5723 Hartford Ave · Merrydale, LA 70812

$145,000

3 bd · 1.5 ba · 1,048 sqft · SingleFamily public records · 264 Days on market

Built 1973 0.25 ac lot $138/sqft · 92% above area

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Why this score? — see what drove the D+ 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 +15.1/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +3.3/10.0
• 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

REALLY NICE HOUSE. NEW WINDOWS, NEW LIGHT FIXTURES, AND NEW CENTRAL AIR AND HEAT UNIT. FRESHLY PAINTED INSIDE AND OUTSIDE. CERAMIC FLOORING THROUGHHOUT HOUSE

Key facts

• Ceramic flooring
• New light fixtures
• New windows

Tags

• NEW WINDOWS
• NEW LIGHT FIXTURES
• NEW CENTRAL AIR AND HEAT UNIT
• CERAMIC FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $48 ($572/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 $120k (17.2% below list).
• Recommended offer: $120k (17.2% below list) — sets the bar for 1% rule.

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; 13 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 $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 $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, 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 264 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $145k implies a 287% gain — meaningful room to come down on a strong offer.

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 $120,029 (17.2% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (median comp): $76,407
• List price: $145,000
• Delta: 89.77%
• Verdict: OVERPRICED
• 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	0.10mi	3/1.5	1,038 (-1%)	10mo	$92,900	$89	86
5912 Atlanta Ave	0.16mi	3/2.0	1,064 (+2%)	6mo	$139,700	$131	83
7884 Grayson Ave	0.37mi	3/1.5	1,023 (-2%)	9mo	$98,500	$96	71
5911 Benson Dr	0.24mi	3/1.5	1,133 (+8%)	5mo	$99,900	$88	71
5621 Lanier Dr	0.38mi	3/1.5	1,081 (+3%)	11mo	$160,000	$148	68
5837 Denova St	0.21mi	3/2.0	1,150 (+10%)	6mo	$139,000	$121	68
6612 Merrydale Ave	0.72mi	3/1.0	1,070 (+2%)	3mo	$152,500	$143	58
6734 Autumn Ave	0.68mi	3/1.0	1,062 (+1%)	12mo	$127,600	$120	54
6134 Silverleaf Ave	0.70mi	3/1.5	1,065 (+2%)	14mo	$129,900	$122	54
7751 Bringhurst Ave	0.33mi	3/1.5	1,180 (+13%)	13mo	$134,900	$114	53
6197 Flag St	0.34mi	3/1.0	1,150 (+10%)	18mo	$120,000	$104	51
5907 Silverleaf Ave	0.68mi	3/1.5	1,118 (+7%)	18mo	$139,900	$125	42

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: 16.3%
• Equity multiple: 2.09×
• Total profit: $44,255
• Equity at exit: $90,512

10-year hold

• IRR: 16.3%
• Equity multiple: 4.15×
• Total profit: $127,865
• Equity at exit: $163,588

Cash invested: $40,600 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$760
• Tax from tax record: −$80 /mo · $957/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $48

Break-even live

Break-even rent $1,140

Max offer price $145,000

Occupancy floor 91%

Sensitivity live

Price	-10% $130	-5% $89	+0% $48	+5% $7	+10% $-34
Rent	-10% $-47	-5% $0	+0% $48	+5% $95	+10% $143
Rate	-1.0pp $121	-0.5pp $85	base $48	+0.5pp $10	+1.0pp $-28

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0.39mi
8614 Forestwood Ave Baton Rouge, LA	3.0	2.0	1313	$1,700	$1.29	14d	1	0.95mi
9173 Cedar Ct Baton Rouge, LA	4.0	2.0	1405	$1,596	$1.14	14d	1	1.18mi
9062 Cedar Ct Baton Rouge, LA	3.0	2.0	1350	$1,158	$0.86	24d	1	1.22mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	14d	1	1.30mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	44d	1	1.30mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	44d	1	1.30mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	44d	1	1.30mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	24d	1	1.32mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	24d	1	1.33mi
5423 Banyan Trace Dr Baton Rouge, LA	4.0	2.0	1469	$1,300	$0.88	24d	1	1.37mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	24d	1	1.41mi
5540 Clayton Ct Baton Rouge, LA	4.0	2.0	1500	$1,350	$0.90	19d	1	1.48mi

Listing history 16 events

1. 2026-06-09
   status $145,000 Pending 264 DOM
2. 2026-06-08
   days on market $145,000 Active 264 DOM
3. 2026-06-07
   remarks 436-char remark
4. 2026-06-07
   days on market $145,000 Active 263 DOM
5. 2026-06-05
   days on market $145,000 Active 260 DOM
6. 2026-06-03
   days on market $145,000 Active 259 DOM
7. 2026-06-02
   days on market $145,000 Active 258 DOM
8. 2026-06-01
   days on market $145,000 Active 257 DOM
9. 2026-05-31
   days on market $145,000 Active 256 DOM
10. 2026-05-31
    days on market $145,000 Active 255 DOM
11. 2026-05-13
    price $145,000 157-char remark

    Show marketing remark (157 chars)

    REALLY NICE HOUSE. NEW WINDOWS, NEW LIGHT FIXTURES, AND NEW CENTRAL AIR AND HEAT UNIT. FRESHLY PAINTED INSIDE AND OUTSIDE. CERAMIC FLOORING THROUGHHOUT HOUSE

12. 2026-05-13
    price $145,000 157-char remark

    Show marketing remark (157 chars)

    REALLY NICE HOUSE. NEW WINDOWS, NEW LIGHT FIXTURES, AND NEW CENTRAL AIR AND HEAT UNIT. FRESHLY PAINTED INSIDE AND OUTSIDE. CERAMIC FLOORING THROUGHHOUT HOUSE

13. 2025-09-17
    listed $160,000 Active 157-char remark

    Show marketing remark (157 chars)

    REALLY NICE HOUSE. NEW WINDOWS, NEW LIGHT FIXTURES, AND NEW CENTRAL AIR AND HEAT UNIT. FRESHLY PAINTED INSIDE AND OUTSIDE. CERAMIC FLOORING THROUGHHOUT HOUSE

14. 2025-09-17
    listed $160,000 Active 157-char remark

    Show marketing remark (157 chars)

    REALLY NICE HOUSE. NEW WINDOWS, NEW LIGHT FIXTURES, AND NEW CENTRAL AIR AND HEAT UNIT. FRESHLY PAINTED INSIDE AND OUTSIDE. CERAMIC FLOORING THROUGHHOUT HOUSE

15. 2025-09-17
    listed $160,000 Active

    Show marketing remark (157 chars)

    REALLY NICE HOUSE. NEW WINDOWS, NEW LIGHT FIXTURES, AND NEW CENTRAL AIR AND HEAT UNIT. FRESHLY PAINTED INSIDE AND OUTSIDE. CERAMIC FLOORING THROUGHHOUT HOUSE

16. 2006-04-04
    soldstatus $37,500

ⓘ 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: $957 · $80/mo
• Projected year-2 tax: $957 · $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: $14,403
• − Mortgage interest: −$8,122
• − Property taxes: −$957
• − Insurance: −$725
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,218
• Taxable loss: −$1,923
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $1,034/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

+286.7% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $145,000 AcadianaMLS
• 2026-05-13 Price Changed $145,000 GBRMLS
• 2025-09-17 Listed $160,000 AcadianaMLS
• 2025-09-17 Listed $160,000 GBRMLS
• 2025-09-17 Listed $160,000 AcadianaMLS
• 2006-04-04 Sold (Public Records) $37,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $957 · -0.4% YoY. Source: county tax records.