5464 Winter Ave · Merrydale, LA 70812

$82,500

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 6 Days on market

Built 1978 10,018 sqft lot Est $124k · 34% under

---

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 +8.9/10.0
• 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

Welcome to 5464 Winter Ave, a charming 3-bedroom, 1-bath home that offers comfort, functionality, and great potential. This well-maintained property features a spacious living area, a cozy dining space, and a functional kitchen ready for your personal touch. The home sits on a generous lot with mature shade trees, providing a peaceful outdoor setting and plenty of yard space for relaxing, entertaining, or future improvements. The covered carport and extended driveway offer convenient parking and protection from the elements. Whether you're a first-time homebuyer looking for an affordable place to call home or an investor searching for a solid addition to your rental portfolio, this property offers excellent opportunity and value. Conveniently located with easy access to local amenities, shopping, and dining. Schedule your private showing today!

Key facts

• Functional kitchen
• Generous lot
• Covered carport

Tags

• COVERED CARPORT
• EXTENDED DRIVEWAY
• GENEROUS LOT
• FUNCTIONAL KITCHEN
• SPACIOUS LIVING AREA
• COZY DINING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Cap rate 11.8% 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; 17 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 $5k of equity ($570 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 28y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $82,500

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.73%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $124,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6612 Merrydale Ave	0.26mi	3/1.0	1,070 (-6%)	3mo	$152,500	$143	75
5837 Denova St	0.39mi	3/2.0	1,150 (+1%)	6mo	$139,000	$121	72
5850 Grand Dr	0.49mi	3/2.0	1,144 (+0%)	6mo	$125,000	$109	68
6734 Autumn Ave	0.24mi	3/1.0	1,062 (-7%)	12mo	$127,600	$120	67
5911 Benson Dr	0.70mi	3/1.5	1,133 (-1%)	5mo	$99,900	$88	60
6634 Fern Dr	0.34mi	3/1.5	1,293 (+13%)	2mo	$119,000	$92	58
5912 Atlanta Ave	0.60mi	3/2.0	1,064 (-7%)	6mo	$139,700	$131	51
5656 Atlanta Ave	0.53mi	3/1.5	1,038 (-9%)	10mo	$92,900	$89	50
7224 Poinsetta Dr	0.65mi	4/2.0 (+1)	1,235 (+8%)	0mo	$175,000	$142	47
5176 Enterprise St	0.66mi	2/1.0 (-1)	1,000 (-12%)	8mo	$18,900	$19	37
7819 Greenwell St	0.72mi	3/1.5	1,293 (+13%)	6mo	$107,500	$83	37
5135 Enterprise St	0.68mi	2/1.0 (-1)	1,000 (-12%)	10mo	$17,500	$18	35

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: 31.8%
• Equity multiple: 3.06×
• Total profit: $47,662
• Equity at exit: $51,498

10-year hold

• IRR: 29.6%
• Equity multiple: 6.25×
• Total profit: $121,325
• Equity at exit: $93,076

Cash invested: $23,100 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$433
• Tax from tax record: −$61 /mo · $738/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $380

Break-even live

Break-even rent $669

Max offer price $82,500

Occupancy floor 62%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 17 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	0.24mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	0.87mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	43d	1	0.88mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	43d	1	0.88mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	14d	1	0.88mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	43d	1	0.88mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	23d	1	0.91mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	23d	1	0.91mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	23d	1	0.97mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	19d	1	1.03mi
4189 W Brookstown Dr Baton Rouge, LA	1.0–2.0	1.0	695	$825	$1.19	14d	20	1.08mi
5350 Clayton Dr Baton Rouge, LA	3.0	1.0	1050	$850	$0.81	43d	1	1.11mi
5617 Prescott Rd Baton Rouge, LA	1.0–2.0	1.0	687	$900	$1.31	23d	26	1.11mi
4963 Greenwell St Baton Rouge, LA	3.0	2.0	1400	$1,500	$1.07	23d	1	1.24mi
8614 Forestwood Ave Baton Rouge, LA	3.0	2.0	1313	$1,700	$1.29	14d	1	1.41mi
3225 Victoria Dr Baton Rouge, LA	1.0–3.0	1.0–3.0	1062	$1,289	$1.21	14d	18	1.45mi
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	14d	1	1.48mi

Listing history 11 events

1. 2026-03-23
   status Pending 856-char remark

   Show marketing remark (856 chars)

   Welcome to 5464 Winter Ave, a charming 3-bedroom, 1-bath home that offers comfort, functionality, and great potential. This well-maintained property features a spacious living area, a cozy dining space, and a functional kitchen ready for your personal touch. The home sits on a generous lot with mature shade trees, providing a peaceful outdoor setting and plenty of yard space for relaxing, entertaining, or future improvements. The covered carport and extended driveway offer convenient parking and protection from the elements. Whether you're a first-time homebuyer looking for an affordable place to call home or an investor searching for a solid addition to your rental portfolio, this property offers excellent opportunity and value. Conveniently located with easy access to local amenities, shopping, and dining. Schedule your private showing today!

