100 Lakeview Park Dr · Swartz, LA 71203

$150,000

3 bd · 2.0 ba · 1,615 sqft · SingleFamily public records · 4 Days on market

Built 1975 0.32 ac lot Est $203k · 26% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2-bath home at is an exceptional investment opportunity or the perfect canvas to create your dream home. The property offers 1,615 square feet of living space and features a cozy fireplace, spacious living areas, and a large backyard with ample room to entertain, garden, or expand. While the home needs a little tender loving care, it is full of possibilities for an investor looking for their next project or a buyer ready to add a personal touch. This property is conveniently located in Monroe and is ready for its next chapter. Schedule your private showing today!

Key facts

• 0.32 acre lot
• Built 1975
• Listed 3 days

Property features AI

Finance

• Other: Subdivision: LAKEVIEW PARK
• HOA & community: No association amenities

Exterior

• Parking: Carport; Open parking
• Utilities: Public water; Public sewer; Natural gas not available
• Home design: Single-family residence (site built); One-level home; Entry level: 1; Facing direction not specified
• Construction: Brick veneer construction; Asphalt roof; Slab foundation; Built year not specified
• Exterior features: Covered patio/porch; Wood fencing; Cleared lot; Paved road access

Interior

• Kitchen: Refrigerator; Microwave
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central electric cooling
• Interior features: Plantation shutters; Fireplace in the living room; Other interior features
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 11.7% vs local median 6.2% in Swartz — 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 64/100 on livability (#184 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, amenities F.
• Ouachita Parish (suburban): math 31% / reading 45% proficiency, ranked #26 of 98 in LA (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lakeshore School (math 15% / reading 31%, grade F, #408 of 646 statewide, top 64%, 570 students, 75% FRL) — zoned schools average 75% FRL vs 52% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 38% district-wide (-15 pts) — the specific schools serving this property underperform the Ouachita Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 437 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).
• At $2,151/mo this rent would consume 49% of the median local household income ($52k/yr) (locally 2085% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $150,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.24%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $203,490
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Lakewood Dr	0.08mi	3/2.0	1,655 (+2%)	9mo	$225,000	$136	84
219 Briar Trce	0.46mi	3/2.0	1,576 (-2%)	3mo	$240,000	$152	72
204 Briar Patch Dr	0.60mi	3/2.0	1,642 (+2%)	2mo	$256,000	$156	67
114 Ashlawn Ln	0.54mi	4/2.0 (+1)	1,665 (+3%)	2mo	$175,000	$105	63
120 Luke Dr	0.46mi	3/2.0	1,754 (+9%)	6mo	$289,000	$165	60
36 Winchester Cir	0.61mi	3/2.0	1,663 (+3%)	9mo	$189,900	$114	59
140 Joe White Rd	0.60mi	3/2.0	1,744 (+8%)	6mo	$209,900	$120	54
42 Winchester Cir	0.63mi	3/2.0	1,670 (+3%)	14mo	$200,000	$120	54
204 Cedarbrook Dr	0.53mi	3/2.0	1,376 (-15%)	3mo	$159,900	$116	48
529 Lakeside Dr	0.52mi	3/2.0	1,429 (-12%)	12mo	$180,000	$126	46
419 Bayou Oaks Dr	0.58mi	3/2.0	1,840 (+14%)	10mo	$220,000	$120	42
401 Bayou Oaks Dr	0.60mi	3/1.0	1,400 (-13%)	7mo	$180,000	$129	40

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $18,619
• Equity at exit: $22,365

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $71,558
• Equity at exit: $12,969

Cash invested: $42,000 (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 71203

• Home prices YoY: -32.4%
• Active inventory: 437
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,151 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$177 /mo · $2,123/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $674

Break-even live

Break-even rent $1,299

Max offer price $150,000

Occupancy floor 64%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
396 Rowland Rd Monroe, LA	4.0	2.5	2226	$2,500	$1.12	43d	1	1.11mi
182 Leisure Dr Monroe, LA	3.0	2.0	1472	$2,500	$1.70	21d	1	1.13mi

Listing history 5 events

1. 2026-06-19
   days on market $150,000 Active 4 DOM
2. 2026-06-18
   days on market $150,000 Active 3 DOM
3. 2026-06-17
   days on market $150,000 Active 2 DOM
4. 2026-06-15
   remarks 585-char remark
5. 2026-06-15
   listed $150,000 Active 1 DOM

ⓘ 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: $2,123 · $177/mo
• Projected year-2 tax: $2,123 · $177/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,816
• − Mortgage interest: −$8,402
• − Property taxes: −$2,123
• − Insurance: −$750
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$4,364
• Taxable income: $6,047
• Est. tax owed @ 24.0%: −$1,451
• After-tax cash flow: $6,631/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: Ouachita Parish
• NCES district ID: 2201200
• Math proficiency: 31% ▼ -38.00%
• Reading proficiency: 45% ▼ -31.00%
• Median HH income: $43,316
• Composite: 32.14/100
• National rank: #5791
• State rank: #26 of 98 in LA

Livability — Swartz

• Score: 64/100
• State rank: #184
• US rank: #14862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ouachita Parish · 118,340 people
• City population: 60,136
• Metro: Monroe, LA
• Population (ZIP): 38,354
• Household income: $52,326
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2085.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 48% White 45% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 3% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

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: ▼ -99.01%
• Current HPI: 206.1948
• Rent YoY: —
• Metro: Monroe, LA
• 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

+3.4% since first listed

3 events — show timeline

• 2026-06-15 Listed $150,000 NELABOR
• 2015-02-13 Sold (Public Records) $145,000 Public Records
• 2006-02-01 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,123 · -0.7% YoY. Source: county tax records.