7144 Perimeter Dr · Merrydale, LA 70812

$108,000

3 bd · 2.0 ba · 1,137 sqft · SingleFamily public records · 139 Days on market

Built 1967 8,446 sqft lot $95/sqft · 33% below area Est $173k · 38% 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 +19.9/30.0
• ARV discount +15.0/15.0
• Appreciation +8.0/10.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• 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

3 Bedroom 2 bath brick ranch home located in neighborhood of similar homes. Convenient to shopping and employment centers of Baton Rouge

Key facts

• 8,446 sq ft lot
• Parking
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $95k (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: 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; 12 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 $7k of equity ($747 loan paydown + $6k 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 $30k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 27y ago; this cycle's ask has dropped $21k (16%) 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 $95,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 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 1967 — 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: 1.05% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (median comp): $172,865
• List price: $108,000
• Delta: -37.52%
• 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	0.21mi	3/2.0	1,203 (+6%)	3mo	$175,000	$145	78
6970 Coronet Dr	0.15mi	3/1.5	1,226 (+8%)	1mo	$119,900	$98	77
7069 E Upland Ave	0.12mi	3/2.0	1,242 (+9%)	8mo	$199,900	$161	72
6742 E Monarch Ave	0.26mi	3/2.0	1,212 (+7%)	9mo	$179,900	$148	69
6124 Glen Oaks Dr	0.58mi	3/1.5	1,153 (+1%)	0mo	$160,000	$139	68
6912 Oak Park Dr	0.35mi	4/2.0 (+1)	1,225 (+8%)	1mo	$172,800	$141	65
7224 Poinsetta Dr	0.40mi	4/2.0 (+1)	1,235 (+9%)	0mo	$175,000	$142	62
5837 Denova St	0.69mi	3/2.0	1,150 (+1%)	6mo	$139,000	$121	61
7672 Sumrall Dr	0.38mi	3/1.5	1,008 (-11%)	3mo	$155,000	$154	59
6655 Dalark Dr	0.50mi	3/2.0	1,221 (+7%)	9mo	$147,000	$120	57
6855 Dalark Dr	0.47mi	3/2.0	1,300 (+14%)	3mo	$158,900	$122	52
6634 Fern Dr	0.74mi	3/1.5	1,293 (+14%)	2mo	$119,000	$92	38

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: $39,041
• Equity at exit: $67,416

10-year hold

• IRR: 18.9%
• Equity multiple: 4.59×
• Total profit: $108,536
• Equity at exit: $121,845

Cash invested: $30,240 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,138 high
• Mortgage (P&I): −$566
• Tax from tax record: −$157 /mo · $1,889/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $130

Break-even live

Break-even rent $973

Max offer price $108,000

Occupancy floor 84%

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: $27,000
• Closing costs: $3,240
• 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	14d	1	0.94mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	43d	1	1.16mi
8210 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	765	$920	$1.20	14d	1	1.19mi
8280 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	745	$1,148	$1.54	14d	1	1.22mi
8614 Forestwood Ave Baton Rouge, LA	3.0	2.0	1313	$1,700	$1.29	14d	1	1.33mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	43d	1	1.34mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	43d	1	1.34mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	43d	1	1.34mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	14d	1	1.34mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	23d	1	1.35mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	23d	1	1.49mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	1.49mi

Listing history 45 events

1. 2026-06-18
   status $108,000 Pending 139 DOM
2. 2026-06-18
   days on market $108,000 Active 139 DOM
3. 2026-06-17
   days on market $108,000 Active 138 DOM
4. 2026-06-16
   days on market $108,000 Active 137 DOM
5. 2026-06-15
   days on market $108,000 Active 136 DOM
6. 2026-06-14
   days on market $108,000 Active 134 DOM
7. 2026-06-10
   days on market $108,000 Active 131 DOM
8. 2026-06-09
   days on market $108,000 Active 130 DOM
9. 2026-06-08
   days on market $108,000 Active 129 DOM
10. 2026-06-07
    days on market $108,000 Active 128 DOM
11. 2026-06-05
    days on market $108,000 Active 125 DOM
12. 2026-06-03
    days on market $108,000 Active 124 DOM
13. 2026-06-02
    days on market $108,000 Active 123 DOM
14. 2026-06-01
    days on market $108,000 Active 122 DOM
15. 2026-05-31
    days on market $108,000 Active 121 DOM
16. 2026-05-31
    days on market $108,000 Active 120 DOM
17. 2026-05-12
    price $108,000 136-char remark

    Show marketing remark (136 chars)

    3 Bedroom 2 bath brick ranch home located in neighborhood of similar homes. Convenient to shopping and employment centers of Baton Rouge

