5717 Nashville Ave · Merrydale, LA 70812

$85,000

3 bd · 1.5 ba · 1,047 sqft · SingleFamily public records · 157 Days on market

Built 1985 7,840 sqft lot $81/sqft · 29% below area Est $121k · 30% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +8.0/10.0
• 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

Charming home in East Fairlane, will be a special place to call your own or maybe a great addition to an investor's portfolio. Currently renting for $1153.00/ month with long term tenant. To Be Sold AS-IS WITH NO WARRANTY.

Key facts

• 7,840 sq ft lot
• Built 1985
• Listed 157 days

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$120,626) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 7.8% in Merrydale — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $6k of equity ($588 loan paydown + $5k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 157 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $10k (11%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.41% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.45%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

• ARV (median comp): $120,626
• List price: $85,000
• Delta: -29.53%
• 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
5656 Atlanta Ave	0.05mi	3/1.5	1,038 (-1%)	10mo	$92,900	$89	88
5912 Atlanta Ave	0.14mi	3/2.0	1,064 (+2%)	6mo	$139,700	$131	83
7884 Grayson Ave	0.25mi	3/1.5	1,023 (-2%)	9mo	$98,500	$96	77
5911 Benson Dr	0.16mi	3/1.5	1,133 (+8%)	5mo	$99,900	$88	74
5621 Lanier Dr	0.26mi	3/1.5	1,081 (+3%)	11mo	$160,000	$148	74
5837 Denova St	0.32mi	3/2.0	1,150 (+10%)	6mo	$139,000	$121	62
7537 Davlin Ave	0.27mi	3/2.0	1,096 (+5%)	19mo	$179,900	$164	62
7751 Bringhurst Ave	0.24mi	3/1.5	1,180 (+13%)	12mo	$134,900	$114	57
7137 Albany St	0.51mi	3/2.0	1,073 (+2%)	20mo	$150,000	$140	53
6197 Flag St	0.40mi	3/1.0	1,150 (+10%)	18mo	$120,000	$104	48
7173 Poinsettia Dr	0.56mi	4/1.0 (+1)	1,003 (-4%)	19mo	$130,000	$130	44
6814 Spring Dr	0.64mi	2/1.0 (-1)	1,008 (-4%)	19mo	$45,000	$45	41

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: 31.5%
• Equity multiple: 3.05×
• Total profit: $48,758
• Equity at exit: $53,059

10-year hold

• IRR: 29.4%
• Equity multiple: 6.22×
• Total profit: $124,278
• Equity at exit: $95,897

Cash invested: $23,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$446
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $386

Break-even live

Break-even rent $710

Max offer price $85,000

Occupancy floor 63%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	43d	1	0.47mi
8614 Forestwood Ave Baton Rouge, LA	3.0	2.0	1313	$1,700	$1.29	14d	1	0.84mi
9173 Cedar Ct Baton Rouge, LA	4.0	2.0	1405	$1,596	$1.14	14d	1	1.06mi
9062 Cedar Ct Baton Rouge, LA	3.0	2.0	1350	$1,158	$0.86	23d	1	1.11mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	14d	1	1.42mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	43d	1	1.42mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	43d	1	1.42mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	43d	1	1.42mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	1.44mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	23d	1	1.45mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	23d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $85,000 Active 157 DOM
2. 2026-06-17
   days on market $85,000 Active 156 DOM
3. 2026-06-16
   days on market $85,000 Active 155 DOM
4. 2026-06-15
   days on market $85,000 Active 154 DOM
5. 2026-06-14
   days on market $85,000 Active 152 DOM
6. 2026-06-10
   days on market $85,000 Active 149 DOM
7. 2026-06-09
   days on market $85,000 Active 148 DOM
8. 2026-06-08
   days on market $85,000 Active 147 DOM
9. 2026-06-07
   days on market $85,000 Active 146 DOM
10. 2026-06-05
    days on market $85,000 Active 143 DOM
11. 2026-06-03
    days on market $85,000 Active 142 DOM
12. 2026-06-02
    days on market $85,000 Active 141 DOM
13. 2026-06-01
    days on market $85,000 Active 140 DOM
14. 2026-05-31
    days on market $85,000 Active 139 DOM
15. 2026-05-31
    days on market $85,000 Active 138 DOM
16. 2026-02-25
    price $85,000 222-char remark

    Show marketing remark (222 chars)

    Charming home in East Fairlane, will be a special place to call your own or maybe a great addition to an investor's portfolio. Currently renting for $1153.00/ month with long term tenant. To Be Sold AS-IS WITH NO WARRANTY.

17. 2026-02-25
    price $85,000 222-char remark

    Show marketing remark (222 chars)

    Charming home in East Fairlane, will be a special place to call your own or maybe a great addition to an investor's portfolio. Currently renting for $1153.00/ month with long term tenant. To Be Sold AS-IS WITH NO WARRANTY.

18. 2026-01-14
    price $90,000 222-char remark

    Show marketing remark (222 chars)

    Charming home in East Fairlane, will be a special place to call your own or maybe a great addition to an investor's portfolio. Currently renting for $1153.00/ month with long term tenant. To Be Sold AS-IS WITH NO WARRANTY.

19. 2026-01-14
    price $90,000 222-char remark

    Show marketing remark (222 chars)

    Charming home in East Fairlane, will be a special place to call your own or maybe a great addition to an investor's portfolio. Currently renting for $1153.00/ month with long term tenant. To Be Sold AS-IS WITH NO WARRANTY.

20. 2026-01-13
    listed $95,000 Active 222-char remark

    Show marketing remark (222 chars)

    Charming home in East Fairlane, will be a special place to call your own or maybe a great addition to an investor's portfolio. Currently renting for $1153.00/ month with long term tenant. To Be Sold AS-IS WITH NO WARRANTY.

21. 2026-01-12
    listed $95,000 Active 222-char remark

    Show marketing remark (222 chars)

    Charming home in East Fairlane, will be a special place to call your own or maybe a great addition to an investor's portfolio. Currently renting for $1153.00/ month with long term tenant. To Be Sold AS-IS WITH NO WARRANTY.

22. 2001-11-16
    soldstatus
23. 2001-10-03
    listed $44,900
24. 2001-10-03
    listed $44,900

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $956 · $80/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: $14,378
• − Mortgage interest: −$4,761
• − Property taxes: −$956
• − Insurance: −$425
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$2,473
• Taxable income: $3,463
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $3,798/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

+89.3% since first listed

9 events — show timeline

• 2026-02-25 Price Changed $85,000 AcadianaMLS
• 2026-02-25 Price Changed $85,000 GBRMLS
• 2026-01-14 Price Changed $90,000 AcadianaMLS
• 2026-01-14 Price Changed $90,000 GBRMLS
• 2026-01-13 Listed $95,000 GBRMLS
• 2026-01-12 Listed $95,000 AcadianaMLS
• 2001-11-16 Sold (MLS) — GBRMLS
• 2001-10-03 Listed $44,900 GBRMLS
• 2001-10-03 Listed $44,900 AcadianaMLS

Property tax history

+1.4%/yr

Latest (2025): $956 · -0.4% YoY. Source: county tax records.