6283 Calion Dr · Merrydale, LA 70812

$149,900

3 bd · 1.5 ba · 1,596 sqft · SingleFamily public records · 85 Days on market

Built 1984 0.35 ac lot $94/sqft · at area comps Est $157k · at est. ↓ 6% 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 +20.6/30.0
• ARV discount +9.6/15.0
• Appreciation +8.0/10.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• 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

Very well maintained and affordable brick home located in established North Baton Rouge neighborhood. Recently painted throughout, all new cabinetry, and countertops. All new flooring throughout No Carpeting! A perfect starter home or investment property with quick and easy access to Southern University, Airline Hwy, Interstate 10, and Baton Rouge Metropolitan Airport with a spacious backyard for entertaining family and friends. Schedule your private showing today!

Key facts

• Spacious backyard
• New flooring
• Brick home

Tags

• BRICK HOME
• NEW CABINETRY
• NEW COUNTERTOPS
• NEW FLOORING
• SPACIOUS BACKYARD
• QUICK ACCESS TO AIRLINE HWY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $200 ($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 $145k (2.9% below list).
• Recommended offer: $141k (6.0% 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $10k of equity ($1k loan paydown + $9k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (median comp): $157,286
• List price: $149,900
• Delta: -4.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6777 Oak Park Dr	0.24mi	3/2.0	1,620 (+2%)	9mo	$149,900	$93	77
7625 Glen Lea Ave	0.30mi	3/1.5	1,612 (+1%)	13mo	$165,000	$102	73
6411 Landis Dr	0.44mi	3/1.5	1,508 (-6%)	5mo	$79,900	$53	66
5960 W Fairlane Ct	0.40mi	3/2.0	1,700 (+6%)	10mo	$195,000	$115	60
6142 Wright Dr	0.39mi	3/2.0	1,457 (-9%)	8mo	$165,000	$113	59
6008 Matthews St	0.25mi	3/2.0	1,450 (-9%)	15mo	$166,000	$114	59
6156 Lanier Dr	0.33mi	4/2.5 (+1)	1,514 (-5%)	16mo	$199,900	$132	54
6757 Myrtlewood Dr	0.65mi	3/1.5	1,733 (+9%)	2mo	$110,000	$63	54
6932 Maplewood Dr	0.59mi	3/2.0	1,726 (+8%)	10mo	$179,900	$104	49
7822 Phebus Dr	0.67mi	4/2.0 (+1)	1,524 (-4%)	14mo	$169,000	$111	42
7754 Grayson Ave	0.52mi	3/2.0	1,357 (-15%)	13mo	$154,900	$114	38
6733 Sumrall Dr	0.70mi	4/2.0 (+1)	1,696 (+6%)	20mo	$189,500	$112	33

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: 19.9%
• Equity multiple: 2.32×
• Total profit: $55,377
• Equity at exit: $93,571

10-year hold

• IRR: 19.2%
• Equity multiple: 4.65×
• Total profit: $153,005
• Equity at exit: $169,116

Cash invested: $41,972 (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: $1,455 high
• Mortgage (P&I): −$786
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $200

Break-even live

Break-even rent $1,201

Max offer price $149,900

Occupancy floor 81%

Sensitivity live

Price	-10% $285	-5% $243	+0% $200	+5% $158	+10% $115
Rent	-10% $85	-5% $143	+0% $200	+5% $258	+10% $315
Rate	-1.0pp $276	-0.5pp $238	base $200	+0.5pp $161	+1.0pp $122

