7153 Perimeter Dr · Merrydale, LA 70812

$134,000

3 bd · 2.0 ba · 1,151 sqft · SingleFamily public records · 82 Days on market

Built 1970 8,276 sqft lot Est $162k · 17% under ↓ 8% since listing

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Why this score? — see what drove the C 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 +15.5/30.0
• ARV discount +15.0/15.0
• Appreciation +8.0/10.0
• DSCR +4.8/10.0
• 1% rule +3.5/10.0
• 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

*Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

Key facts

• New stove
• Laminate flooring
• Brick exterior

Tags

• BRICK EXTERIOR
• RECENT IMPROVEMENTS
• NEW STOVE
• REFRESHED LANDSCAPING
• LAMINATE FLOORING
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $55 ($660/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 $114k (14.9% below list).
• Recommended offer: $114k (14.9% 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; 12 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 $9k of equity ($926 loan paydown + $8k 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 $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $11k (8%) 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 $114,028 (14.9% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 0.85% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $162,291
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6866 E Monarch Ave	0.20mi	3/2.0	1,203 (+4%)	3mo	$175,000	$145	80
6970 Coronet Dr	0.14mi	3/1.5	1,226 (+6%)	1mo	$119,900	$98	80
7069 E Upland Ave	0.12mi	3/2.0	1,242 (+8%)	8mo	$199,900	$161	74
6742 E Monarch Ave	0.26mi	3/2.0	1,212 (+5%)	9mo	$179,900	$148	71
6124 Glen Oaks Dr	0.60mi	3/1.5	1,153 (+0%)	0mo	$160,000	$139	69
6912 Oak Park Dr	0.34mi	4/2.0 (+1)	1,225 (+6%)	1mo	$172,800	$141	67
7224 Poinsetta Dr	0.42mi	4/2.0 (+1)	1,235 (+7%)	0mo	$175,000	$142	63
5837 Denova St	0.72mi	3/2.0	1,150 (-0%)	6mo	$139,000	$121	62
6655 Dalark Dr	0.50mi	3/2.0	1,221 (+6%)	9mo	$147,000	$120	59
7672 Sumrall Dr	0.37mi	3/1.5	1,008 (-12%)	3mo	$155,000	$154	57
6063 Glen Oaks Dr	0.61mi	3/1.5	1,185 (+3%)	11mo	$159,000	$134	56
6855 Dalark Dr	0.46mi	3/2.0	1,300 (+13%)	3mo	$158,900	$122	54

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: 16.6%
• Equity multiple: 2.11×
• Total profit: $41,601
• Equity at exit: $83,645

10-year hold

• IRR: 16.5%
• Equity multiple: 4.19×
• Total profit: $119,707
• Equity at exit: $151,178

Cash invested: $37,520 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,140 high
• Mortgage (P&I): −$703
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $55

Break-even live

Break-even rent $1,071

Max offer price $134,000

Occupancy floor 90%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5515 Paige St Baton Rouge, LA	3.0	3.0	1238	$1,400	$1.13	14d	1	0.94mi
5255 Astoria Dr Baton Rouge, LA	3.0	2.0	1463	$1,295	$0.89	44d	1	1.16mi
8210 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	765	$920	$1.20	14d	1	1.19mi
8280 Cypress Rd Baton Rouge, LA	1.0–2.0	1.0	745	$1,148	$1.54	14d	1	1.22mi
8614 Forestwood Ave Baton Rouge, LA	3.0	2.0	1313	$1,700	$1.29	14d	1	1.33mi
5665 McClelland Dr Apt 133 Baton Rouge, LA	2.0	1.0	775	$825	$1.06	44d	1	1.34mi
5665 McClelland Dr Apt 201 Baton Rouge, LA	3.0	1.5	870	$1,050	$1.21	44d	1	1.34mi
5665 McClelland Dr Unit 245 Baton Rouge, LA	2.0	1.5	765	$800	$1.05	44d	1	1.34mi
5665 McClelland Dr Apt 220 Baton Rouge, LA	3.0	1.5	870	$950	$1.09	14d	1	1.34mi
5665 McClelland Dr Baton Rouge, LA	2.0	1.0	775	$825	$1.06	23d	1	1.35mi
5553 Banyan Ct Baton Rouge, LA	4.0	2.0	1459	$1,350	$0.93	23d	1	1.49mi
5315 McClelland Dr Baton Rouge, LA	3.0	2.0	1369	$1,000	$0.73	23d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   statusdays on market $134,000 Pending 82 DOM
2. 2026-06-17
   days on market $134,000 Active 81 DOM
3. 2026-06-16
   days on market $134,000 Active 80 DOM
4. 2026-06-15
   days on market $134,000 Active 79 DOM
5. 2026-06-14
   days on market $134,000 Active 77 DOM
6. 2026-06-10
   days on market $134,000 Active 74 DOM
7. 2026-06-09
   days on market $134,000 Active 73 DOM
8. 2026-06-08
   days on market $134,000 Active 72 DOM
9. 2026-06-07
   statusdays on market $134,000 Active 71 DOM
10. 2026-03-31
    status Pending 559-char remark

