11770 Greenwell Springs Rd · Monticello, LA 70814

$105,800

2 bd · 1.5 ba · 1,315 sqft · SingleFamily public records · 47 Days on market

Built 1940 1.59 ac lot $80/sqft · 40% below area Est $180k · 41% under

---

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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful property with home that can be a great investment property or first home. Great location. Fixer upper, huge lot, and large workshop

Key facts

• Investment property
• Large workshop
• Huge lot

Tags

• INVESTMENT PROPERTY
• FIXER UPPER
• HUGE LOT
• LARGE WORKSHOP

Property features AI

Finance

• Other: Lot approximately 1.59 acres (lot dimensions: 190 x 396 x 150 x 509); About 1,330 square feet

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer
• Home design: Single-family detached residential property
• Construction: Built with asbestos siding/materials; Slab foundation
• Exterior features: Driveway; Open parking

Interior

• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 partial bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile and vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $103k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#177 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• East Baton Rouge Parish (urban): math 22% / reading 34% proficiency, ranked #47 of 98 in LA (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 69 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $731 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• East Baton Rouge County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $102,626 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.05% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (median comp): $179,619
• List price: $105,800
• Delta: -41.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11733 Biscayne Dr	0.21mi	3/1.5 (+1)	1,189 (-10%)	1mo	$147,500	$124	68
4544 Coral Dr	0.13mi	3/1.5 (+1)	1,290 (-2%)	23mo	$155,500	$121	67
11575 Biscayne Dr	0.35mi	3/1.5 (+1)	1,248 (-5%)	10mo	$169,900	$136	62
4668 W Green Ridge Dr	0.37mi	3/2.0 (+1)	1,212 (-8%)	1mo	$199,000	$164	62
4566 Coral Dr	0.12mi	3/1.5 (+1)	1,176 (-11%)	18mo	$180,000	$153	57
11541 Biscayne Dr	0.39mi	3/2.0 (+1)	1,265 (-4%)	14mo	$199,900	$158	57
5047 W Erin Ave	0.46mi	3/1.0 (+1)	1,396 (+6%)	13mo	$165,000	$118	51
11953 E Banofax Ave	0.74mi	3/2.0 (+1)	1,334 (+1%)	14mo	$195,000	$146	44
3966 Pensacola Dr	0.59mi	3/2.0 (+1)	1,478 (+12%)	1mo	$205,000	$139	44
3843 Pensacola Dr	0.66mi	3/2.0 (+1)	1,362 (+4%)	18mo	$195,000	$143	41
4217 Norwich Dr	0.65mi	3/2.0 (+1)	1,470 (+12%)	11mo	$200,000	$136	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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-7,703
• Equity at exit: $15,775

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $5,490
• Equity at exit: $9,148

Cash invested: $29,624 (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 70814

• Home prices YoY: -19.5%
• Active inventory: 69
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$555
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $148

Break-even live

Break-even rent $921

Max offer price $105,800

Occupancy floor 82%

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: $26,450
• Closing costs: $3,174
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15855 Sunderland Ave Baton Rouge, LA	2.0	1.5	1150	$900	$0.78	44d	1	0.56mi
13548 E Shamrock Ave Baton Rouge, LA	3.0	2.0	1380	$1,600	$1.16	14d	1	1.03mi
10252 El Scott Ave Baton Rouge, LA	2.0	1.5	895	$850	$0.95	44d	1	1.40mi

Listing history 29 events

1. 2026-06-18
   days on market $105,800 Active 47 DOM
2. 2026-06-17
   pricedays on market $105,800 Active 46 DOM

   Show marketing remark (141 chars)

   Beautiful property with home that can be a great investment property or first home. Great location. Fixer upper, huge lot, and large workshop

3. 2026-06-16
   days on market $115,000 Active 45 DOM
4. 2026-06-15
   days on market $115,000 Active 44 DOM
5. 2026-06-14
   days on market $115,000 Active 42 DOM
6. 2026-06-10
   days on market $115,000 Active 39 DOM
7. 2026-06-09
   days on market $115,000 Active 38 DOM
8. 2026-06-08
   days on market $115,000 Active 37 DOM
9. 2026-06-07
   days on market $115,000 Active 36 DOM
10. 2026-06-05
    days on market $115,000 Active 33 DOM
11. 2026-06-03
    days on market $115,000 Active 32 DOM
12. 2026-06-02
    days on market $115,000 Active 31 DOM
13. 2026-06-01
    days on market $115,000 Active 30 DOM
14. 2026-05-31
    days on market $115,000 Active 29 DOM
15. 2026-05-31
    days on market $115,000 Active 28 DOM
16. 2026-05-16
    status Active 141-char remark

    Show marketing remark (141 chars)

    Beautiful property with home that can be a great investment property or first home. Great location. Fixer upper, huge lot, and large workshop

17. 2026-05-16
    status Active 141-char remark

    Show marketing remark (141 chars)

    Beautiful property with home that can be a great investment property or first home. Great location. Fixer upper, huge lot, and large workshop

18. 2026-05-13
    status Pending 141-char remark

    Show marketing remark (141 chars)

    Beautiful property with home that can be a great investment property or first home. Great location. Fixer upper, huge lot, and large workshop

19. 2026-05-13
    status Pending 141-char remark

    Show marketing remark (141 chars)

