110 Pine St · West Monroe, LA 71291

$2,500

None bd · None ba · 15,272 sqft · Townhouse public records · 280 Days on market

Built 2005

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.7/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Four spacious 2-bed, 2-bath apartments are ready for lease with a 6-month minimum stay. Enjoy utilities and high-speed internet included—just move in and relax. Set right on the river and only steps from popular restaurants, bars, and entertainment, this location offers the perfect blend of comfort and convenience. Apply and schedule your private viewing at www. mpmmonroe.com. Questions? Call 318-914-2556 to speak with one of our agents today!

Key facts

• Steps from bars
• Listed 279 days

Tags

• HIGH-SPEED INTERNET INCLUDED
• STEPS FROM POPULAR RESTAURANTS
• STEPS FROM BARS
• STEPS FROM ENTERTAINMENT
• SET RIGHT ON THE RIVER

🏷️ Possibly a rental listed for sale. The $2,500 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a townhouse listed at $2k.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $2k).
• Recommended offer: $2k (12.0% below list) — sets the bar for market timing.
• Cap rate 470.7% vs local median 5.5% in West 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 70/100 on livability (#53 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, commute F, employment 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.
• Market conditions: Rents rising fast (+8.9%/yr); 199 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 $17 of loan paydown is wiped out by about $75 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $700 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 280 days — a 12% lower offer ($2k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 280 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 49.87% ✓
• Cap rate: 470.72%
• Cash-on-cash: 1658.68%
• DSCR: 74.80
• GRM: 0.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 97.89×
• Total profit: $67,826
• Equity at exit: $373

10-year hold

• IRR: —
• Equity multiple: 241.68×
• Total profit: $168,475
• Equity at exit: $216

Cash invested: $700 (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 71291

• Home prices YoY: -30.2%
• Rents YoY: 8.9%
• Active inventory: 199
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$13
• Tax est. 1.5%: −$3 /mo · $38/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $968

Break-even live

Break-even rent $22

Max offer price $2,500

Occupancy floor 17%

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: $625
• Closing costs: $75
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $2,500 Active 280 DOM
2. 2026-06-18
   days on market $2,500 Active 279 DOM
3. 2026-06-17
   days on market $2,500 Active 278 DOM
4. 2026-06-16
   days on market $2,500 Active 277 DOM
5. 2026-06-15
   days on market $2,500 Active 276 DOM
6. 2026-06-14
   days on market $2,500 Active 274 DOM
7. 2026-06-13
   days on market $2,500 Active 273 DOM
8. 2026-06-10
   days on market $2,500 Active 271 DOM
9. 2026-06-09
   days on market $2,500 Active 270 DOM
10. 2026-06-08
    days on market $2,500 Active 269 DOM
11. 2026-06-07
    days on market $2,500 Active 268 DOM
12. 2026-06-03
    days on market $2,500 Active 264 DOM
13. 2026-06-02
    days on market $2,500 Active 263 DOM
14. 2026-06-01
    days on market $2,500 Active 262 DOM
15. 2026-05-31
    days on market $2,500 Active 261 DOM
16. 2026-05-30
    days on market $2,500 Active 260 DOM
17. 2026-03-13
    status Active 453-char remark

    Show marketing remark (324 chars)

    Four spacious 2-bed, 2-bath apartments are ready for lease with a 6-month minimum stay. Enjoy utilities and high-speed internet included—just move in and relax. Set right on the river and only steps from popular restaurants, bars, and entertainment, this location offers the perfect blend of comfort and convenience. .

18. 2026-03-13
    status Active 324-char remark

    Show marketing remark (324 chars)

    Four spacious 2-bed, 2-bath apartments are ready for lease with a 6-month minimum stay. Enjoy utilities and high-speed internet included—just move in and relax. Set right on the river and only steps from popular restaurants, bars, and entertainment, this location offers the perfect blend of comfort and convenience. .

19. 2026-03-13
    status Active

    Show marketing remark (324 chars)

    Four spacious 2-bed, 2-bath apartments are ready for lease with a 6-month minimum stay. Enjoy utilities and high-speed internet included—just move in and relax. Set right on the river and only steps from popular restaurants, bars, and entertainment, this location offers the perfect blend of comfort and convenience. .

20. 2026-02-02
    price $2,500 453-char remark

    Show marketing remark (324 chars)

    Four spacious 2-bed, 2-bath apartments are ready for lease with a 6-month minimum stay. Enjoy utilities and high-speed internet included—just move in and relax. Set right on the river and only steps from popular restaurants, bars, and entertainment, this location offers the perfect blend of comfort and convenience. .

