102 S 2nd St · West Monroe, LA 71291

$95,000

3 bd · 2.0 ba · 1,800 sqft · MultiFamily · 38 Days on market

Built 1902 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.7/5.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Duplex in West Monroe with recent updates and stable rental income. Both units were remodeled in 2023, including a new roof and new HVAC system. Tenants pay all utilities, and the owner maintains the yard. Unit A: 2 bedrooms, 1 bath, rented at $615/month Unit B: 1 bedroom, 1 bath, rented at $525/month Total monthly rent: $1,140 The property is located near Downtown West Monroe with quick access to I-20, shopping, and local employers. Rents are currently below market, offering room for future increases. The location also supports potential furnished or mid-term rental use. A solid, low-maintenance duplex with updated systems and consistent occupancy.

Key facts

• Recent updates
• Stable rental income
• Quick access to i-20

Tags

• RECENT UPDATES
• NEW ROOF
• NEW HVAC SYSTEM
• STABLE RENTAL INCOME
• QUICK ACCESS TO I-20
• NEAR DOWNTOWN WEST MONROE

What this means for you Summary

Snapshot

• This is a 1×2.0bd/1.0ba + 1×1.0bd/1.0ba units multifamily listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive. Per door: $449/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 1902 — 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.07% ✓
• Cap rate: 17.63%
• Cash-on-cash: 40.48%
• DSCR: 2.80
• GRM: 4.0

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: 42.5%
• Equity multiple: 2.96×
• Total profit: $52,187
• Equity at exit: $14,165

10-year hold

• IRR: 50.9%
• Equity multiple: 7.26×
• Total profit: $166,475
• Equity at exit: $8,214

Cash invested: $26,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $897

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 49%

Sensitivity live

Price	-10% $963	-5% $930	+0% $897	+5% $865	+10% $832
Rent	-10% $742	-5% $820	+0% $897	+5% $975	+10% $1,053
Rate	-1.0pp $945	-0.5pp $922	base $897	+0.5pp $873	+1.0pp $848

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2.0	1	$1,066
1× unit	1.0	1	$901
Total (2 units)			$1,967

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Ludwig Ave West Monroe, LA	3.0	2.0	2600	$1,350	$0.52	21d	1	0.14mi
118 Bancroft Blvd West Monroe, LA	3.0	2.0	1300	$1,525	$1.17	21d	1	1.31mi
1707 N 5th St Monroe, LA	3.0	2.0	1694	$3,500	$2.07	21d	1	1.36mi
403 K St Monroe, LA	3.0	2.0	1561	$1,100	$0.70	21d	1	1.38mi

Listing history 34 events

1. 2026-06-19
   days on market $95,000 Active 38 DOM
2. 2026-06-18
   days on market $95,000 Active 37 DOM
3. 2026-06-17
   days on market $95,000 Active 36 DOM
4. 2026-06-16
   days on market $95,000 Active 35 DOM
5. 2026-06-15
   days on market $95,000 Active 34 DOM
6. 2026-06-14
   days on market $95,000 Active 32 DOM
7. 2026-06-13
   days on market $95,000 Active 31 DOM
8. 2026-06-10
   days on market $95,000 Active 29 DOM
9. 2026-06-09
   days on market $95,000 Active 28 DOM
10. 2026-06-08
    days on market $95,000 Active 27 DOM
11. 2026-06-07
    days on market $95,000 Active 26 DOM
12. 2026-06-03
    days on market $95,000 Active 22 DOM
13. 2026-06-02
    days on market $95,000 Active 21 DOM
14. 2026-06-01
    days on market $95,000 Active 20 DOM
15. 2026-05-31
    days on market $95,000 Active 19 DOM
16. 2026-05-30
    days on market $95,000 Active 18 DOM
17. 2026-05-12
    listed $95,000 Active 658-char remark
18. 2026-02-26
    historical $525
19. 2025-12-19
    listed $525
20. 2025-05-04
    historical $525
21. 2025-03-29
    price $525
22. 2025-03-12
    price $545
23. 2024-12-27
    listed $550
24. 2024-12-06
    historical $550
25. 2024-10-08
    listed $550
26. 2024-06-27
    historical $550
27. 2024-04-04
    price $550
28. 2024-03-13
    price $575
29. 2024-02-04
    listed $615
30. 2023-10-26
    historical $615
31. 2023-09-03
    listed $615
32. 2023-08-30
    historical $625
33. 2023-08-09
    price $625
34. 2023-08-03
    listed

ⓘ 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 · 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: $23,604
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$2,764
• Taxable income: $9,842
• Est. tax owed @ 24.0%: −$2,362
• After-tax cash flow: $8,407/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This well-maintained and recently updated duplex in West Monroe is in good condition with no visible repairs needed. It offers a solid investment opportunity with potential for further value enhancement through cosmetic upgrades and landscaping.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability.
• Resale Upgrading kitchen appliances — Modernizes the kitchen and attracts more buyers.
• Resale Upgrading bathrooms with modern fixtures — Enhances the home's appeal and marketability for potential buyers.
• Both Upgrading HVAC system — Improves comfort and energy efficiency, attracting both buyers and renters.
• Both Landscaping and curb appeal improvements — Enhances the property's visual appeal and marketability for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Improves property's visual appeal and marketability. ↑
• Resale Upgrading kitchen appliances — Modernizes the kitchen and attracts more buyers. ↑
• Resale Upgrading bathrooms with modern fixtures — Enhances the home's appeal and marketability for potential buyers. ↑
• Both Upgrading HVAC system — Improves comfort and energy efficiency, attracting both buyers and renters. ↑
• Both Landscaping and curb appeal improvements — Enhances the property's visual appeal and marketability for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

18 events — show timeline

• 2026-05-12 Listed $95,000 FSBO.com
• 2026-02-26 Rental Removed $525 BUILDIUM
• 2025-12-19 Listed for Rent $525 BUILDIUM
• 2025-05-04 Rental Removed $525 BUILDIUM
• 2025-03-29 Price Changed $525 BUILDIUM
• 2025-03-12 Price Changed $545 BUILDIUM
• 2024-12-27 Listed for Rent $550 BUILDIUM
• 2024-12-06 Rental Removed $550 BUILDIUM
• 2024-10-08 Listed for Rent $550 BUILDIUM
• 2024-06-27 Rental Removed $550 BUILDIUM
• 2024-04-04 Price Changed $550 BUILDIUM
• 2024-03-13 Price Changed $575 BUILDIUM
• 2024-02-04 Listed for Rent $615 BUILDIUM
• 2023-10-26 Rental Removed $615 BUILDIUM
• 2023-09-03 Listed for Rent $615 BUILDIUM
• 2023-08-30 Rental Removed $625 BUILDIUM
• 2023-08-09 Price Changed $625 BUILDIUM
• 2023-08-03 Listed for Rent — BUILDIUM