203 Sylvan Lake Dr · Claiborne, LA 71291

$219,500

3 bd · 2.0 ba · 1,581 sqft · SingleFamily public records · 525 Days on market

Built 1982 0.25 ac lot $139/sqft · at area comps Est $238k · 8% under ↓ 27% 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 +18.3/30.0
• ARV discount +10.9/15.0
• DSCR +5.7/10.0
• Rent growth +4.7/5.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

Key facts

• 0.25 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $199 ($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 $200k (9.0% below list).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.0% in Claiborne — 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 67/100 on livability (#109 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools D+, crime D+, health & safety D.
• 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; 3 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $61k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 525 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $80k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $193,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 525 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
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: 0.91% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (median comp): $237,689
• List price: $219,500
• Delta: -7.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Sylvan Lake Dr	0.00mi	3/2.0	1,700 (+8%)	1mo	$195,000	$115	87
111 Stephanie Dr	0.15mi	3/2.0	1,613 (+2%)	6mo	$227,000	$141	85
104 Stephanie Dr	0.17mi	3/2.0	1,656 (+5%)	2mo	$239,000	$144	82
104 Gretchen Cir	0.20mi	3/2.0	1,678 (+6%)	1mo	$259,000	$154	79
108 Foxwood Dr	0.18mi	3/2.0	1,460 (-8%)	1mo	$235,000	$161	78
232 Knoll Creek Cir	0.71mi	3/2.0	1,588 (+0%)	1mo	$245,000	$154	65
206 Caladium Xing	0.41mi	3/2.0	1,730 (+9%)	4mo	$305,000	$176	62
402 Forty Oaks Farm Rd	0.55mi	4/2.0 (+1)	1,662 (+5%)	1mo	$197,000	$119	60
122 Mizell Ln	0.72mi	3/2.0	1,637 (+4%)	5mo	$240,000	$147	57
209 E Ironwood Dr	0.40mi	4/1.5 (+1)	1,409 (-11%)	3mo	$150,000	$106	54
102 Samantha Dr	0.72mi	3/2.0	1,427 (-10%)	2mo	$225,000	$158	48
1110 Wall Williams Rd	0.52mi	3/1.0	1,378 (-13%)	8mo	$218,500	$159	44

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-12,370
• Equity at exit: $32,728

10-year hold

• IRR: 9.3%
• Equity multiple: 1.87×
• Total profit: $53,401
• Equity at exit: $18,978

Cash invested: $61,460 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,997 medium
• Mortgage (P&I): −$1,151
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $199

Break-even live

Break-even rent $1,745

Max offer price $219,500

Occupancy floor 85%

Sensitivity live

Price	-10% $324	-5% $261	+0% $199	+5% $137	+10% $75
Rent	-10% $42	-5% $120	+0% $199	+5% $278	+10% $357
Rate	-1.0pp $310	-0.5pp $255	base $199	+0.5pp $142	+1.0pp $85

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Dutchman Dr Monroe, LA	3.0	2.0	1765	$3,000	$1.70	22d	1	1.10mi
2555 Arkansas Rd Unit 16 West Monroe, LA	3.0	1.5	1180	$1,750	$1.48	44d	1	1.15mi
114 Westchase Dr West Monroe, LA	2.0	1.5	1266	$1,550	$1.22	22d	1	1.23mi

Listing history 15 events

1. 2026-05-04
   status Pending 396-char remark

   Show marketing remark (396 chars)

   Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

2. 2026-04-16
   price $219,500 396-char remark

   Show marketing remark (396 chars)

   Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

3. 2026-04-12
   status Active 396-char remark

   Show marketing remark (396 chars)

   Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

4. 2026-03-31
   status Pending 396-char remark

   Show marketing remark (396 chars)

   Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

5. 2026-03-31
   status Active 396-char remark

   Show marketing remark (396 chars)

   Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

6. 2026-03-04
   status Pending 396-char remark

   Show marketing remark (396 chars)

   Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

7. 2026-02-02
   price $229,900 396-char remark

   Show marketing remark (396 chars)

   Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

8. 2026-01-05
   price $235,900 396-char remark

   Show marketing remark (396 chars)

   Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

9. 2025-10-07
   price $242,750 396-char remark

   Show marketing remark (396 chars)

   Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

10. 2025-10-05
    price $249,900 396-char remark

    Show marketing remark (396 chars)

    Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

11. 2025-07-28
    price $259,900 396-char remark

    Show marketing remark (396 chars)

    Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

12. 2025-06-26
    price $269,000 396-char remark

    Show marketing remark (396 chars)

    Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

13. 2025-05-12
    price $279,000 396-char remark

    Show marketing remark (396 chars)

    Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

14. 2025-02-05
    price $289,000 396-char remark

    Show marketing remark (396 chars)

    Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

15. 2024-10-18
    listed $299,000 Active 396-char remark

    Show marketing remark (396 chars)

    Lovely 3 bedroom, 2 bath home on 0.25 acres. Master bath has a walk-in tub that was added not too long ago. Has an inground pool, liner was replaced about 3 years ago, storage building, and extra storage room under the carport. Just minutes away from town. All measurements, lot sizes, acreage and age of property, deemed reliable, but not guaranteed. Must be verified by Buyer and Buyer's agent.

ⓘ 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: $1,633 · $136/mo
• Projected year-2 tax: $1,633 · $136/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 2/10 Low
• 🌡 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: $23,970
• − Mortgage interest: −$12,295
• − Property taxes: −$1,633
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$6,385
• Taxable loss: −$1,277
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $2,699/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 — Claiborne

• Score: 67/100
• State rank: #109
• US rank: #10626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claiborne, LA
• County: Ouachita Parish · 118,340 people
• 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

-26.6% since first listed

15 events — show timeline

• 2026-05-04 Pending — NELABOR
• 2026-04-16 Price Changed $219,500 NELABOR
• 2026-04-12 Relisted — NELABOR
• 2026-03-31 Pending — NELABOR
• 2026-03-31 Relisted — NELABOR
• 2026-03-04 Pending — NELABOR
• 2026-02-02 Price Changed $229,900 NELABOR
• 2026-01-05 Price Changed $235,900 NELABOR
• 2025-10-07 Price Changed $242,750 NELABOR
• 2025-10-05 Price Changed $249,900 NELABOR
• 2025-07-28 Price Changed $259,900 NELABOR
• 2025-06-26 Price Changed $269,000 NELABOR
• 2025-05-12 Price Changed $279,000 NELABOR
• 2025-02-05 Price Changed $289,000 NELABOR
• 2024-10-18 Listed $299,000 NELABOR

Property tax history

+3.7%/yr

Latest (2025): $1,633 · -1.2% YoY. Source: county tax records.