21. 2026-02-02
    price $2,500 324-char remark

    Show marketing remark (324 chars)

    Four spacious 2-bed, 2-bath apartments are ready for lease with a 6-month minimum stay. Enjoy utilities and high-speed internet included—just move in and relax. Set right on the river and only steps from popular restaurants, bars, and entertainment, this location offers the perfect blend of comfort and convenience. .

22. 2026-02-02
    price $2,500

    Show marketing remark (324 chars)

    Four spacious 2-bed, 2-bath apartments are ready for lease with a 6-month minimum stay. Enjoy utilities and high-speed internet included—just move in and relax. Set right on the river and only steps from popular restaurants, bars, and entertainment, this location offers the perfect blend of comfort and convenience. .

23. 2026-02-02
    price $2,500

    Show marketing remark (324 chars)

    Four spacious 2-bed, 2-bath apartments are ready for lease with a 6-month minimum stay. Enjoy utilities and high-speed internet included—just move in and relax. Set right on the river and only steps from popular restaurants, bars, and entertainment, this location offers the perfect blend of comfort and convenience. .

24. 2025-09-12
    listed $2,200 Active 453-char remark

    Show marketing remark (324 chars)

    Four spacious 2-bed, 2-bath apartments are ready for lease with a 6-month minimum stay. Enjoy utilities and high-speed internet included—just move in and relax. Set right on the river and only steps from popular restaurants, bars, and entertainment, this location offers the perfect blend of comfort and convenience. .

25. 2025-09-12
    listed $2,200 Active 324-char remark

    Show marketing remark (324 chars)

    Four spacious 2-bed, 2-bath apartments are ready for lease with a 6-month minimum stay. Enjoy utilities and high-speed internet included—just move in and relax. Set right on the river and only steps from popular restaurants, bars, and entertainment, this location offers the perfect blend of comfort and convenience. .

26. 2025-09-12
    listed $2,200 Active

    Show marketing remark (324 chars)

    Four spacious 2-bed, 2-bath apartments are ready for lease with a 6-month minimum stay. Enjoy utilities and high-speed internet included—just move in and relax. Set right on the river and only steps from popular restaurants, bars, and entertainment, this location offers the perfect blend of comfort and convenience. .

27. 2025-09-12
    listed $2,200 Active

    Show marketing remark (324 chars)

    Four spacious 2-bed, 2-bath apartments are ready for lease with a 6-month minimum stay. Enjoy utilities and high-speed internet included—just move in and relax. Set right on the river and only steps from popular restaurants, bars, and entertainment, this location offers the perfect blend of comfort and convenience. .

28. 2025-07-02
    soldstatus $1,900,000
29. 2024-04-18
    historical $925
30. 2024-03-13
    price $925
31. 2024-02-21
    listed $1,800
32. 2023-10-14
    historical $1,800
33. 2023-10-11
    listed $1,800
34. 2023-06-13
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 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: $14,960
• − Mortgage interest: −$140
• − Property taxes: −$38
• − Insurance: −$12
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$73
• Taxable income: $12,303
• Est. tax owed @ 24.0%: −$2,953
• After-tax cash flow: $8,658/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 — West Monroe

• Score: 70/100
• State rank: #53
• US rank: #7498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Monroe, LA
• County: Ouachita Parish · 118,340 people
• City population: 58,204
• Metro: Monroe, LA
• Population (ZIP): 35,269
• Household income: $71,639
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 847.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 13% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -95.15%
• Current HPI: 220.1737
• Rent YoY: ▲ 8.93%
• 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

+38.9% since first listed

18 events — show timeline

• 2026-03-13 Relisted — NELABOR
• 2026-03-13 Relisted — NELABOR
• 2026-03-13 Relisted — NELABOR
• 2026-02-02 Price Changed $2,500 NELABOR
• 2026-02-02 Price Changed $2,500 NELABOR
• 2026-02-02 Price Changed $2,500 NELABOR
• 2026-02-02 Price Changed $2,500 NELABOR
• 2025-09-12 Listed $2,200 NELABOR
• 2025-09-12 Listed $2,200 NELABOR
• 2025-09-12 Listed $2,200 NELABOR
• 2025-09-12 Listed $2,200 NELABOR
• 2025-07-02 Sold (Public Records) $1,900,000 Public Records
• 2024-04-18 Rental Removed $925 LEASESTAR
• 2024-03-13 Price Changed $925 LEASESTAR
• 2024-02-21 Listed for Rent $1,800 LEASESTAR
• 2023-10-14 Rental Removed $1,800 LEASESTAR
• 2023-10-11 Listed for Rent $1,800 LEASESTAR
• 2023-06-13 Rental Removed — LEASESTAR

Property tax history

+3.0%/yr

Latest (2025): $15,174 · +5.7% YoY. Source: county tax records.