6824 Autumn Ave · Merrydale, LA 70812

$75,000

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 69 Days on market

Built 1955 9,583 sqft lot $98/sqft · 26% above area Est $72k · at est.

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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 +27.1/30.0
• DSCR +9.4/10.0
• Appreciation +8.0/10.0
• 1% rule +7.0/10.0
• ARV discount +5.3/15.0
• 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

Investor Opportunity – Income Producing Property! Turnkey investment with tenant already in place generating $900/month in rental income. This property offers immediate cash flow with minimal upfront downtime—perfect for investors looking to expand their portfolio. The home includes a covered carport, adding convenience. With steady occupancy and strong rental potential, this can be an option for both new and seasoned investors. Please do not disturb tenant. Showings by appointment only with advance notice. Showings will only be approved with an accepted offer. All measurements are approximate and not guaranteed by realtor nor owner.

Key facts

• Covered carport
• 9,583 sq ft lot
• Parking

Tags

• COVERED CARPORT
• STRONG RENTAL POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($901 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 7.8% in Merrydale — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime F, amenities F, commute 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.
• Zoned schools: Merrydale Elementary School (math 8% / reading 12%, grade F, #597 of 646 statewide, top 95%, 274 students, 95% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 78% FRL track the district average.
• Market conditions: 39 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $5k of equity ($519 loan paydown + $4k 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 24y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.20% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (median comp): $71,510
• List price: $75,000
• Delta: 4.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5667 Denova St	0.46mi	3/1.0	802 (+4%)	10mo	$70,000	$87	63
5726 Matthews St	0.61mi	3/1.0	825 (+7%)	2mo	$44,900	$54	57
5851 Denova St	0.61mi	3/1.0	800 (+4%)	10mo	$50,000	$63	56
5765 Beech St	0.62mi	2/1.0 (-1)	816 (+6%)	2mo	$17,000	$21	54
5169 Annette St	0.71mi	2/1.0 (-1)	700 (-9%)	4mo	$9,500	$14	43

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: 25.3%
• Equity multiple: 2.66×
• Total profit: $34,852
• Equity at exit: $46,816

10-year hold

• IRR: 23.8%
• Equity multiple: 5.38×
• Total profit: $92,025
• Equity at exit: $84,615

Cash invested: $21,000 (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: 6.9×

Monthly cashflow live

• Estimated rent: $901 high
• Mortgage (P&I): −$393
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $212

Break-even live

Break-even rent $633

Max offer price $75,000

Occupancy floor 71%

Sensitivity live

Price	-10% $255	-5% $233	+0% $212	+5% $191	+10% $170
Rent	-10% $141	-5% $176	+0% $212	+5% $248	+10% $283
Rate	-1.0pp $250	-0.5pp $231	base $212	+0.5pp $193	+1.0pp $173

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	45d	1	0.79mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	16d	1	0.79mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	45d	1	0.79mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	45d	1	0.79mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	25d	1	0.81mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	16d	20	0.90mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	25d	26	0.93mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	45d	1	0.93mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,289	$1.21	16d	18	1.33mi

Listing history 43 events

1. 2026-06-22
   days on market $75,000 Active 69 DOM
2. 2026-06-18
   days on market $75,000 Active 66 DOM
3. 2026-06-17
   days on market $75,000 Active 65 DOM
4. 2026-06-16
   days on market $75,000 Active 64 DOM
5. 2026-06-15
   days on market $75,000 Active 63 DOM
6. 2026-06-14
   days on market $75,000 Active 61 DOM
7. 2026-06-10
   days on market $75,000 Active 58 DOM
8. 2026-06-09
   days on market $75,000 Active 57 DOM
9. 2026-06-08
   days on market $75,000 Active 56 DOM
10. 2026-06-07
    days on market $75,000 Active 55 DOM
11. 2026-06-05
    days on market $75,000 Active 52 DOM
12. 2026-06-03
    days on market $75,000 Active 51 DOM
13. 2026-06-02
    pricedays on market $75,000 Active 50 DOM
14. 2026-06-01
    days on market $89,900 Active 49 DOM
15. 2026-05-31
    days on market $89,900 Active 48 DOM
16. 2026-05-31
    days on market $89,900 Active 47 DOM
17. 2026-04-13
    listed $89,900 Active 653-char remark

    Show marketing remark (642 chars)

    Investor Opportunity - Income Producing Property! Turnkey investment with tenant already in place generating $900/month in rental income. This property offers immediate cash flow with minimal upfront downtime--perfect for investors looking to expand their portfolio. The home includes a covered carport, adding convenience. With steady occupancy and strong rental potential, this can be an option for both new and seasoned investors. Please do not disturb tenant. Showings by appointment only with advance notice. Showings will only be approved with an accepted offer. All measurements are approximate and not guaranteed by realtor nor owner.

