5965 Denova St · Merrydale, LA 70812

$49,900

3 bd · 1.0 ba · 900 sqft · SingleFamily · 250 Days on market

Built 1959 6,969 sqft lot $55/sqft · 33% below area Est $75k · 33% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This property was freshened up by the Sellers and is ready for a new owner! Come take a look at the cute three bedroom, one bathroom house with a nice yard and off street parking.

Key facts

• 6,969 sq ft lot
• Built 1959
• Listed 250 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($896 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $3k of equity ($345 loan paydown + $3k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, 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 250 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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

• Watch-outs: built in 1959 — 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 $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 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 1959 — 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: 1.79% ✓
• Cap rate: 15.81%
• Cash-on-cash: 34.00%
• DSCR: 2.51
• GRM: 4.6

CMA / ARV

• ARV (median comp): $74,562
• List price: $49,900
• Delta: -33.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6155 Pontotoc St	0.14mi	3/1.0	860 (-4%)	2mo	$95,900	$112	84
5726 Matthews St	0.18mi	3/1.0	825 (-8%)	2mo	$44,900	$54	76
6131 Matthews St	0.10mi	3/1.0	786 (-13%)	7mo	$105,000	$134	68
5851 Denova St	0.10mi	3/1.0	800 (-11%)	10mo	$50,000	$63	68
5667 Denova St	0.25mi	3/1.0	802 (-11%)	10mo	$70,000	$87	62
7672 Sumrall Dr	0.59mi	3/1.5	1,008 (+12%)	3mo	$155,000	$154	48
7173 Poinsettia Dr	0.30mi	4/1.0 (+1)	1,003 (+11%)	19mo	$130,000	$130	46
7884 Grayson Ave	0.50mi	3/1.5	1,023 (+14%)	9mo	$98,500	$96	44
6814 Spring Dr	0.55mi	2/1.0 (-1)	1,008 (+12%)	19mo	$45,000	$45	34

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: 44.3%
• Equity multiple: 3.82×
• Total profit: $39,409
• Equity at exit: $31,149

10-year hold

• IRR: 41.3%
• Equity multiple: 7.89×
• Total profit: $96,216
• Equity at exit: $56,297

Cash invested: $13,972 (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: 4.6×

Monthly cashflow live

• Estimated rent: $896 high
• Mortgage (P&I): −$262
• Tax from tax record: −$29 /mo · $350/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $396

Break-even live

Break-even rent $394

Max offer price $49,900

Occupancy floor 51%

Sensitivity live

Price	-10% $424	-5% $410	+0% $396	+5% $382	+10% $368
Rent	-10% $325	-5% $361	+0% $396	+5% $431	+10% $467
Rate	-1.0pp $421	-0.5pp $409	base $396	+0.5pp $383	+1.0pp $370

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	44d	1	1.22mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	44d	1	1.22mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	44d	1	1.22mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	14d	1	1.22mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	24d	1	1.25mi

Listing history 25 events

1. 2026-06-14
   status $49,900 Pending 250 DOM
2. 2026-06-10
   days on market $49,900 Active 250 DOM
3. 2026-06-09
   days on market $49,900 Active 249 DOM
4. 2026-06-08
   days on market $49,900 Active 248 DOM
5. 2026-06-07
   days on market $49,900 Active 247 DOM
6. 2026-06-05
   days on market $49,900 Active 244 DOM
7. 2026-06-03
   days on market $49,900 Active 243 DOM
8. 2026-06-02
   days on market $49,900 Active 242 DOM
9. 2026-06-01
   days on market $49,900 Active 241 DOM
10. 2026-05-31
    days on market $49,900 Active 240 DOM
11. 2026-05-31
    days on market $49,900 Active 239 DOM
12. 2026-03-19
    price $54,900 179-char remark

    Show marketing remark (180 chars)

    This property was freshened up by the Sellers and is ready for a new owner! Come take a look at the cute three bedroom, one bathroom house with a nice yard and off street parking.

