6970 Coronet Dr · Merrydale, LA 70812

$119,900

3 bd · 1.5 ba · 1,208 sqft · SingleFamily public records · 101 Days on market

Built 1976 10,018 sqft lot Est $164k · 27% under ↓ 20% 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 +19.8/30.0
• ARV discount +15.0/15.0
• Appreciation +8.0/10.0
• DSCR +6.3/10.0
• 1% rule +4.6/10.0
• 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

3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

Key facts

• Ceramic flooring
• Large den
• Spacious kitchen

Tags

• FULLY FENCED BACKYARD
• STORAGE SHED
• SPACIOUS KITCHEN
• UPDATED COUNTERTOPS
• CERAMIC FLOORING
• LARGE DEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/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 $116k (3.5% below list).
• Recommended offer: $109k (9.0% 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: 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($829 loan paydown + $7k 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $29k (20%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.96% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $164,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6970 Coronet Dr	0.00mi	3/1.5	1,226 (+2%)	1mo	$119,900	$98	97
6912 Oak Park Dr	0.20mi	4/2.0 (+1)	1,225 (+1%)	1mo	$172,800	$141	80
6866 E Monarch Ave	0.34mi	3/2.0	1,203 (-0%)	3mo	$175,000	$145	79
7069 E Upland Ave	0.26mi	3/2.0	1,242 (+3%)	8mo	$199,900	$161	74
7224 Poinsetta Dr	0.38mi	4/2.0 (+1)	1,235 (+2%)	0mo	$175,000	$142	71
6855 Dalark Dr	0.33mi	3/2.0	1,300 (+8%)	3mo	$158,900	$122	68
6124 Glen Oaks Dr	0.72mi	3/1.5	1,153 (-5%)	0mo	$160,000	$139	58
5837 Denova St	0.69mi	3/2.0	1,150 (-5%)	6mo	$139,000	$121	53
6040 Lanier Dr	0.74mi	3/1.5	1,250 (+4%)	9mo	$169,999	$136	52
6779 E Upland Ave	0.37mi	4/1.0 (+1)	1,350 (+12%)	8mo	$167,000	$124	50
7024 Albatross Dr	0.60mi	3/2.0	1,351 (+12%)	1mo	$145,000	$107	49
5912 Atlanta Ave	0.71mi	3/2.0	1,064 (-12%)	6mo	$139,700	$131	39

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: 19.4%
• Equity multiple: 2.29×
• Total profit: $43,242
• Equity at exit: $74,844

10-year hold

• IRR: 18.8%
• Equity multiple: 4.58×
• Total profit: $120,130
• Equity at exit: $135,271

Cash invested: $33,572 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,157 high
• Mortgage (P&I): −$629
• Tax from tax record: −$91 /mo · $1,098/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $144

Break-even live

Break-even rent $975

Max offer price $119,900

Occupancy floor 83%

Sensitivity live

Price	-10% $211	-5% $177	+0% $144	+5% $110	+10% $76
Rent	-10% $52	-5% $98	+0% $144	+5% $189	+10% $235
Rate	-1.0pp $204	-0.5pp $174	base $144	+0.5pp $112	+1.0pp $81

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	1.06mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	44d	1	1.15mi
8614 Forestwood Ave Baton Rouge, LA	3.0	2.0	1313	$1,700	$1.29	15d	1	1.22mi
8210 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	765	$920	$1.20	15d	1	1.30mi
8280 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	745	$1,148	$1.54	15d	1	1.32mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	44d	1	1.42mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	44d	1	1.42mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	44d	1	1.42mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	15d	1	1.42mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	24d	1	1.44mi

Listing history 24 events

1. 2026-03-16
   status Pending 532-char remark

   Show marketing remark (532 chars)

   3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

2. 2026-03-16
   status Pending

   Show marketing remark (532 chars)

   3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

3. 2026-03-05
   price $119,900 532-char remark

   Show marketing remark (532 chars)