    Show marketing remark (559 chars)

    *Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

11. 2026-03-31
    status Pending

    Show marketing remark (559 chars)

    *Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

12. 2026-03-19
    status Active 559-char remark

    Show marketing remark (559 chars)

    *Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

13. 2026-03-19
    status Active

    Show marketing remark (559 chars)

    *Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

14. 2026-02-20
    status Pending 559-char remark

    Show marketing remark (559 chars)

    *Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

15. 2026-02-20
    status Pending

    Show marketing remark (559 chars)

    *Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

16. 2026-02-13
    price $134,000 559-char remark

    Show marketing remark (559 chars)

    *Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

17. 2026-02-13
    price $134,000

    Show marketing remark (559 chars)

    *Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

18. 2026-02-07
    status Active 559-char remark

    Show marketing remark (559 chars)

    *Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

19. 2026-02-07
    status Active

    Show marketing remark (559 chars)

    *Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

20. 2025-12-12
    status Pending
21. 2025-12-11
    status Active
22. 2025-12-06
    status Pending
23. 2025-11-26
    price $139,000

    Show marketing remark (559 chars)

    *Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

24. 2025-11-26
    price $139,000 559-char remark

    Show marketing remark (559 chars)

    *Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

25. 2025-10-24
    listed $145,000 Active 559-char remark

    Show marketing remark (559 chars)

    *Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

26. 2025-10-24
    listed $145,000 Active

    Show marketing remark (559 chars)

    *Returned on market per unsuccessful buyer financing* *Home has been FHA pre - appraised, fully pre-inspected, with escrow opened and cleared by Phoenix Title of Baton Rouge* Solid 3-bedroom, 2-bath home offering approximately 1,150 sq ft with a brick exterior. Recent improvements include a 3-month-old roof, new stove, and refreshed landscaping. Features laminate flooring throughout and a functional layout ready for personalization. HVAC and water heater was serviced in 2026. Priced below market value - this property is ready for a stress-free purchase.

27. 1990-09-06
    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: $1,048 · $87/mo
• Projected year-2 tax: $1,048 · $87/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: $13,683
• − Mortgage interest: −$7,506
• − Property taxes: −$1,048
• − Insurance: −$670
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$3,898
• Taxable loss: −$1,628
• Est. tax savings @ 24.0%: +$391
• After-tax cash flow: $1,050/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

-7.6% since first listed

18 events — show timeline

• 2026-03-31 Pending — AcadianaMLS
• 2026-03-31 Pending — GBRMLS
• 2026-03-19 Relisted — AcadianaMLS
• 2026-03-19 Relisted — GBRMLS
• 2026-02-20 Pending — AcadianaMLS
• 2026-02-20 Pending — GBRMLS
• 2026-02-13 Price Changed $134,000 AcadianaMLS
• 2026-02-13 Price Changed $134,000 GBRMLS
• 2026-02-07 Relisted — AcadianaMLS
• 2026-02-07 Relisted — GBRMLS
• 2025-12-12 Pending — GBRMLS
• 2025-12-11 Relisted — GBRMLS
• 2025-12-06 Pending — GBRMLS
• 2025-11-26 Price Changed $139,000 GBRMLS
• 2025-11-26 Price Changed $139,000 AcadianaMLS
• 2025-10-24 Listed $145,000 GBRMLS
• 2025-10-24 Listed $145,000 AcadianaMLS
• 1990-09-06 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,048 · -0.4% YoY. Source: county tax records.