403 Crystal Dr · Claiborne, LA 71291

$199,900

3 bd · 2.0 ba · 1,558 sqft · SingleFamily public records · 3 Days on market

Built 1997 Est $210k · at est.

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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 +13.0/30.0
• ARV discount +9.7/15.0
• Rent growth +4.7/5.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home!! Nestled in a quiet cul~de~sac, this charming 3~bedroom, 2~bath home offers comfort, convenience, and privacy. Enjoy a spacious fenced backyard perfect for pets, play, or entertaining, along with a storage building that provides extra space for tools, lawn equipment, or hobbies. The inviting layout offers comfortable living spaces and a warm, welcoming atmosphere. Whether you’re looking for your first home, downsizing, or simply seeking a peaceful neighborhood setting, this property is one you won’t want to miss!! It qualifies for 100% financing!! Call today for a showing!!!

Key facts

• Quiet cul-de-sac
• Storage building
• Fenced backyard

Tags

• FENCED BACKYARD
• STORAGE BUILDING
• QUIET CUL-DE-SAC

Property features AI

Finance

• Other: Subdivision: GREEN SPRINGS; Zoning: Residential
• HOA & community: No association amenities

Exterior

• Parking: Attached garage (2 spaces); Open parking available
• Utilities: Public water; Public sewer; Natural gas not available
• Home design: Single-family residence; Site-built home; One level (entry level 1)
• Construction: Brick veneer construction; Asphalt roof; Slab foundation; Built on a cul-de-sac lot; Cleared lot
• Exterior features: Covered patio/porch; Chain link and wood fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Double pane windows; Other interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-10 ($-121/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (21.5% below list).
• Recommended offer: $157k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: crime D+, health & safety D, amenities 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: Claiborne School (math 62% / reading 73%, grade B+, #34 of 646 statewide, top 5%, 751 students, 46% FRL); West Ridge Middle School (math 52% / reading 65%, grade B, #13 of 218 statewide, top 6%, 635 students, 47% FRL); West Monroe High School (math 32% / reading 48%, grade F, #77 of 265 statewide, top 29%, 2,189 students, 58% FRL) — zoned schools at 50% FRL track the district average.
• Zoned-school proficiency averages 55% at this address vs 38% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Ouachita Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.9%/yr); 201 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $165k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $156,928 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.79% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $210,330
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Crystal Dr	0.12mi	3/2.0	1,563 (+0%)	19mo	$185,000	$118	78
110 Crystal Dr	0.18mi	3/2.0	1,500 (-4%)	15mo	$198,000	$132	73
184 Henderson Rd	0.27mi	3/2.0	1,649 (+6%)	8mo	$255,000	$155	72
224 Henderson Rd	0.34mi	3/2.0	1,668 (+7%)	10mo	$245,000	$147	65
105 Crystal Dr	0.23mi	4/2.0 (+1)	1,444 (-7%)	12mo	$195,000	$135	62
111 Honeysuckle Dr	0.62mi	3/2.0	1,575 (+1%)	18mo	$215,000	$137	55
115 Honeysuckle Dr	0.62mi	3/2.0	1,468 (-6%)	23mo	$185,000	$126	42

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: -11.7%
• Equity multiple: 0.56×
• Total profit: $-24,800
• Equity at exit: $29,806

10-year hold

• IRR: 3.1%
• Equity multiple: 1.27×
• Total profit: $15,090
• Equity at exit: $17,284

Cash invested: $55,972 (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: 201
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-10

Break-even live

Break-even rent $1,582

Max offer price $198,115

Occupancy floor 96%

Sensitivity live

Price	-10% $103	-5% $46	+0% $-10	+5% $-67	+10% $-123
Rent	-10% $-134	-5% $-72	+0% $-10	+5% $52	+10% $114
Rate	-1.0pp $91	-0.5pp $41	base $-10	+0.5pp $-62	+1.0pp $-115

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2555 Arkansas Rd Unit 16 West Monroe, LA	3.0	1.5	1180	$1,750	$1.48	45d	1	1.17mi
714 Wallace Dean Rd West Monroe, LA	3.0	1.5	1321	$1,325	$1.00	46d	1	1.38mi

Listing history 6 events

1. 2026-06-18
   remarks 595-char remark
2. 2026-06-18
   status $199,900 Pending 3 DOM
3. 2026-06-18
   days on market $199,900 Active 3 DOM
4. 2026-06-17
   days on market $199,900 Active 2 DOM
5. 2026-06-15
   remarks 590-char remark
6. 2026-06-15
   listed $199,900 Active 1 DOM

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $1,419 · $118/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°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: $18,831
• − Mortgage interest: −$11,198
• − Property taxes: −$1,419
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$5,815
• Taxable loss: −$3,613
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $746/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

+21.2% since first listed

5 events — show timeline

• 2026-06-14 Listed $199,900 NELABOR
• 2016-07-11 Sold (Public Records) $165,000 Public Records
• 2009-05-27 Sold (Public Records) — Public Records
• 2006-12-04 Sold (Public Records) — Public Records
• 2006-12-01 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,419 · -1.2% YoY. Source: county tax records.