18. 2026-04-13
    listed $89,900 Active 642-char remark

    Show marketing remark (642 chars)

    Investor Opportunity - Income Producing Property! Turnkey investment with tenant already in place generating $900/month in rental income. This property offers immediate cash flow with minimal upfront downtime--perfect for investors looking to expand their portfolio. The home includes a covered carport, adding convenience. With steady occupancy and strong rental potential, this can be an option for both new and seasoned investors. Please do not disturb tenant. Showings by appointment only with advance notice. Showings will only be approved with an accepted offer. All measurements are approximate and not guaranteed by realtor nor owner.

19. 2025-07-31
    price $75,000
20. 2025-07-31
    price $75,000
21. 2025-06-19
    status Active
22. 2025-06-16
    status Pending
23. 2025-05-07
    listed $80,000 Active
24. 2025-05-07
    listed $80,000 Active
25. 2025-01-28
    soldstatus $70,000
26. 2025-01-23
    soldstatus Closed
27. 2025-01-03
    price $70,500
28. 2025-01-03
    price $70,500
29. 2024-12-11
    listed $83,500 Active
30. 2024-12-11
    historical
31. 2024-11-06
    price $83,500
32. 2024-11-06
    price $83,500
33. 2024-10-07
    listed $95,000 Active
34. 2024-10-07
    listed $95,000 Active
35. 2019-12-03
    soldstatus Sold
36. 2019-10-26
    status Pending
37. 2019-10-14
    status Active
38. 2019-09-24
    status Pending
39. 2019-09-10
    listed $25,000 Active
40. 2019-09-10
    listed $25,000
41. 2002-12-12
    soldstatus
42. 2002-05-01
    listed $53,000
43. 2002-05-01
    listed $53,000

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $902 · $75/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: $10,812
• − Mortgage interest: −$4,201
• − Property taxes: −$902
• − Insurance: −$375
• − Repairs & maintenance: −$865
• − Management: −$865
• − Depreciation: −$2,182
• Taxable income: $1,422
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $2,204/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

+69.6% since first listed

27 events — show timeline

• 2026-04-13 Listed $89,900 GBRMLS
• 2026-04-13 Listed $89,900 AcadianaMLS
• 2025-07-31 Price Changed $75,000 AcadianaMLS
• 2025-07-31 Price Changed $75,000 GBRMLS
• 2025-06-19 Relisted — GBRMLS
• 2025-06-16 Pending — GBRMLS
• 2025-05-07 Listed $80,000 GBRMLS
• 2025-05-07 Listed $80,000 AcadianaMLS
• 2025-01-28 Sold (Public Records) $70,000 Public Records
• 2025-01-23 Sold (MLS) — GBRMLS
• 2025-01-03 Price Changed $70,500 AcadianaMLS
• 2025-01-03 Price Changed $70,500 GBRMLS
• 2024-12-11 Listed $83,500 GBRMLS
• 2024-12-11 Delisted — GBRMLS
• 2024-11-06 Price Changed $83,500 GBRMLS
• 2024-11-06 Price Changed $83,500 AcadianaMLS
• 2024-10-07 Listed $95,000 GBRMLS
• 2024-10-07 Listed $95,000 AcadianaMLS
• 2019-12-03 Sold (MLS) — GBRMLS
• 2019-10-26 Pending — GBRMLS
• 2019-10-14 Relisted — GBRMLS
• 2019-09-24 Pending — GBRMLS
• 2019-09-10 Listed $25,000 AcadianaMLS
• 2019-09-10 Listed $25,000 GBRMLS
• 2002-12-12 Sold (MLS) — GBRMLS
• 2002-05-01 Listed $53,000 GBRMLS
• 2002-05-01 Listed $53,000 AcadianaMLS

Property tax history

+32.1%/yr

Latest (2025): $902 · -0.4% YoY. Source: county tax records.