18. 2026-05-12
    price $108,000 136-char remark

    Show marketing remark (136 chars)

    3 Bedroom 2 bath brick ranch home located in neighborhood of similar homes. Convenient to shopping and employment centers of Baton Rouge

19. 2026-03-19
    price $123,000 136-char remark

    Show marketing remark (136 chars)

    3 Bedroom 2 bath brick ranch home located in neighborhood of similar homes. Convenient to shopping and employment centers of Baton Rouge

20. 2026-03-19
    price $123,000 136-char remark

    Show marketing remark (136 chars)

    3 Bedroom 2 bath brick ranch home located in neighborhood of similar homes. Convenient to shopping and employment centers of Baton Rouge

21. 2026-01-30
    listed $129,000 Active 136-char remark

    Show marketing remark (136 chars)

    3 Bedroom 2 bath brick ranch home located in neighborhood of similar homes. Convenient to shopping and employment centers of Baton Rouge

22. 2026-01-30
    listed $129,000 Active 136-char remark

    Show marketing remark (136 chars)

    3 Bedroom 2 bath brick ranch home located in neighborhood of similar homes. Convenient to shopping and employment centers of Baton Rouge

23. 2022-10-20
    soldstatus $144,000
24. 2022-10-17
    soldstatus Sold
25. 2022-09-15
    status Pending
26. 2022-07-10
    listed $139,900 Active
27. 2022-07-10
    listed $139,900
28. 2019-02-27
    soldstatus Sold
29. 2019-02-05
    status Pending
30. 2019-01-13
    listed $44,900 Active
31. 2019-01-13
    listed $44,900
32. 2010-06-30
    soldstatus $113,000
33. 2010-06-29
    soldstatus
34. 2010-01-14
    listed $110,900
35. 2010-01-14
    listed $110,900
36. 2006-06-01
    soldstatus $91,000
37. 2006-05-30
    soldstatus
38. 2006-03-14
    listed $91,000
39. 2006-03-14
    listed $91,000
40. 2006-03-06
    listed $105,000
41. 2006-03-06
    listed $105,000
42. 1999-09-17
    soldstatus
43. 1999-09-16
    soldstatus
44. 1999-07-27
    listed $66,900
45. 1999-07-27
    listed $66,900

ⓘ 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: $1,889 · $157/mo
• Projected year-2 tax: $1,889 · $157/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: $13,652
• − Mortgage interest: −$6,050
• − Property taxes: −$1,889
• − Insurance: −$540
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$3,142
• Taxable loss: −$153
• Est. tax savings @ 24.0%: +$37
• After-tax cash flow: $1,596/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

+61.4% since first listed

29 events — show timeline

• 2026-05-12 Price Changed $108,000 AcadianaMLS
• 2026-05-12 Price Changed $108,000 GSREIN
• 2026-03-19 Price Changed $123,000 AcadianaMLS
• 2026-03-19 Price Changed $123,000 GSREIN
• 2026-01-30 Listed $129,000 GSREIN
• 2026-01-30 Listed $129,000 AcadianaMLS
• 2022-10-20 Sold (Public Records) $144,000 Public Records
• 2022-10-17 Sold (MLS) — GBRMLS
• 2022-09-15 Pending — GBRMLS
• 2022-07-10 Listed $139,900 AcadianaMLS
• 2022-07-10 Listed $139,900 GBRMLS
• 2019-02-27 Sold (MLS) — GBRMLS
• 2019-02-05 Pending — GBRMLS
• 2019-01-13 Listed $44,900 AcadianaMLS
• 2019-01-13 Listed $44,900 GBRMLS
• 2010-06-30 Sold (Public Records) $113,000 Public Records
• 2010-06-29 Sold (MLS) — GBRMLS
• 2010-01-14 Listed $110,900 GBRMLS
• 2010-01-14 Listed $110,900 AcadianaMLS
• 2006-06-01 Sold (Public Records) $91,000 Public Records
• 2006-05-30 Sold (MLS) — GBRMLS
• 2006-03-14 Listed $91,000 AcadianaMLS
• 2006-03-14 Listed $91,000 GBRMLS
• 2006-03-06 Listed $105,000 AcadianaMLS
• 2006-03-06 Listed $105,000 GBRMLS
• 1999-09-17 Sold (Public Records) — Public Records
• 1999-09-16 Sold (MLS) — GBRMLS
• 1999-07-27 Listed $66,900 AcadianaMLS
• 1999-07-27 Listed $66,900 GBRMLS

Property tax history

+11.7%/yr

Latest (2025): $1,889 · -0.4% YoY. Source: county tax records.