409 Wilson Wilson St · Monroe, LA 71202

$41,500

2 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 158 Days on market

Built 1970 871 sqft lot ↓ 9% since listing

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Just remodeled

Key facts

• Built 1970
• Listed 157 days

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Gravel parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single family residence (site built); One story, entry level 1; Facing not specified
• Construction: Frame and Masonite construction; Asphalt roof; Pillar/post/pier foundation; Built year not specified
• Exterior features: Covered patio/porch; Chain link fencing; Cleared lot; Paved road access; Kennel/dog run

Interior

• Kitchen: Range hood
• Bedrooms: 2 main level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Walk-in closet(s); Blinds
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($686 rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 5.7% in Monroe — 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 66/100 on livability (#128 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• City Of Monroe School District (urban): math 21% / reading 31% proficiency, ranked #60 of 98 in LA (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 69 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $287 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $36,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 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 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: 1.65% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.74%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $92,140
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Marx St	0.30mi	3/1.5 (+1)	1,053 (-3%)	9mo	$118,000	$112	67
1400 S 8th St	0.73mi	2/1.0	1,112 (+3%)	4mo	$95,000	$85	58
1608 S 8th St	0.64mi	3/1.0 (+1)	1,188 (+10%)	10mo	$80,000	$67	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.4%
• Equity multiple: 2.05×
• Total profit: $12,217
• Equity at exit: $6,188

10-year hold

• IRR: 33.1%
• Equity multiple: 4.01×
• Total profit: $34,985
• Equity at exit: $3,588

Cash invested: $11,620 (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 71202

• Active inventory: 69
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $686 medium
• Mortgage (P&I): −$218
• Tax from tax record: −$10 /mo · $114/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$144
• Net cashflow: $298

Break-even live

Break-even rent $309

Max offer price $41,500

Occupancy floor 52%

Sensitivity live

Price	-10% $321	-5% $309	+0% $298	+5% $286	+10% $274
Rent	-10% $243	-5% $271	+0% $298	+5% $325	+10% $352
Rate	-1.0pp $319	-0.5pp $308	base $298	+0.5pp $287	+1.0pp $276

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: $10,375
• Closing costs: $1,245
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 S 2nd St Monroe, LA	3.0	1.0	1200	$625	$0.52	22d	1	0.75mi
107 Riverbend Dr West Monroe, LA	2.0	1.0	896	$800	$0.89	22d	1	1.28mi

Listing history 18 events

1. 2026-06-19
   days on market $41,500 Active 158 DOM
2. 2026-06-18
   days on market $41,500 Active 157 DOM
3. 2026-06-17
   days on market $41,500 Active 156 DOM
4. 2026-06-16
   days on market $41,500 Active 155 DOM
5. 2026-06-15
   days on market $41,500 Active 154 DOM
6. 2026-06-14
   days on market $41,500 Active 152 DOM
7. 2026-06-13
   days on market $41,500 Active 151 DOM
8. 2026-06-10
   days on market $41,500 Active 149 DOM
9. 2026-06-09
   days on market $41,500 Active 148 DOM
10. 2026-06-08
    days on market $41,500 Active 147 DOM
11. 2026-06-07
    days on market $41,500 Active 146 DOM
12. 2026-06-05
    days on market $41,500 Active 143 DOM
13. 2026-06-02
    days on market $41,500 Active 141 DOM
14. 2026-06-01
    days on market $41,500 Active 140 DOM
15. 2026-05-31
    days on market $41,500 Active 139 DOM
16. 2026-05-30
    days on market $41,500 Active 138 DOM
17. 2026-04-21
    price $41,500
18. 2026-01-13
    listed $45,500 Active

ⓘ 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: $114 · $10/mo
• Projected year-2 tax: $228 · $19/mo
• Expected delta: +$114/yr (+$10/mo · 100.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,234
• − Mortgage interest: −$2,325
• − Property taxes: −$114
• − Insurance: −$208
• − Repairs & maintenance: −$659
• − Management: −$659
• − Depreciation: −$1,207
• Taxable income: $3,063
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $2,837/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: City Of Monroe School District
• NCES district ID: 2201080
• Math proficiency: 21% ▼ -36.00%
• Reading proficiency: 31% ▼ -34.00%
• Median HH income: $28,751
• Composite: 20.82/100
• National rank: #8505
• State rank: #60 of 98 in LA

Livability — Monroe

• Score: 66/100
• State rank: #128
• US rank: #11948

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing B- Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monroe, LA
• City population: 60,136
• Population (ZIP): 26,791

Population outlook (Ouachita County) Hauer SSP2

• Today (2025): 163,370 people
• By 2030: 165,520 · +1.3%
• By 2040: 167,652 · +2.6%
• By 2050: 166,699 · +2.0%
• By 2075: 156,348 · -4.3%
• By 2100: 134,102 · -17.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (84%)
• Race & ethnicity: Black 84% White 11% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Ouachita

• 2024 margin: Strong R (+27.9) · D 35.5% · R 63.3% · Other 1.2%
• 2008→2024 swing: -2.7pp toward R · 2008: -25.2pp · 2024: -27.9pp
• All cycles: 2024: R+27.9 2020: R+23.6 2016: R+25.4 2012: R+20.9 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.58%
• Current HPI: 82.9973
• 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

-8.8% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $41,500 NELABOR
• 2026-01-13 Listed $45,500 NELABOR

Property tax history

-0.1%/yr

Latest (2025): $114 · -0.1% YoY. Source: county tax records.