219 Dogwood Cir · Bawcomville, LA 71292

$110,000

2 bd · 1.0 ba · 1,888 sqft · SingleFamily public records · 254 Days on market

Built 1917 0.86 ac lot $58/sqft · 56% below area ↓ 12% since listing

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Why this score? — see what drove the C 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great 4 bedroom, 3 bath home in West Monroe! The home features vinyl and carpet flooring throughout, a cozy fireplace in the living room, a covered porch spanning the length of the front of the home, and a spacious lot with plenty of room to roam! This one has much more to offer, so come see it before its too late!

Key facts

• Covered porch
• Spacious lot
• Cozy fireplace

Tags

• VINYL AND CARPET FLOORING
• COZY FIREPLACE
• COVERED PORCH
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.6% in Bawcomville — 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 56/100 on livability (#347 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety D, schools F, 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.
• Market conditions: 195 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1917 — 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.56%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (median comp): $256,959
• List price: $110,000
• Delta: -57.19%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,882
• Equity at exit: $16,401

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $14,434
• Equity at exit: $9,511

Cash invested: $30,800 (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 71292

• Home prices YoY: -22.1%
• Active inventory: 195
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $220

Break-even live

Break-even rent $825

Max offer price $110,000

Occupancy floor 75%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $110,000 Active 254 DOM
2. 2026-06-18
   days on market $110,000 Active 253 DOM
3. 2026-06-17
   days on market $110,000 Active 252 DOM
4. 2026-06-16
   days on market $110,000 Active 251 DOM
5. 2026-06-15
   days on market $110,000 Active 250 DOM
6. 2026-06-14
   days on market $110,000 Active 248 DOM
7. 2026-06-13
   days on market $110,000 Active 247 DOM
8. 2026-06-10
   days on market $110,000 Active 245 DOM
9. 2026-06-09
   days on market $110,000 Active 244 DOM
10. 2026-06-08
    days on market $110,000 Active 243 DOM
11. 2026-06-07
    days on market $110,000 Active 242 DOM
12. 2026-06-03
    days on market $110,000 Active 238 DOM
13. 2026-06-02
    days on market $110,000 Active 237 DOM
14. 2026-06-01
    days on market $110,000 Active 236 DOM
15. 2026-05-31
    days on market $110,000 Active 235 DOM
16. 2026-05-30
    days on market $110,000 Active 234 DOM
17. 2025-11-20
    price $110,000 326-char remark

    Show marketing remark (326 chars)

    This is a great 4 bedroom, 3 bath home in West Monroe! The home features vinyl and carpet flooring throughout, a cozy fireplace in the living room, a covered porch spanning the length of the front of the home, and a spacious lot with plenty of room to roam! This one has much more to offer, so come see it before its too late!

18. 2025-10-08
    listed $125,000 Active 326-char remark

    Show marketing remark (326 chars)

    This is a great 4 bedroom, 3 bath home in West Monroe! The home features vinyl and carpet flooring throughout, a cozy fireplace in the living room, a covered porch spanning the length of the front of the home, and a spacious lot with plenty of room to roam! This one has much more to offer, so come see it before its too late!

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $605 · $50/mo
• Expected delta: +$259/yr (+$22/mo · 74.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $13,234
• − Mortgage interest: −$6,162
• − Property taxes: −$346
• − Insurance: −$550
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$3,200
• Taxable income: $859
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $2,430/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 — Bawcomville

• Score: 56/100
• State rank: #347
• US rank: #22968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ouachita Parish · 118,340 people
• Metro: Monroe, LA
• Population (ZIP): 22,935
• Household income: $51,355
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1027.0

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 (73%)
• Race & ethnicity: White 73% Black 20% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -53.78%
• Current HPI: 189.9135
• 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

-12.0% since first listed

2 events — show timeline

• 2025-11-20 Price Changed $110,000 NELABOR
• 2025-10-08 Listed $125,000 NELABOR

Property tax history

+0.1%/yr

Latest (2025): $346 · -1.2% YoY. Source: county tax records.