,581
• Equity at exit: $248,203

Cash invested: $61,600 (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 70812

• Home prices YoY: 3.5%
• Active inventory: 39
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-134

Break-even live

Break-even rent $1,720

Max offer price $196,316

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-72	+0% $-134	+5% $-196	+10% $-259
Rent	-10% $-257	-5% $-195	+0% $-134	+5% $-73	+10% $-12
Rate	-1.0pp $-23	-0.5pp $-78	base $-134	+0.5pp $-191	+1.0pp $-249

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5115 Woodlawn Ave Baton Rouge, LA	4.0	2.0	1789	$1,550	$0.87	14d	1	1.47mi

Listing history 6 events

1. 2026-06-18
   status $220,000 Pending 6 DOM
2. 2026-06-17
   days on market $220,000 Active 6 DOM
3. 2026-06-16
   days on market $220,000 Active 5 DOM
4. 2026-06-15
   days on market $220,000 Active 4 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $220,000 Active 2 DOM

ⓘ 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: $1,358 · $113/mo
• Projected year-2 tax: $1,358 · $113/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: $18,600
• − Mortgage interest: −$12,323
• − Property taxes: −$1,358
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$6,400
• Taxable loss: −$5,558
• Est. tax savings @ 24.0%: +$1,334
• After-tax cash flow: $-275/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

+340.9% since first listed

14 events — show timeline

• 2026-06-11 Listed $220,000 AcadianaMLS
• 2026-06-11 Listed $220,000 GBRMLS
• 2026-01-12 Sold (Public Records) $110,000 Public Records
• 2026-01-12 Sold (MLS) — GBRMLS
• 2025-12-29 Pending — GBRMLS
• 2025-11-25 Listed $85,000 GBRMLS
• 2025-11-24 Listed $85,000 AcadianaMLS
• 2024-07-17 Sold (Public Records) $55,003 Public Records
• 2023-12-07 Sold (Public Records) $1,224,235 Public Records
• 2011-09-30 Sold (MLS) — GBRMLS
• 2011-08-11 Sold (Public Records) $55,900 Public Records
• 2011-04-07 Listed $49,900 AcadianaMLS
• 2011-04-07 Listed $49,900 GBRMLS
• 1981-01-26 Sold (Public Records) — Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,358 · -0.4% YoY. Source: county tax records.