314 Tennessee St #5 · Monroe, LA 71203

$249,000

24 bd · None ba · 2,250 sqft · MultiFamily · 103 Days on market

Fair condition ↓ 2% since listing

---

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
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Excellent income-producing property featuring a fourplex plus an additional mobile home on a separate lot, creating a total of five rental units. The fourplex rents for $600 per unit and the mobile home rents for $675 per month, generating approximately $3,075 in total monthly income ($36,900 annually). This property has historically maintained strong occupancy and has been a reliable investment. Each unit has separate electric meters, and the landlord pays the water bill, which has remained minimal. The building also features a convenient master key lock system for easy management. Two units are currently furnished and rented to Meta employees, offering potential for furnished rentals if desired. Furniture is not included in the sale. Located just minutes from ULM and near the Monroe city limits, this property offers a strong rental location with value-add potential through cosmetic improvements that could increase rents and overall returns. A great opportunity for investors looking to expand their portfolio with a stabilized property priced to sell. Owner/Agent

Key facts

• Fourplex
• Mobile home
• Five rental units

Tags

• FOURPLEX
• MOBILE HOME
• FIVE RENTAL UNITS
• SEPARATE ELECTRIC METERS
• MASTER KEY LOCK SYSTEM
• STRONG RENTAL LOCATION

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $249k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $419/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $249k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.4% 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.
• 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: 437 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• At $4,302/mo this rent would consume 99% of the median local household income ($52k/yr) (locally 2085% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.73% ✓
• Cap rate: 14.38%
• Cash-on-cash: 28.88%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.2%
• Equity multiple: 1.95×
• Total profit: $66,576
• Equity at exit: $37,127

10-year hold

• IRR: 31.2%
• Equity multiple: 3.81×
• Total profit: $195,836
• Equity at exit: $21,529

Cash invested: $69,720 (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 71203

• Home prices YoY: -32.4%
• Active inventory: 437
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $4,302 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$903
• Net cashflow: $1,678

Break-even live

Break-even rent $2,178

Max offer price $249,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,850	-5% $1,764	+0% $1,678	+5% $1,592	+10% $1,506
Rent	-10% $1,338	-5% $1,508	+0% $1,678	+5% $1,848	+10% $2,018
Rate	-1.0pp $1,803	-0.5pp $1,741	base $1,678	+0.5pp $1,613	+1.0pp $1,548

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,304
Total (4 units)			$4,302

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   status $249,000 Pending 103 DOM
2. 2026-06-17
   days on market $249,000 Active 103 DOM
3. 2026-06-16
   days on market $249,000 Active 102 DOM
4. 2026-06-15
   days on market $249,000 Active 101 DOM
5. 2026-06-14
   days on market $249,000 Active 99 DOM
6. 2026-06-13
   days on market $249,000 Active 98 DOM
7. 2026-06-10
   days on market $249,000 Active 96 DOM
8. 2026-06-09
   days on market $249,000 Active 95 DOM
9. 2026-06-08
   days on market $249,000 Active 94 DOM
10. 2026-06-07
    days on market $249,000 Active 93 DOM
11. 2026-06-03
    days on market $249,000 Active 89 DOM
12. 2026-06-02
    days on market $249,000 Active 88 DOM
13. 2026-06-01
    days on market $249,000 Active 87 DOM
14. 2026-05-31
    days on market $249,000 Active 86 DOM
15. 2026-05-30
    days on market $249,000 Active 85 DOM
16. 2026-05-12
    price $249,000 1079-char remark

    Show marketing remark (1079 chars)

    Excellent income-producing property featuring a fourplex plus an additional mobile home on a separate lot, creating a total of five rental units. The fourplex rents for $600 per unit and the mobile home rents for $675 per month, generating approximately $3,075 in total monthly income ($36,900 annually). This property has historically maintained strong occupancy and has been a reliable investment. Each unit has separate electric meters, and the landlord pays the water bill, which has remained minimal. The building also features a convenient master key lock system for easy management. Two units are currently furnished and rented to Meta employees, offering potential for furnished rentals if desired. Furniture is not included in the sale. Located just minutes from ULM and near the Monroe city limits, this property offers a strong rental location with value-add potential through cosmetic improvements that could increase rents and overall returns. A great opportunity for investors looking to expand their portfolio with a stabilized property priced to sell. Owner/Agent

17. 2026-03-06
    listed $255,000 Active 1079-char remark

    Show marketing remark (1079 chars)

    Excellent income-producing property featuring a fourplex plus an additional mobile home on a separate lot, creating a total of five rental units. The fourplex rents for $600 per unit and the mobile home rents for $675 per month, generating approximately $3,075 in total monthly income ($36,900 annually). This property has historically maintained strong occupancy and has been a reliable investment. Each unit has separate electric meters, and the landlord pays the water bill, which has remained minimal. The building also features a convenient master key lock system for easy management. Two units are currently furnished and rented to Meta employees, offering potential for furnished rentals if desired. Furniture is not included in the sale. Located just minutes from ULM and near the Monroe city limits, this property offers a strong rental location with value-add potential through cosmetic improvements that could increase rents and overall returns. A great opportunity for investors looking to expand their portfolio with a stabilized property priced to sell. Owner/Agent

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $51,624
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$4,130
• − Management: −$4,130
• − Depreciation: −$7,244
• Taxable income: $17,193
• Est. tax owed @ 24.0%: −$4,126
• After-tax cash flow: $16,007/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 · 12 photos

Fair 45/100 Moderate rehab

This fourplex requires moderate renovations to improve its exterior, interior, and HVAC systems, significantly enhancing its resale and rental value.

Repairs flagged

• Major Exterior siding — Exposed siding and peeling paint
• Major Kitchen appliances — Old and outdated
• Major Bathroom fixtures — Old and dated
• Moderate HVAC units — Older units, possibly inefficient

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace kitchen appliances — Modernizes kitchen and improves functionality
• Both Replace bathroom fixtures — Modernizes bathrooms and improves functionality
• Both Upgrade HVAC units — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Exposed siding and peeling paint	Major	$15,000–50,000
Kitchen appliances · Old and outdated	Major	$15,000–50,000
Bathroom fixtures · Old and dated	Major	$15,000–50,000
HVAC units · Older units, possibly inefficient	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace kitchen appliances — Modernizes kitchen and improves functionality ↑
• Both Replace bathroom fixtures — Modernizes bathrooms and improves functionality ↑
• Both Upgrade HVAC units — Improves comfort and energy efficiency ↑

ⓘ 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 — 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

• County: Ouachita Parish · 118,340 people
• City population: 60,136
• Metro: Monroe, LA
• Population (ZIP): 38,354
• Household income: $52,326
• Rent vs Own: 43.7% rent · 56.3% own
• Severe rent burden: 2085.0

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 0.57)
• Race & ethnicity: Black 48% White 45% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 3% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -99.01%
• Current HPI: 206.1948
• 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

-2.4% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $249,000 NELABOR
• 2026-03-06 Listed $255,000 NELABOR