1609 N 7th St · Monroe, LA 71201

$165,000

2 bd · 2.0 ba · 1,383 sqft · SingleFamily public records · 183 Days on market

Built 1950 10,454 sqft lot Est $156k · 6% over

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Why this score? — see what drove the D- 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 +14.9/30.0
• ARV discount +5.0/15.0
• DSCR +4.6/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this super cute 3-bedroom, 2-bath bungalow located in the Garden District! This home is filled with natural light and timeless charm throughout. The inviting layout offers comfortable living spaces perfect for relaxing or entertaining. The beautifully updated master bathroom features a stylish walk-in shower, adding a touch of modern luxury to this classic home. Enjoy a large backyard—ideal for kids, pets, or weekend gatherings. Conveniently located close to shopping, dining, and in the Lexington/Neville school zone, this home combines classic style with everyday convenience. Don’t miss your chance to own this North Monroe gem!

Key facts

• Large backyard
• North monroe gem
• Walk in shower

Tags

• UPDATED MASTER BATHROOM
• WALK IN SHOWER
• LARGE BACKYARD
• LEXINGTON/NEVILLE SCHOOL ZONE
• NORTH MONROE GEM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $48 ($573/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 $134k (19.0% below list).
• Recommended offer: $134k (19.0% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Neville Junior High School (math 29% / reading 53%, grade F, #61 of 218 statewide, top 28%, 480 students, 58% FRL) — zoned schools average 58% FRL vs 82% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 26% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the City Of Monroe School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 142 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $133,596 (19.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $156,279
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Erin Ave	0.30mi	2/1.0	1,328 (-4%)	2mo	$178,000	$134	74
500 Rochelle Ave	0.13mi	3/2.0 (+1)	1,501 (+8%)	2mo	$245,000	$163	73
800 Glenmar Ave	0.22mi	3/2.0 (+1)	1,432 (+4%)	11mo	$233,500	$163	70
1005 N 7th St	0.51mi	2/2.0	1,388 (+0%)	11mo	$192,000	$138	66
1102 Auburn Ave	0.39mi	3/2.0 (+1)	1,449 (+5%)	10mo	$143,500	$99	60
1400 N 2nd St	0.37mi	2/1.0	1,320 (-5%)	14mo	$125,000	$95	60
1004 Auburn Ave	0.34mi	3/2.0 (+1)	1,550 (+12%)	10mo	$175,000	$113	51
1311 Spencer Ave	0.63mi	3/1.0 (+1)	1,465 (+6%)	2mo	$180,000	$123	50
1003 Emerson St	0.69mi	3/1.5 (+1)	1,363 (-1%)	12mo	$120,000	$88	49
1703 Trenton St	0.68mi	3/1.5 (+1)	1,422 (+3%)	15mo	$85,000	$60	44
1005 Emerson St	0.70mi	3/1.0 (+1)	1,210 (-12%)	6mo	$135,000	$112	32
406 Bres Ave	0.62mi	3/1.0 (+1)	1,564 (+13%)	15mo	$140,900	$90	28

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-23,759
• Equity at exit: $24,602

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-17,024
• Equity at exit: $14,266

Cash invested: $46,200 (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 71201

• Home prices YoY: -31.9%
• Active inventory: 142
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $48

Break-even live

Break-even rent $1,276

Max offer price $165,000

Occupancy floor 91%

Sensitivity live

Price	-10% $141	-5% $94	+0% $48	+5% $1	+10% $-46
Rent	-10% $-58	-5% $-5	+0% $48	+5% $100	+10% $153
Rate	-1.0pp $131	-0.5pp $90	base $48	+0.5pp $5	+1.0pp $-39

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 N 5th St Monroe, LA	3.0	2.0	1694	$3,500	$2.07	22d	1	0.15mi
403 K St Monroe, LA	3.0	2.0	1561	$1,100	$0.70	22d	1	0.20mi
220 Drew Ave West Monroe, LA	3.0	1.0	900	$1,525	$1.69	22d	1	0.97mi
110 Pine St Unit 12 West Monroe, LA	2.0	2.0	1000	$2,400	$2.40	44d	1	1.08mi

Listing history 8 events

1. 2026-05-08
   status Pending
2. 2026-04-22
   status Pending
3. 2026-01-14
   price $165,000
4. 2025-10-20
   listed $175,000 Active
5. 2020-12-23
   soldstatus $140,000
6. 2016-06-17
   soldstatus $135,000
7. 2014-05-01
   soldstatus $126,000
8. 2004-08-01
   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: $884 · $74/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$24/yr (+$2/mo · 2.7%)

ⓘ 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: $16,032
• − Mortgage interest: −$9,243
• − Property taxes: −$884
• − Insurance: −$825
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$4,800
• Taxable loss: −$2,285
• Est. tax savings @ 24.0%: +$548
• After-tax cash flow: $1,121/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
• County: Ouachita Parish · 118,340 people
• City population: 60,136
• Metro: Monroe, LA
• Population (ZIP): 21,782
• Household income: $65,446
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 1466.0

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 0.55)
• Race & ethnicity: White 57% Black 35% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 3% · Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Arabic 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: ▼ -92.35%
• Current HPI: 196.7468
• 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

+31.0% since first listed

8 events — show timeline

• 2026-05-08 Pending — NELABOR
• 2026-04-22 Pending — NELABOR
• 2026-01-14 Price Changed $165,000 NELABOR
• 2025-10-20 Listed $175,000 NELABOR
• 2020-12-23 Sold (Public Records) $140,000 Public Records
• 2016-06-17 Sold (Public Records) $135,000 Public Records
• 2014-05-01 Sold (Public Records) $126,000 Public Records
• 2004-08-01 Sold (Public Records) — Public Records

Property tax history

-3.6%/yr

Latest (2025): $884 · -0.1% YoY. Source: county tax records.