13. 2026-03-19
    price $54,900 180-char remark

    Show marketing remark (180 chars)

    This property was freshened up by the Sellers and is ready for a new owner! Come take a look at the cute three bedroom, one bathroom house with a nice yard and off street parking.

14. 2026-01-15
    price $59,500 179-char remark

    Show marketing remark (180 chars)

    This property was freshened up by the Sellers and is ready for a new owner! Come take a look at the cute three bedroom, one bathroom house with a nice yard and off street parking.

15. 2026-01-15
    price $59,500 180-char remark

    Show marketing remark (180 chars)

    This property was freshened up by the Sellers and is ready for a new owner! Come take a look at the cute three bedroom, one bathroom house with a nice yard and off street parking.

16. 2025-11-21
    price $64,900 179-char remark

    Show marketing remark (179 chars)

    This property was freshened up by the Sellers and is ready for a new owner! Come take a look at the cute three bedroom, one bathroom house with a nice yard and off street parking.

17. 2025-11-20
    status Active 180-char remark

    Show marketing remark (180 chars)

    This property was freshened up by the Sellers and is ready for a new owner! Come take a look at the cute three bedroom, one bathroom house with a nice yard and off street parking.

18. 2025-11-20
    price $64,900 180-char remark

    Show marketing remark (180 chars)

    This property was freshened up by the Sellers and is ready for a new owner! Come take a look at the cute three bedroom, one bathroom house with a nice yard and off street parking.

19. 2025-09-16
    listed $49,900 Active 180-char remark

    Show marketing remark (179 chars)

    This property was freshened up by the Sellers and is ready for a new owner! Come take a look at the cute three bedroom, one bathroom house with a nice yard and off street parking.

20. 2025-09-16
    listed $49,900 Active 179-char remark

    Show marketing remark (179 chars)

    This property was freshened up by the Sellers and is ready for a new owner! Come take a look at the cute three bedroom, one bathroom house with a nice yard and off street parking.

21. 2025-09-16
    listed $49,900 Active

    Show marketing remark (179 chars)

    This property was freshened up by the Sellers and is ready for a new owner! Come take a look at the cute three bedroom, one bathroom house with a nice yard and off street parking.

22. 2024-12-08
    historical $750
23. 2024-11-26
    listed $750
24. 2010-11-03
    soldstatus $607,864
25. 2006-06-23
    soldstatus $1,744,185

ⓘ 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: $350 · $29/mo
• Projected year-2 tax: $350 · $29/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: $10,747
• − Mortgage interest: −$2,795
• − Property taxes: −$350
• − Insurance: −$250
• − Repairs & maintenance: −$860
• − Management: −$860
• − Depreciation: −$1,452
• Taxable income: $4,182
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $3,747/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

-96.9% since first listed

14 events — show timeline

• 2026-03-19 Price Changed $54,900 AcadianaMLS
• 2026-03-19 Price Changed $54,900 GBRMLS
• 2026-01-15 Price Changed $59,500 AcadianaMLS
• 2026-01-15 Price Changed $59,500 GBRMLS
• 2025-11-21 Price Changed $64,900 AcadianaMLS
• 2025-11-20 Relisted — GBRMLS
• 2025-11-20 Price Changed $64,900 GBRMLS
• 2025-09-16 Listed $49,900 GBRMLS
• 2025-09-16 Listed $49,900 AcadianaMLS
• 2025-09-16 Listed $49,900 AcadianaMLS
• 2024-12-08 Rental Removed $750 BUILDIUM
• 2024-11-26 Listed for Rent $750 BUILDIUM
• 2010-11-03 Sold (Public Records) $607,864 Public Records
• 2006-06-23 Sold (Public Records) $1,744,185 Public Records

Property tax history

+6.0%/yr

Latest (2025): $350 · -0.4% YoY. Source: county tax records.