3005 Halsell St · Monroe, LA 71202

$35,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 58 Days on market

Built 1955 ↓ 42% 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

Conveniently located three-bedroom two bath home on a pretty lot. Home features a nice size living area with lots of natural light. Kitchen with an abundance of cabinets. Nice size bedrooms. First-time buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach a certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply. "Information regarding measurements, room sizes, lots sizes etc, provided for this listing is deemed reliable, but not guaranteed. "

Key facts

• Garage
• Listed 57 days

Property features AI

Finance

• Other: Located in the BOOKER T WASHNG subdivision; Driving directions available from I-20 via US Hwy 165 N to Louberta St to Halsell St
• HOA & community: No association amenities

Exterior

• Parking: Attached garage with space for 1 car
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One-story home with entry at level 1; Site-built construction
• Construction: Brick veneer exterior; Pillar/post/pier foundation; Other roof type
• Exterior features: Cleared lot; No fencing

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating plus other heating type; Central air conditioning
• Interior features: No built-in appliances listed; No fireplace
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 27.5% 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; 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 $242 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 $10k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 76% 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 $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.01% ✓
• Cap rate: 27.50%
• Cash-on-cash: 75.73%
• DSCR: 4.37
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $87,696
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3404 Grammont St	0.65mi	2/1.0 (-1)	921 (-9%)	2mo	$80,000	$87	49

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: 17.1%
• Equity multiple: 1.70×
• Total profit: $6,812
• Equity at exit: $5,219

10-year hold

• IRR: 26.0%
• Equity multiple: 3.32×
• Total profit: $22,733
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,055 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$15
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $192

Break-even live

Break-even rent $812

Max offer price $35,000

Occupancy floor 77%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $35,000 Active 58 DOM
2. 2026-06-18
   days on market $35,000 Active 57 DOM
3. 2026-06-17
   days on market $35,000 Active 56 DOM
4. 2026-06-16
   days on market $35,000 Active 55 DOM
5. 2026-06-15
   days on market $35,000 Active 54 DOM
6. 2026-06-14
   days on market $35,000 Active 52 DOM
7. 2026-06-13
   days on market $35,000 Active 51 DOM
8. 2026-06-10
   days on market $35,000 Active 49 DOM
9. 2026-06-09
   days on market $35,000 Active 48 DOM
10. 2026-06-08
    days on market $35,000 Active 47 DOM
11. 2026-06-07
    days on market $35,000 Active 46 DOM
12. 2026-06-05
    days on market $35,000 Active 43 DOM
13. 2026-06-02
    days on market $35,000 Active 41 DOM
14. 2026-06-01
    days on market $35,000 Active 40 DOM
15. 2026-05-31
    days on market $35,000 Active 39 DOM
16. 2026-05-30
    days on market $35,000 Active 38 DOM
17. 2026-04-20
    listed $35,000 Active
18. 2025-06-30
    price $39,500
19. 2025-03-06
    status Active
20. 2025-03-06
    price $46,500
21. 2024-11-12
    listed $62,000 Active
22. 2024-04-11
    price $72,000
23. 2024-04-11
    price $72,000
24. 2024-04-04
    listed $80,000 Active
25. 2024-03-28
    listed $80,000 Active
26. 2015-03-10
    soldstatus $55,000
27. 2013-08-07
    listed $59,900

ⓘ 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: $204 · $17/mo
• Projected year-2 tax: $204 · $17/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 6/10 Major FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 76% 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: $12,662
• − Mortgage interest: −$1,961
• − Property taxes: −$204
• − Insurance: −$5,294
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$1,018
• Taxable income: $2,160
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $1,784/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

-41.6% since first listed

11 events — show timeline

• 2026-04-20 Listed $35,000 NELABOR
• 2025-06-30 Price Changed $39,500 NELABOR
• 2025-03-06 Relisted — NELABOR
• 2025-03-06 Price Changed $46,500 NELABOR
• 2024-11-12 Listed $62,000 NELABOR
• 2024-04-11 Price Changed $72,000 NELABOR
• 2024-04-11 Price Changed $72,000 NELABOR
• 2024-04-04 Listed $80,000 NELABOR
• 2024-03-28 Listed $80,000 NELABOR
• 2015-03-10 Sold (Public Records) $55,000 Public Records
• 2013-08-07 Listed $59,900 NELABOR

Property tax history

-0.7%/yr

Latest (2025): $204 · -0.1% YoY. Source: county tax records.