303 Woodale Dr · Monroe, LA 71203

$235,000

8 bd · 0.0 ba · 4,092 sqft · MultiFamily public records · 100 Days on market

Built 1981 10,454 sqft lot $57/sqft · at area comps Est $243k · at est. ↓ 15% since listing

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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 +8.9/15.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 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 MLS

Welcome to 303 Woodale Dr in Monroe, a fourplex investment opportunity offering four 2-bedroom, 2-bath units with ~1,035 heated square feet per unit. This professionally managed porperty is situated on approximately 0.24 acres, this income-producing property features consistent rental performance with current monthly rents ranging from $805 to $850 across all units. Reported gross income is $38,412 with a net income of $22,032. New roof installed in 2024. Each unit offers a functional layout with a comfortable living area, kitchen, two bedrooms, and two full bathrooms, providing an attractive floor plan for tenants. Exterior features include on-site parking and manageable grounds for ease of ownership. Showings available after an accepted offer. Video Walktrough is available. This Monroe fourplex presents a solid investment with steady income and strong rental demand.

Key facts

• Strong rental demand
• On site parking
• Manageable grounds

Tags

• INCOME PRODUCING PROPERTY
• CONSISTENT RENTAL PERFORMANCE
• ON SITE PARKING
• MANAGEABLE GROUNDS
• STRONG RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $544/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $235k).
• Recommended offer: $214k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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 $4,601/mo this rent would consume 106% 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 $66k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $213,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.96% ✓
• Cap rate: 17.40%
• Cash-on-cash: 39.65%
• DSCR: 2.76
• GRM: 4.3

CMA / ARV

• ARV (median comp): $242,783
• List price: $235,000
• Delta: -3.21%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.9%
• Equity multiple: 2.53×
• Total profit: $100,367
• Equity at exit: $35,039

10-year hold

• IRR: 42.7%
• Equity multiple: 5.04×
• Total profit: $265,584
• Equity at exit: $20,319

Cash invested: $65,800 (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 71203

• Home prices YoY: -32.4%
• Active inventory: 437
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $4,601 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$130 /mo · $1,563/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$966
• Net cashflow: $2,174

Break-even live

Break-even rent $1,849

Max offer price $235,000

Occupancy floor 48%

Sensitivity live

Price	-10% $2,307	-5% $2,241	+0% $2,174	+5% $2,108	+10% $2,041
Rent	-10% $1,811	-5% $1,992	+0% $2,174	+5% $2,356	+10% $2,538
Rate	-1.0pp $2,293	-0.5pp $2,234	base $2,174	+0.5pp $2,113	+1.0pp $2,051

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,600
Total (4 units)			$4,601

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $235,000 Active 100 DOM
2. 2026-06-18
   days on market $235,000 Active 99 DOM
3. 2026-06-17
   days on market $235,000 Active 98 DOM
4. 2026-06-16
   days on market $235,000 Active 97 DOM
5. 2026-06-15
   days on market $235,000 Active 96 DOM
6. 2026-06-14
   days on market $235,000 Active 94 DOM
7. 2026-06-13
   days on market $235,000 Active 93 DOM
8. 2026-06-10
   days on market $235,000 Active 91 DOM
9. 2026-06-09
   days on market $235,000 Active 90 DOM
10. 2026-06-08
    days on market $235,000 Active 89 DOM
11. 2026-06-07
    days on market $235,000 Active 88 DOM
12. 2026-06-03
    days on market $235,000 Active 84 DOM
13. 2026-06-02
    days on market $235,000 Active 83 DOM
14. 2026-06-01
    days on market $235,000 Active 82 DOM
15. 2026-05-31
    days on market $235,000 Active 81 DOM
16. 2026-05-30
    days on market $235,000 Active 80 DOM
17. 2026-05-08
    status Active 880-char remark

    Show marketing remark (880 chars)

    Welcome to 303 Woodale Dr in Monroe, a fourplex investment opportunity offering four 2-bedroom, 2-bath units with ~1,035 heated square feet per unit. This professionally managed porperty is situated on approximately 0.24 acres, this income-producing property features consistent rental performance with current monthly rents ranging from $805 to $850 across all units. Reported gross income is $38,412 with a net income of $22,032. New roof installed in 2024. Each unit offers a functional layout with a comfortable living area, kitchen, two bedrooms, and two full bathrooms, providing an attractive floor plan for tenants. Exterior features include on-site parking and manageable grounds for ease of ownership. Showings available after an accepted offer. Video Walktrough is available. This Monroe fourplex presents a solid investment with steady income and strong rental demand.

18. 2026-04-13
    status Pending 880-char remark

    Show marketing remark (880 chars)

    Welcome to 303 Woodale Dr in Monroe, a fourplex investment opportunity offering four 2-bedroom, 2-bath units with ~1,035 heated square feet per unit. This professionally managed porperty is situated on approximately 0.24 acres, this income-producing property features consistent rental performance with current monthly rents ranging from $805 to $850 across all units. Reported gross income is $38,412 with a net income of $22,032. New roof installed in 2024. Each unit offers a functional layout with a comfortable living area, kitchen, two bedrooms, and two full bathrooms, providing an attractive floor plan for tenants. Exterior features include on-site parking and manageable grounds for ease of ownership. Showings available after an accepted offer. Video Walktrough is available. This Monroe fourplex presents a solid investment with steady income and strong rental demand.

