404 Filhiol Ave · West Monroe, LA 71292

$100,000

2 bd · 1.0 ba · 1,708 sqft · SingleFamily public records · 17 Days on market

Built 1935 $59/sqft · 32% below area Est $101k · at est.

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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 +20.3/30.0
• ARV discount +8.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located at 404 Filhiol Ave in West Monroe, this 3-bedroom, 2-bath home offers a versatile layout with additional space to fit your needs. In addition to the main living areas, the home features a bonus room that could easily serve as a fourth bedroom, office, or flex space. Enjoy relaxing on the covered front porch or unwind on the uncovered side porch. The backyard is ideal for entertaining, featuring an above-ground pool with a surrounding deck—perfect for enjoying warm Louisiana days. A garage located just off the side porch provides convenient parking and extra storage. With flexible living space and inviting outdoor features, this home offers comfort, functionality, and great pot

Key facts

• Covered front porch
• Garage
• Surrounding deck

Tags

• BONUS ROOM
• COVERED FRONT PORCH
• UNCOVERED SIDE PORCH
• ABOVE-GROUND POOL
• SURROUNDING DECK
• GARAGE

Property features AI

Finance

• Other: Subdivision: STEELE-MADDEN
• HOA & community: No association amenities

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence (site built); One level; Entry level: 1
• Construction: Masonite exterior; Asphalt roof; Built with crawl space foundation
• Exterior features: Covered patio/porch; Landscaped yard; Corner lot; Cleared lot; Paved road access; Above-ground private pool

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Double pane windows; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $128 ($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 $93k (6.9% below list).
• Recommended offer: $93k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 5.4% 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: Riverbend Elementary School (math 12% / reading 22%, grade F, #487 of 646 statewide, top 78%, 322 students, 84% FRL); Riser Middle School (math 15% / reading 22%, grade F, #169 of 218 statewide, top 78%, 469 students, 82% FRL); West Monroe High School (math 32% / reading 48%, grade F, #77 of 265 statewide, top 29%, 2,189 students, 58% FRL) — zoned schools average 75% FRL vs 52% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 38% district-wide (-13 pts) — the specific schools serving this property underperform the Ouachita Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 195 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1935 — 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 $93,144 (6.9% below list)

Questions for the listing agent

1. Built in 1935 — 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: 0.93% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (median comp): $101,028
• List price: $100,000
• Delta: -1.02%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Natchitoches St #108	0.51mi	3/3.0 (+1)	1,856 (+9%)	6mo	$300,000	$162	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-8,063
• Equity at exit: $14,910

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $3,358
• Equity at exit: $8,646

Cash invested: $28,000 (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 71292

• Home prices YoY: -22.1%
• Active inventory: 195
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $128

Break-even live

Break-even rent $769

Max offer price $100,000

Occupancy floor 81%

Sensitivity live

Price	-10% $185	-5% $157	+0% $128	+5% $100	+10% $72
Rent	-10% $55	-5% $92	+0% $128	+5% $165	+10% $202
Rate	-1.0pp $179	-0.5pp $154	base $128	+0.5pp $102	+1.0pp $76

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 S 2nd St Monroe, LA	3.0	1.0	1200	$625	$0.52	23d	1	1.12mi
118 Bancroft Blvd West Monroe, LA	3.0	2.0	1300	$1,525	$1.17	23d	1	1.21mi

Listing history 11 events

1. 2026-06-07
   status $100,000 Pending 17 DOM
2. 2026-06-03
   days on market $100,000 Active 17 DOM
3. 2026-06-02
   days on market $100,000 Active 16 DOM
4. 2026-06-01
   days on market $100,000 Active 15 DOM
5. 2026-05-31
   days on market $100,000 Active 14 DOM
6. 2026-05-30
   days on market $100,000 Active 13 DOM
7. 2026-05-14
   status Pending 706-char remark
8. 2026-05-14
   status Active 706-char remark
9. 2026-05-05
   status Pending 706-char remark
10. 2026-04-30
    listed $100,000 Active 706-char remark
11. 2003-10-01
    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: $496 · $41/mo
• Projected year-2 tax: $550 · $46/mo
• Expected delta: +$54/yr (+$4/mo · 10.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 21% 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 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: $11,177
• − Mortgage interest: −$5,602
• − Property taxes: −$496
• − Insurance: −$500
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$2,909
• Taxable loss: −$118
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $1,569/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): 22,935
• Household income: $51,355
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1027.0

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 (73%)
• Race & ethnicity: White 73% Black 20% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -53.78%
• Current HPI: 189.9135
• 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

7 events — show timeline

• 2026-06-03 Pending — NELABOR
• 2026-05-22 Relisted — NELABOR
• 2026-05-14 Pending — NELABOR
• 2026-05-14 Relisted — NELABOR
• 2026-05-05 Pending — NELABOR
• 2026-04-30 Listed $100,000 NELABOR
• 2003-10-01 Sold (Public Records) — Public Records

Property tax history

+0.4%/yr

Latest (2025): $496 · +1.9% YoY. Source: county tax records.