7399 Maplewood Dr · Merrydale, LA 70812

$45,900

3 bd · 1.0 ba · 758 sqft · SingleFamily · 111 Days on market

Built 1963 6,969 sqft lot $61/sqft · 23% below area Est $60k · 23% 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 three-bedroom, one-bath home offers strong potential for renovation and personalization. With approximately 758 sq. ft. of living area, the layout provides an efficient footprint ready for updating. The roof is less than three years old, giving buyers a solid start on major improvements. Interior updates are needed, making this an excellent opportunity for investors, first-time buyers seeking a project, or anyone looking to add value through renovation. Conveniently located in Baton Rouge near schools, shopping, and commuter routes.

Key facts

• Efficient footprint
• 6,969 sq ft lot
• Parking

Tags

• EFFICIENT FOOTPRINT
• ROOF LESS THAN THREE YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($885 rent vs $46k).
• Recommended offer: $42k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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 ($317 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, 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 111 days — a 9% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask is 31% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $41,769 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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: 1.93% ✓
• Cap rate: 16.21%
• Cash-on-cash: 35.43%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (median comp): $59,526
• List price: $45,900
• Delta: -22.89%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6131 Matthews St	0.07mi	3/1.0	786 (+4%)	6mo	$105,000	$134	85
6219 Pontotoc St	0.14mi	3/1.0	750 (-1%)	11mo	$45,000	$60	82
5851 Denova St	0.12mi	3/1.0	800 (+6%)	10mo	$50,000	$63	76
5726 Matthews St	0.25mi	3/1.0	825 (+9%)	2mo	$44,900	$54	72
6155 Pontotoc St	0.12mi	3/1.0	860 (+14%)	2mo	$95,900	$112	70
5667 Denova St	0.29mi	3/1.0	802 (+6%)	10mo	$70,000	$87	69

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: 45.5%
• Equity multiple: 3.90×
• Total profit: $37,246
• Equity at exit: $28,652

10-year hold

• IRR: 42.6%
• Equity multiple: 8.06×
• Total profit: $90,712
• Equity at exit: $51,784

Cash invested: $12,852 (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: 4.3×

Monthly cashflow live

• Estimated rent: $885 high
• Mortgage (P&I): −$241
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $379

Break-even live

Break-even rent $405

Max offer price $45,900

Occupancy floor 52%

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: $11,475
• Closing costs: $1,377
• 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	43d	1	1.19mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	43d	1	1.19mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	43d	1	1.19mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	14d	1	1.19mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	23d	1	1.21mi

Listing history 24 events

1. 2026-06-18
   days on market $45,900 Active 111 DOM
2. 2026-06-17
   days on market $45,900 Active 110 DOM
3. 2026-06-16
   days on market $45,900 Active 109 DOM
4. 2026-06-15
   days on market $45,900 Active 108 DOM
5. 2026-06-14
   days on market $45,900 Active 106 DOM
6. 2026-06-10
   days on market $45,900 Active 103 DOM
7. 2026-06-09
   days on market $45,900 Active 102 DOM
8. 2026-06-08
   days on market $45,900 Active 101 DOM
9. 2026-06-07
   days on market $45,900 Active 100 DOM
10. 2026-06-05
    days on market $45,900 Active 97 DOM
11. 2026-06-03
    days on market $45,900 Active 96 DOM
12. 2026-06-02
    days on market $45,900 Active 95 DOM
13. 2026-06-01
    days on market $45,900 Active 94 DOM
14. 2026-05-31
    days on market $45,900 Active 93 DOM
15. 2026-05-31
    days on market $45,900 Active 92 DOM
16. 2026-04-14
    price $45,900 543-char remark

    Show marketing remark (543 chars)

    This three-bedroom, one-bath home offers strong potential for renovation and personalization. With approximately 758 sq. ft. of living area, the layout provides an efficient footprint ready for updating. The roof is less than three years old, giving buyers a solid start on major improvements. Interior updates are needed, making this an excellent opportunity for investors, first-time buyers seeking a project, or anyone looking to add value through renovation. Conveniently located in Baton Rouge near schools, shopping, and commuter routes.

17. 2026-04-14
    price $45,900 543-char remark

    Show marketing remark (543 chars)

    This three-bedroom, one-bath home offers strong potential for renovation and personalization. With approximately 758 sq. ft. of living area, the layout provides an efficient footprint ready for updating. The roof is less than three years old, giving buyers a solid start on major improvements. Interior updates are needed, making this an excellent opportunity for investors, first-time buyers seeking a project, or anyone looking to add value through renovation. Conveniently located in Baton Rouge near schools, shopping, and commuter routes.

18. 2026-03-05
    listed $35,000 Active
19. 2026-02-27
    listed $49,900 Active 543-char remark

    Show marketing remark (543 chars)

    This three-bedroom, one-bath home offers strong potential for renovation and personalization. With approximately 758 sq. ft. of living area, the layout provides an efficient footprint ready for updating. The roof is less than three years old, giving buyers a solid start on major improvements. Interior updates are needed, making this an excellent opportunity for investors, first-time buyers seeking a project, or anyone looking to add value through renovation. Conveniently located in Baton Rouge near schools, shopping, and commuter routes.

20. 2026-02-27
    listed $49,900 Active 543-char remark

    Show marketing remark (543 chars)

    This three-bedroom, one-bath home offers strong potential for renovation and personalization. With approximately 758 sq. ft. of living area, the layout provides an efficient footprint ready for updating. The roof is less than three years old, giving buyers a solid start on major improvements. Interior updates are needed, making this an excellent opportunity for investors, first-time buyers seeking a project, or anyone looking to add value through renovation. Conveniently located in Baton Rouge near schools, shopping, and commuter routes.

21. 2012-03-05
    soldstatus
22. 2011-10-31
    listed $27,200
23. 2011-10-31
    listed $27,200
24. 1982-10-01
    soldstatus

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $718 · $60/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: $10,620
• − Mortgage interest: −$2,571
• − Property taxes: −$718
• − Insurance: −$230
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$1,335
• Taxable income: $4,067
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $3,578/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

+68.8% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $45,900 AcadianaMLS
• 2026-04-14 Price Changed $45,900 GBRMLS
• 2026-03-05 Listed $35,000 ForSaleByOwner.com
• 2026-02-27 Listed $49,900 GBRMLS
• 2026-02-27 Listed $49,900 AcadianaMLS
• 2012-03-05 Sold (MLS) — GBRMLS
• 2011-10-31 Listed $27,200 GBRMLS
• 2011-10-31 Listed $27,200 AcadianaMLS
• 1982-10-01 Sold (Public Records) — Public Records

Property tax history

+1.8%/yr

Latest (2025): $718 · -0.4% YoY. Source: county tax records.