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	44d	1	0.79mi
8614 Forestwood Ave Baton Rouge, LA	3.0	2.0	1313	$1,700	$1.29	15d	1	0.82mi
9173 Cedar Ct Baton Rouge, LA	4.0	2.0	1405	$1,596	$1.14	15d	1	1.16mi
9062 Cedar Ct Baton Rouge, LA	3.0	2.0	1350	$1,158	$0.86	24d	1	1.23mi
7745 S Maribel Ct Baton Rouge, LA	3.0	2.0	1682	$1,500	$0.89	21d	1	1.29mi
7745 S Maribel Ct Baton Rouge, LA	3.0	2.0	1682	$1,500	$0.89	45d	1	1.29mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	15d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $149,900 Active 85 DOM
2. 2026-06-17
   days on market $149,900 Active 84 DOM
3. 2026-06-16
   days on market $149,900 Active 83 DOM
4. 2026-06-15
   days on market $149,900 Active 82 DOM
5. 2026-06-14
   days on market $149,900 Active 80 DOM
6. 2026-06-10
   days on market $149,900 Active 77 DOM
7. 2026-06-09
   days on market $149,900 Active 76 DOM
8. 2026-06-08
   days on market $149,900 Active 75 DOM
9. 2026-06-07
   days on market $149,900 Active 74 DOM
10. 2026-06-05
    remarks 586-char remark
11. 2026-06-05
    days on market $149,900 Active 71 DOM
12. 2026-06-03
    days on market $149,900 Active 70 DOM
13. 2026-06-02
    days on market $149,900 Active 69 DOM
14. 2026-06-01
    days on market $149,900 Active 68 DOM
15. 2026-05-31
    days on market $149,900 Active 67 DOM
16. 2026-05-31
    days on market $149,900 Active 66 DOM
17. 2026-04-18
    price $149,900 469-char remark

    Show marketing remark (470 chars)

    Very well maintained and affordable brick home located in established North Baton Rouge neighborhood. Recently painted throughout, all new cabinetry, and countertops. All new flooring throughout No Carpeting! A perfect starter home or investment property with quick and easy access to Southern University, Airline Hwy, Interstate 10, and Baton Rouge Metropolitan Airport with a spacious backyard for entertaining family and friends. Schedule your private showing today!

18. 2026-04-18
    price $149,900 470-char remark

    Show marketing remark (470 chars)

    Very well maintained and affordable brick home located in established North Baton Rouge neighborhood. Recently painted throughout, all new cabinetry, and countertops. All new flooring throughout No Carpeting! A perfect starter home or investment property with quick and easy access to Southern University, Airline Hwy, Interstate 10, and Baton Rouge Metropolitan Airport with a spacious backyard for entertaining family and friends. Schedule your private showing today!

19. 2026-03-25
    listed $159,900 Active 469-char remark

    Show marketing remark (470 chars)

    Very well maintained and affordable brick home located in established North Baton Rouge neighborhood. Recently painted throughout, all new cabinetry, and countertops. All new flooring throughout No Carpeting! A perfect starter home or investment property with quick and easy access to Southern University, Airline Hwy, Interstate 10, and Baton Rouge Metropolitan Airport with a spacious backyard for entertaining family and friends. Schedule your private showing today!

20. 2026-03-25
    listed $159,900 Active 470-char remark

    Show marketing remark (470 chars)

    Very well maintained and affordable brick home located in established North Baton Rouge neighborhood. Recently painted throughout, all new cabinetry, and countertops. All new flooring throughout No Carpeting! A perfect starter home or investment property with quick and easy access to Southern University, Airline Hwy, Interstate 10, and Baton Rouge Metropolitan Airport with a spacious backyard for entertaining family and friends. Schedule your private showing today!

ⓘ 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: $1,207 · $101/mo
• Projected year-2 tax: $1,207 · $101/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 6/10 Major FEMA zone X (shaded) · 68% 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: $17,458
• − Mortgage interest: −$8,397
• − Property taxes: −$1,207
• − Insurance: −$750
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$4,361
• Taxable loss: −$49
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $2,414/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

-6.3% since first listed

4 events — show timeline

• 2026-04-18 Price Changed $149,900 AcadianaMLS
• 2026-04-18 Price Changed $149,900 GBRMLS
• 2026-03-25 Listed $159,900 GBRMLS
• 2026-03-25 Listed $159,900 AcadianaMLS

Property tax history

+35.3%/yr

Latest (2025): $1,207 · -0.4% YoY. Source: county tax records.