2205 Fannie St · Monroe, LA 71201

$175,000

3 bd · 2.0 ba · 1,710 sqft · SingleFamily public records · 24 Days on market

Built 1959 10,454 sqft lot Est $233k · 25% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.3/10.0
• 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

Welcome to 2205 Fannie St in the heart of Monroe ~ a 3~Bedroom, 1.5 Bathroom located in the Sally Humble school zone. Currently occupied by a tenant. The current Rent is $1,320. The property received a new stove top and new flooring in part of the house in late 2025. The kitchen features plenty of cabinets and countertop space with dining area and adjoining laundry room. The laundry room features plenty of space for extra storage. The inviting living room offers a cozy atmosphere with built~in bookshelves. The living room leads directly into an extra room which can be used for office space or as a gaming room. The primary bedroom provides plenty of space with an adjoining jack and jill ba

Key facts

• Dining area
• Built-in bookshelves
• 0.24 acre lot

Tags

• DINING AREA
• ADJOINING LAUNDRY ROOM
• EXTRA ROOM FOR OFFICE SPACE
• BUILT-IN BOOKSHELVES
• JACK AND JILL BATHROOM
• PRIVATE VANITY AND TOILET ROOM

Property features AI

Exterior

• Parking: 2 covered parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Residential income property (single-family residence)
• Construction: Vinyl siding and brick veneer exterior; Asphalt roof; Slab foundation; Built as single-family residence
• Exterior features: Rain gutters

Interior

• Kitchen: Dishwasher; Refrigerator; Gas range; Range hood; Gas cooktop
• Heating & cooling: Natural gas heating; Central air conditioning; Electric cooling; Ceiling fans
• Interior features: Ceiling fans throughout; Smoke detectors
• Laundry & utility: In-unit laundry; Gas water heater

🏷️ Possibly a rental listed for sale. The $175,000 price doesn't fit this home's estimated sale value (~$232,560) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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.
• Zoned schools: Lexington Elementary School (604 students, 48% FRL); Neville Junior High School (math 29% / reading 53%, grade F, #61 of 218 statewide, top 28%, 480 students, 58% FRL); Neville High School (math 35% / reading 52%, grade F, #64 of 265 statewide, top 24%, 1,121 students, 49% FRL) — zoned schools average 52% FRL vs 82% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 26% district-wide (+16 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; 2 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 24 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $88k; list at $175k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $232,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2202 Jan St	0.10mi	3/2.0	1,622 (-5%)	24mo	$170,000	$105	67
1907 John Cir	0.47mi	3/2.0	1,668 (-2%)	13mo	$285,000	$171	64
1916 Spencer Ave	0.73mi	3/2.0	1,718 (+0%)	11mo	$165,000	$96	56
2520 Felicity Dr	0.56mi	3/2.0	1,863 (+9%)	9mo	$356,000	$191	52
1901 Richard Dr	0.55mi	3/2.0	1,468 (-14%)	2mo	$200,000	$136	49
1805 Townhouse Dr Unit A	0.29mi	2/2.0 (-1)	1,468 (-14%)	12mo	$163,000	$111	48
1904 John Cir	0.46mi	3/2.0	1,521 (-11%)	16mo	$164,900	$108	46
2001 Brierfield Dr	0.58mi	3/2.5	1,798 (+5%)	20mo	$330,000	$184	46
1901 Sherwood Ave	0.63mi	3/2.0	1,883 (+10%)	11mo	$164,000	$87	44
2004 Oakmont St	0.60mi	2/2.0 (-1)	1,484 (-13%)	9mo	$207,000	$139	38
1603 Auburn Ave	0.72mi	3/2.0	1,529 (-11%)	16mo	$176,000	$115	35
2422 Destrehan Dr	0.65mi	2/2.0 (-1)	1,582 (-8%)	21mo	$320,000	$202	34

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-655
• Equity at exit: $26,093

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $35,036
• Equity at exit: $15,131

Cash invested: $49,000 (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 71201

• Home prices YoY: -31.9%
• Active inventory: 142
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,972 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$132 /mo · $1,583/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $435

Break-even live

Break-even rent $1,421

Max offer price $175,000

Occupancy floor 73%

Sensitivity live

Price	-10% $534	-5% $485	+0% $435	+5% $386	+10% $336
Rent	-10% $280	-5% $357	+0% $435	+5% $513	+10% $591
Rate	-1.0pp $523	-0.5pp $480	base $435	+0.5pp $390	+1.0pp $344

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.45mi
403 K St Monroe, LA	3.0	2.0	1561	$1,100	$0.70	22d	1	1.48mi

Listing history 21 events

1. 2026-06-21
   days on market $175,000 Active 24 DOM
2. 2026-06-19
   days on market $175,000 Active 22 DOM
3. 2026-06-18
   days on market $175,000 Active 21 DOM
4. 2026-06-17
   days on market $175,000 Active 20 DOM
5. 2026-06-16
   days on market $175,000 Active 19 DOM
6. 2026-06-15
   days on market $175,000 Active 18 DOM
7. 2026-06-14
   days on market $175,000 Active 16 DOM
8. 2026-06-13
   days on market $175,000 Active 15 DOM
9. 2026-06-10
   days on market $175,000 Active 13 DOM
10. 2026-06-09
    days on market $175,000 Active 12 DOM
11. 2026-06-08
    days on market $175,000 Active 11 DOM
12. 2026-06-07
    days on market $175,000 Active 10 DOM
13. 2026-06-05
    days on market $175,000 Active 7 DOM
14. 2026-06-02
    days on market $175,000 Active 5 DOM
15. 2026-06-01
    days on market $175,000 Active 4 DOM
16. 2026-05-31
    days on market $175,000 Active 3 DOM
17. 2026-05-30
    days on market $175,000 Active 2 DOM
18. 2026-05-28
    listed $175,000 Active
19. 2025-12-21
    historical $1,295
20. 2025-11-29
    listed $1,295
21. 2016-10-28
    soldstatus $88,000

ⓘ 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: $1,583 · $132/mo
• Projected year-2 tax: $1,583 · $132/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 X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,664
• − Mortgage interest: −$9,803
• − Property taxes: −$1,583
• − Insurance: −$875
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$5,091
• Taxable income: $2,526
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $4,618/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

+98.9% since first listed

4 events — show timeline

• 2026-05-28 Listed $175,000 NELABOR
• 2025-12-21 Rental Removed $1,295 BUILDIUM
• 2025-11-29 Listed for Rent $1,295 BUILDIUM
• 2016-10-28 Sold (Public Records) $88,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,583 · -0.1% YoY. Source: county tax records.