19. 2026-03-17
    price $235,000 880-char remark

    Show marketing remark (880 chars)

    Welcome to 303 Woodale Dr in Monroe, a fourplex investment opportunity offering four 2-bedroom, 2-bath units with ~1,035 heated square feet per unit. This professionally managed porperty is situated on approximately 0.24 acres, this income-producing property features consistent rental performance with current monthly rents ranging from $805 to $850 across all units. Reported gross income is $38,412 with a net income of $22,032. New roof installed in 2024. Each unit offers a functional layout with a comfortable living area, kitchen, two bedrooms, and two full bathrooms, providing an attractive floor plan for tenants. Exterior features include on-site parking and manageable grounds for ease of ownership. Showings available after an accepted offer. Video Walktrough is available. This Monroe fourplex presents a solid investment with steady income and strong rental demand.

20. 2026-03-09
    status Active 880-char remark

    Show marketing remark (880 chars)

    Welcome to 303 Woodale Dr in Monroe, a fourplex investment opportunity offering four 2-bedroom, 2-bath units with ~1,035 heated square feet per unit. This professionally managed porperty is situated on approximately 0.24 acres, this income-producing property features consistent rental performance with current monthly rents ranging from $805 to $850 across all units. Reported gross income is $38,412 with a net income of $22,032. New roof installed in 2024. Each unit offers a functional layout with a comfortable living area, kitchen, two bedrooms, and two full bathrooms, providing an attractive floor plan for tenants. Exterior features include on-site parking and manageable grounds for ease of ownership. Showings available after an accepted offer. Video Walktrough is available. This Monroe fourplex presents a solid investment with steady income and strong rental demand.

21. 2026-02-27
    status Pending 880-char remark

    Show marketing remark (880 chars)

    Welcome to 303 Woodale Dr in Monroe, a fourplex investment opportunity offering four 2-bedroom, 2-bath units with ~1,035 heated square feet per unit. This professionally managed porperty is situated on approximately 0.24 acres, this income-producing property features consistent rental performance with current monthly rents ranging from $805 to $850 across all units. Reported gross income is $38,412 with a net income of $22,032. New roof installed in 2024. Each unit offers a functional layout with a comfortable living area, kitchen, two bedrooms, and two full bathrooms, providing an attractive floor plan for tenants. Exterior features include on-site parking and manageable grounds for ease of ownership. Showings available after an accepted offer. Video Walktrough is available. This Monroe fourplex presents a solid investment with steady income and strong rental demand.

22. 2026-02-05
    listed $265,000 Active 880-char remark

    Show marketing remark (880 chars)

    Welcome to 303 Woodale Dr in Monroe, a fourplex investment opportunity offering four 2-bedroom, 2-bath units with ~1,035 heated square feet per unit. This professionally managed porperty is situated on approximately 0.24 acres, this income-producing property features consistent rental performance with current monthly rents ranging from $805 to $850 across all units. Reported gross income is $38,412 with a net income of $22,032. New roof installed in 2024. Each unit offers a functional layout with a comfortable living area, kitchen, two bedrooms, and two full bathrooms, providing an attractive floor plan for tenants. Exterior features include on-site parking and manageable grounds for ease of ownership. Showings available after an accepted offer. Video Walktrough is available. This Monroe fourplex presents a solid investment with steady income and strong rental demand.

23. 2024-05-26
    historical $830
24. 2024-05-17
    price $830
25. 2024-05-08
    listed $850
26. 2024-05-03
    historical $850
27. 2024-04-27
    listed $850
28. 2023-11-11
    historical $795
29. 2023-10-18
    listed $795
30. 2018-04-16
    soldstatus $277,000

ⓘ 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: $1,563 · $130/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $55,212
• − Mortgage interest: −$13,164
• − Property taxes: −$1,563
• − Insurance: −$1,175
• − Repairs & maintenance: −$4,417
• − Management: −$4,417
• − Depreciation: −$6,836
• Taxable income: $23,640
• Est. tax owed @ 24.0%: −$5,674
• After-tax cash flow: $20,417/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 — 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
• 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

-15.2% since first listed

14 events — show timeline

• 2026-05-08 Relisted — NELABOR
• 2026-04-13 Pending — NELABOR
• 2026-03-17 Price Changed $235,000 NELABOR
• 2026-03-09 Relisted — NELABOR
• 2026-02-27 Pending — NELABOR
• 2026-02-05 Listed $265,000 NELABOR
• 2024-05-26 Rental Removed $830 BUILDIUM
• 2024-05-17 Price Changed $830 BUILDIUM
• 2024-05-08 Listed for Rent $850 BUILDIUM
• 2024-05-03 Rental Removed $850 BUILDIUM
• 2024-04-27 Listed for Rent $850 BUILDIUM
• 2023-11-11 Rental Removed $795 BUILDIUM
• 2023-10-18 Listed for Rent $795 BUILDIUM
• 2018-04-16 Sold (Public Records) $277,000 Public Records

Property tax history

-3.5%/yr

Latest (2025): $1,563 · -0.7% YoY. Source: county tax records.