2. 2026-03-23
   status Pending

   Show marketing remark (856 chars)

   Welcome to 5464 Winter Ave, a charming 3-bedroom, 1-bath home that offers comfort, functionality, and great potential. This well-maintained property features a spacious living area, a cozy dining space, and a functional kitchen ready for your personal touch. The home sits on a generous lot with mature shade trees, providing a peaceful outdoor setting and plenty of yard space for relaxing, entertaining, or future improvements. The covered carport and extended driveway offer convenient parking and protection from the elements. Whether you're a first-time homebuyer looking for an affordable place to call home or an investor searching for a solid addition to your rental portfolio, this property offers excellent opportunity and value. Conveniently located with easy access to local amenities, shopping, and dining. Schedule your private showing today!

3. 2026-03-17
   listed $82,500 Active

   Show marketing remark (856 chars)

   Welcome to 5464 Winter Ave, a charming 3-bedroom, 1-bath home that offers comfort, functionality, and great potential. This well-maintained property features a spacious living area, a cozy dining space, and a functional kitchen ready for your personal touch. The home sits on a generous lot with mature shade trees, providing a peaceful outdoor setting and plenty of yard space for relaxing, entertaining, or future improvements. The covered carport and extended driveway offer convenient parking and protection from the elements. Whether you're a first-time homebuyer looking for an affordable place to call home or an investor searching for a solid addition to your rental portfolio, this property offers excellent opportunity and value. Conveniently located with easy access to local amenities, shopping, and dining. Schedule your private showing today!

4. 2026-03-17
   listed $82,500 Active 856-char remark

   Show marketing remark (856 chars)

   Welcome to 5464 Winter Ave, a charming 3-bedroom, 1-bath home that offers comfort, functionality, and great potential. This well-maintained property features a spacious living area, a cozy dining space, and a functional kitchen ready for your personal touch. The home sits on a generous lot with mature shade trees, providing a peaceful outdoor setting and plenty of yard space for relaxing, entertaining, or future improvements. The covered carport and extended driveway offer convenient parking and protection from the elements. Whether you're a first-time homebuyer looking for an affordable place to call home or an investor searching for a solid addition to your rental portfolio, this property offers excellent opportunity and value. Conveniently located with easy access to local amenities, shopping, and dining. Schedule your private showing today!

5. 1999-07-02
   soldstatus
6. 1999-06-10
   listed $54,900
7. 1999-06-10
   listed $54,900
8. 1998-12-21
   soldstatus
9. 1998-12-18
   soldstatus
10. 1998-11-30
    listed $29,900
11. 1998-11-30
    listed $29,900

ⓘ 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: $738 · $61/mo
• Projected year-2 tax: $738 · $61/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: $13,798
• − Mortgage interest: −$4,621
• − Property taxes: −$738
• − Insurance: −$412
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,400
• Taxable income: $3,419
• Est. tax owed @ 24.0%: −$820
• After-tax cash flow: $3,738/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

+175.9% since first listed

11 events — show timeline

• 2026-03-23 Pending — AcadianaMLS
• 2026-03-23 Pending — GBRMLS
• 2026-03-17 Listed $82,500 GBRMLS
• 2026-03-17 Listed $82,500 AcadianaMLS
• 1999-07-02 Sold (MLS) — GBRMLS
• 1999-06-10 Listed $54,900 GBRMLS
• 1999-06-10 Listed $54,900 AcadianaMLS
• 1998-12-21 Sold (Public Records) — Public Records
• 1998-12-18 Sold (MLS) — GBRMLS
• 1998-11-30 Listed $29,900 GBRMLS
• 1998-11-30 Listed $29,900 AcadianaMLS

Property tax history

+29.9%/yr

Latest (2025): $738 · -0.4% YoY. Source: county tax records.