   3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

4. 2026-03-05
   price $119,900

   Show marketing remark (532 chars)

   3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

5. 2026-02-26
   price $124,900 532-char remark

   Show marketing remark (532 chars)

   3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

6. 2026-02-26
   price $124,900

   Show marketing remark (532 chars)

   3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

7. 2026-02-26
   status Active 532-char remark

   Show marketing remark (532 chars)

   3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

8. 2026-02-26
   status Active

   Show marketing remark (532 chars)

   3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

9. 2026-02-18
   status Pending 532-char remark

   Show marketing remark (532 chars)

   3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

10. 2026-02-18
    status Pending

    Show marketing remark (532 chars)

    3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

11. 2026-01-31
    status Active
12. 2025-11-06
    status Pending
13. 2025-10-21
    status Active
14. 2025-08-29
    status Pending
15. 2025-08-04
    status Active

    Show marketing remark (532 chars)

    3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

16. 2025-08-04
    price $129,000

    Show marketing remark (532 chars)

    3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

17. 2025-08-04
    price $129,000 532-char remark

    Show marketing remark (532 chars)

    3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

18. 2025-07-25
    status Pending
19. 2025-07-18
    price $144,000 532-char remark

    Show marketing remark (532 chars)

    3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

20. 2025-07-18
    price $144,000

    Show marketing remark (532 chars)

    3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

21. 2025-07-01
    listed $149,000 Active
22. 2025-06-30
    listed $149,000 Active 532-char remark

    Show marketing remark (532 chars)

    3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

23. 2025-06-30
    listed $129,000

    Show marketing remark (532 chars)

    3BR / 1.5BA home offering solid space and strong potential. This property features a large den addition, separate living area, and flexible dining space flowing into the kitchen. All bedrooms are generously sized, and the fully fenced backyard includes a storage shed that will remain. Home is being sold AS-IS. Oven and dishwasher are currently non-operational. Ideal for buyers looking to build equity, customize to their taste, or add to an investment portfolio. Located in Flood Zone X near Forest Heights Academy of Excellence.

24. 1992-10-02
    soldstatus

ⓘ 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: $1,098 · $91/mo
• Projected year-2 tax: $1,098 · $91/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 · 21 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: $13,880
• − Mortgage interest: −$6,716
• − Property taxes: −$1,098
• − Insurance: −$600
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$3,488
• Taxable loss: −$243
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $1,781/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

-19.5% since first listed

24 events — show timeline

• 2026-03-16 Pending — AcadianaMLS
• 2026-03-16 Pending — GBRMLS
• 2026-03-05 Price Changed $119,900 AcadianaMLS
• 2026-03-05 Price Changed $119,900 GBRMLS
• 2026-02-26 Price Changed $124,900 AcadianaMLS
• 2026-02-26 Price Changed $124,900 GBRMLS
• 2026-02-26 Relisted — AcadianaMLS
• 2026-02-26 Relisted — GBRMLS
• 2026-02-18 Pending — AcadianaMLS
• 2026-02-18 Pending — GBRMLS
• 2026-01-31 Relisted — GBRMLS
• 2025-11-06 Pending — GBRMLS
• 2025-10-21 Relisted — GBRMLS
• 2025-08-29 Pending — GBRMLS
• 2025-08-04 Relisted — GBRMLS
• 2025-08-04 Price Changed $129,000 GBRMLS
• 2025-08-04 Price Changed $129,000 AcadianaMLS
• 2025-07-25 Pending — GBRMLS
• 2025-07-18 Price Changed $144,000 AcadianaMLS
• 2025-07-18 Price Changed $144,000 GBRMLS
• 2025-07-01 Listed $149,000 GBRMLS
• 2025-06-30 Listed $129,000 AcadianaMLS
• 2025-06-30 Listed $149,000 AcadianaMLS
• 1992-10-02 Sold (Public Records) — Public Records

Property tax history

+34.3%/yr

Latest (2025): $1,098 · -0.4% YoY. Source: county tax records.