1516 Cedar St · West Monroe, LA 71291

$160,000

2 bd · 1.0 ba · 1,446 sqft · SingleFamily public records · 1 Days on market

Built 1950 0.38 ac lot $111/sqft · 22% below area Est $195k · 18% under

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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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Rent growth +4.7/5.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Neat as a Pin! Come check out this spacious 2/1 Brick home conveniently located in the heart of West Monroe 2 large living areas. huge fenced backyard with a wonderful covered patio and storage building. Large bedrooms, pretty wood and tile floors and so much more!

Key facts

• Versatile den
• Covered back patio
• Fenced-in backyard

Tags

• VERSATILE DEN
• COVERED FRONT ENTRANCE
• COVERED BACK PATIO
• FENCED-IN BACKYARD

Property features AI

Finance

• Other: Located in the SUNSHINE HGHTS subdivision; Driving directions available to the property
• HOA & community: No association amenities

Exterior

• Parking: Has garage; 1-car garage
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence; One story; Entry level is 1; Brick veneer construction; Site-built home
• Construction: Brick veneer exterior; Slab foundation
• Exterior features: Covered patio/porch; Chain link fence; Landscaped and cleared lot; Paved road access; Storage building/structure

Interior

• Kitchen: Gas range; Gas water heater
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Walk-in closets

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/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 $150k (6.1% below list).
• Recommended offer: $150k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• Zoned schools: West Ridge Middle School (math 52% / reading 65%, grade B, #13 of 218 statewide, top 6%, 635 students, 47% FRL); West Monroe High School (math 32% / reading 48%, grade F, #77 of 265 statewide, top 29%, 2,189 students, 58% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising fast (+8.9%/yr); 199 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $150,310 (6.1% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

• ARV (median comp): $194,953
• List price: $160,000
• Delta: -17.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1421 Elizabeth St	0.17mi	3/1.0 (+1)	1,410 (-2%)	13mo	$170,000	$121	72
130 Tuscany Cir	0.23mi	2/2.0	1,469 (+2%)	14mo	$222,000	$151	71
1517 Elizabeth St	0.03mi	3/2.0 (+1)	1,630 (+13%)	4mo	$195,000	$120	65
128 Tuscany Cir	0.22mi	2/2.0	1,288 (-11%)	9mo	$202,000	$157	60
101 Nichols Dr	0.39mi	3/1.5 (+1)	1,377 (-5%)	14mo	$170,000	$123	55
120 Orleans Pl	0.20mi	3/2.0 (+1)	1,296 (-10%)	13mo	$213,000	$164	54
1018 Ridge Ave	0.68mi	3/2.0 (+1)	1,500 (+4%)	5mo	$195,000	$130	48
615 Nichols Pl	0.53mi	3/2.0 (+1)	1,360 (-6%)	10mo	$215,000	$158	48
1010 Audubon Ave	0.51mi	3/1.5 (+1)	1,266 (-12%)	2mo	$188,000	$148	47
602 Nichols Pl	0.53mi	3/2.0 (+1)	1,280 (-12%)	3mo	$212,500	$166	44
1106 Otis St	0.48mi	3/2.0 (+1)	1,654 (+14%)	6mo	$298,500	$180	40
101 Clay St	0.41mi	3/2.0 (+1)	1,254 (-13%)	15mo	$224,900	$179	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,479
• Equity at exit: $23,857

10-year hold

• IRR: 10.7%
• Equity multiple: 2.01×
• Total profit: $45,219
• Equity at exit: $13,834

Cash invested: $44,800 (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 71291

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

Monthly cashflow live

• Estimated rent: $1,503 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$100 /mo · $1,206/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $181

Break-even live

Break-even rent $1,274

Max offer price $160,000

Occupancy floor 83%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1114 Otis St West Monroe, LA	3.0	2.0	1304	$1,595	$1.22	43d	1	0.44mi
112 Fairlane Dr Unit 8 West Monroe, LA	2.0	2.0	1050	$1,600	$1.52	20d	1	0.58mi
202 Gross St West Monroe, LA	3.0	1.0	1100	$1,350	$1.23	43d	1	0.64mi
2417 N 9th St West Monroe, LA	2.0	1.0	900	$2,000	$2.22	43d	1	0.66mi

Listing history 6 events

1. 2026-05-03
   status Pending 764-char remark
2. 2026-05-01
   listed $160,000 Active 764-char remark
3. 2021-02-01
   soldstatus $122,500
4. 2021-01-29
   soldstatus 267-char remark

   Show marketing remark (267 chars)

   Neat as a Pin! Come check out this spacious 2/1 Brick home conveniently located in the heart of West Monroe 2 large living areas. huge fenced backyard with a wonderful covered patio and storage building. Large bedrooms, pretty wood and tile floors and so much more!

5. 2020-08-21
   listed $139,000 267-char remark

   Show marketing remark (267 chars)

   Neat as a Pin! Come check out this spacious 2/1 Brick home conveniently located in the heart of West Monroe 2 large living areas. huge fenced backyard with a wonderful covered patio and storage building. Large bedrooms, pretty wood and tile floors and so much more!

6. 2013-04-23
   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: $1,206 · $100/mo
• Projected year-2 tax: $1,206 · $100/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 7/10 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: $18,037
• − Mortgage interest: −$8,962
• − Property taxes: −$1,206
• − Insurance: −$800
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$4,655
• Taxable loss: −$472
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $2,288/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

+21.1% since first listed

8 events — show timeline

• 2026-06-05 Sold (Public Records) $168,370 Public Records
• 2026-06-05 Sold (MLS) — NELABOR
• 2026-05-03 Pending — NELABOR
• 2026-05-01 Listed $160,000 NELABOR
• 2021-02-01 Sold (Public Records) $122,500 Public Records
• 2021-01-29 Sold (MLS) — NELABOR
• 2020-08-21 Listed $139,000 NELABOR
• 2013-04-23 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,206 · +5.8% YoY. Source: county tax records.