    Beautiful property with home that can be a great investment property or first home. Great location. Fixer upper, huge lot, and large workshop

20. 2026-04-29
    listed $115,000 Active 141-char remark

    Show marketing remark (141 chars)

    Beautiful property with home that can be a great investment property or first home. Great location. Fixer upper, huge lot, and large workshop

21. 2026-04-29
    listed $115,000 Active 141-char remark

    Show marketing remark (141 chars)

    Beautiful property with home that can be a great investment property or first home. Great location. Fixer upper, huge lot, and large workshop

22. 2016-01-05
    soldstatus Sold

    Show marketing remark (283 chars)

    Beautiful property with home that can be a great investment property or first home. Land can be rezoned commercial use. Great location. Fixer upper, with large workshop. When it was used as a rental owner received $1200 for the last 3 years. Great opportunity for multi-use property.

23. 2016-01-05
    soldstatus $114,000

    Show marketing remark (283 chars)

    Beautiful property with home that can be a great investment property or first home. Land can be rezoned commercial use. Great location. Fixer upper, with large workshop. When it was used as a rental owner received $1200 for the last 3 years. Great opportunity for multi-use property.

24. 2015-11-30
    status Pending

    Show marketing remark (283 chars)

    Beautiful property with home that can be a great investment property or first home. Land can be rezoned commercial use. Great location. Fixer upper, with large workshop. When it was used as a rental owner received $1200 for the last 3 years. Great opportunity for multi-use property.

25. 2015-11-24
    historical

    Show marketing remark (283 chars)

    Beautiful property with home that can be a great investment property or first home. Land can be rezoned commercial use. Great location. Fixer upper, with large workshop. When it was used as a rental owner received $1200 for the last 3 years. Great opportunity for multi-use property.

26. 2015-09-28
    status Pending

    Show marketing remark (283 chars)

    Beautiful property with home that can be a great investment property or first home. Land can be rezoned commercial use. Great location. Fixer upper, with large workshop. When it was used as a rental owner received $1200 for the last 3 years. Great opportunity for multi-use property.

27. 2015-08-25
    listed $134,900 Active

    Show marketing remark (283 chars)

    Beautiful property with home that can be a great investment property or first home. Land can be rezoned commercial use. Great location. Fixer upper, with large workshop. When it was used as a rental owner received $1200 for the last 3 years. Great opportunity for multi-use property.

28. 2015-08-25
    listed $134,900

    Show marketing remark (283 chars)

    Beautiful property with home that can be a great investment property or first home. Land can be rezoned commercial use. Great location. Fixer upper, with large workshop. When it was used as a rental owner received $1200 for the last 3 years. Great opportunity for multi-use property.

29. 2006-07-19
    listed $299,900

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $1,547 · $129/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,304
• − Mortgage interest: −$5,926
• − Property taxes: −$1,547
• − Insurance: −$529
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$3,078
• Taxable income: $95
• Est. tax owed @ 24.0%: −$23
• After-tax cash flow: $1,753/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: East Baton Rouge Parish
• NCES district ID: 2200540
• Math proficiency: 22% ▼ -36.00%
• Reading proficiency: 34% ▼ -31.00%
• Median HH income: $46,263
• Composite: 24.14/100
• National rank: #7745
• State rank: #47 of 98 in LA

Livability — Monticello

• Score: 64/100
• State rank: #177
• US rank: #14662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, LA
• Population (ZIP): 11,424

Population outlook (East Baton Rouge County) Hauer SSP2

• Today (2025): 464,810 people
• By 2030: 472,137 · +1.6%
• By 2040: 480,243 · +3.3%
• By 2050: 484,422 · +4.2%
• By 2075: 492,069 · +5.9%
• By 2100: 476,347 · +2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (83%)
• Race & ethnicity: Black 83% Hispanic / Latino 8% White 7% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 7% Arabic 1%

Political lean MEDSL · East Baton Rouge

• 2024 margin: D (+11.1) · D 54.5% · R 43.4% · Other 2.1%
• 2008→2024 swing: +8.9pp toward D · 2008: 2.2pp · 2024: 11.1pp
• All cycles: 2024: D+11.1 2020: D+13.1 2016: D+9.2 2012: D+5.2 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.79%
• Current HPI: 210.2213
• 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

-64.7% since first listed

16 events — show timeline

• 2026-06-17 Price Changed $105,800 AcadianaMLS
• 2026-06-17 Price Changed $105,800 GBRMLS
• 2026-05-16 Relisted — AcadianaMLS
• 2026-05-16 Relisted — GBRMLS
• 2026-05-13 Pending — AcadianaMLS
• 2026-05-13 Pending — GBRMLS
• 2026-04-29 Listed $115,000 GBRMLS
• 2026-04-29 Listed $115,000 AcadianaMLS
• 2016-01-05 Sold (Public Records) $114,000 Public Records
• 2016-01-05 Sold (MLS) — GBRMLS
• 2015-11-30 Pending — GBRMLS
• 2015-11-24 Delisted — GBRMLS
• 2015-09-28 Pending — GBRMLS
• 2015-08-25 Listed $134,900 GBRMLS
• 2015-08-25 Listed $134,900 AcadianaMLS
• 2006-07-19 Listed $299,900 GBRMLS

Property tax history

+15.1%/yr

Latest (2025): $1,547 · -0.5% YoY. Source: county tax records.