Yucca III A Plan · Monroe, LA 71203

$263,990

4 bd · 2.5 ba · 1,851 sqft · SingleFamily · 392 Days on market

Poor condition

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Why this score? — see what drove the D 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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open floor plan Four bedrooms, two and a half baths Recessed can lighting Double master vanity Separate master shower Walk-in master closet

Key facts

• Open floor plan
• Double master vanity
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• RECESSED CAN LIGHTING
• DOUBLE MASTER VANITY
• SEPARATE MASTER SHOWER
• WALK-IN MASTER CLOSET

🏗️ New construction. The $263,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $282,251.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $264k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $264k).
• Recommended offer: $232k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.7% in Monroe — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 2 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• At $2,732/mo this rent would consume 63% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 392 days — a 12% lower offer ($232k) is reasonable based on typical stale-listing flexibility.

Recommended offer $232,311 (12.0% below list)

Questions for the listing agent

1. It's been on market 392 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.97% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $282,251
• List price: $263,990
• Delta: -6.47%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Raymond Dr	0.32mi	3/2.0 (-1)	1,845 (-0%)	4mo	$235,000	$127	74
317 Raymond Dr	0.36mi	3/3.0 (-1)	2,102 (+14%)	2mo	$395,000	$188	52
218 Raymond Dr	0.24mi	3/2.0 (-1)	2,066 (+12%)	18mo	$263,700	$128	48

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-32,479
• Equity at exit: $42,085

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-11,097
• Equity at exit: $24,404

Cash invested: $79,030 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,732 medium
• Mortgage (P&I): −$1,480
• Tax est. 1.5%: −$353 /mo · $4,234/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $208

Break-even live

Break-even rent $2,469

Max offer price $282,251

Occupancy floor 87%

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: $70,563
• Closing costs: $8,468
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Raymond Dr Monroe, LA	3.0	2.0	1952	$3,500	$1.79	21d	1	0.30mi
182 Leisure Dr Monroe, LA	3.0	2.0	1472	$2,500	$1.70	21d	1	1.19mi

Listing history 17 events

1. 2026-06-19
   days on market $263,990 Active 392 DOM
2. 2026-06-18
   days on market $263,990 Active 391 DOM
3. 2026-06-17
   days on market $263,990 Active 390 DOM
4. 2026-06-16
   days on market $263,990 Active 389 DOM
5. 2026-06-15
   days on market $263,990 Active 388 DOM
6. 2026-06-14
   days on market $263,990 Active 386 DOM
7. 2026-06-13
   days on market $263,990 Active 385 DOM
8. 2026-06-10
   days on market $263,990 Active 383 DOM
9. 2026-06-09
   days on market $263,990 Active 382 DOM
10. 2026-06-08
    days on market $263,990 Active 381 DOM
11. 2026-06-07
    days on market $263,990 Active 380 DOM
12. 2026-06-03
    days on market $263,990 Active 376 DOM
13. 2026-06-02
    days on market $263,990 Active 375 DOM
14. 2026-06-01
    days on market $263,990 Active 374 DOM
15. 2026-05-31
    days on market $263,990 Active 373 DOM
16. 2026-05-30
    days on market $263,990 Active 372 DOM
17. 2025-05-23
    listed $263,990 Active 141-char remark

    Show marketing remark (141 chars)

    Open floor plan Four bedrooms, two and a half baths Recessed can lighting Double master vanity Separate master shower Walk-in master closet

ⓘ 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: $32,781
• − Mortgage interest: −$15,810
• − Property taxes: −$4,234
• − Insurance: −$1,411
• − Repairs & maintenance: −$2,622
• − Management: −$2,622
• − Depreciation: −$8,211
• Taxable loss: −$2,130
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $3,001/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

Poor 20/100 Extensive rehab

The property is in a poor condition with overgrown vegetation, requiring extensive landscaping and curb appeal improvements to increase its value.

Repairs flagged

• Major landscaping — The overgrown vegetation needs to be cleared to reveal the property and make it presentable.

Value-add opportunities

• Both landscaping and curb appeal — Clearing the overgrown vegetation and landscaping the property will improve its curb appeal and make it more attractive for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · The overgrown vegetation needs to be cleared to reveal the property and make it presentable.	Major	$15,000–50,000
Total estimated repair cost · 1 items		$15,000–50,000

Value-add ROI direction

• Both landscaping and curb appeal — Clearing the overgrown vegetation and landscaping the property will improve its curb appeal and make it more attractive for both resale and rental. ↑

ⓘ 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

1 event — show timeline

• 2025-05-23 Listed $263,990 Zillow