Melville II A Plan · Monroe, LA 71203

$255,990

4 bd · 2.0 ba · 1,716 sqft · SingleFamily · 394 Days on market

Excellent condition

---

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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Four Bedrooms, Two Bathrooms - Two-Car Garage - Brick and Stucco Exterior - Recessed Can Lighting in Kitchen - Walk-In Pantry - Walk-In Master Closet - Double Master Vanity - Garden Master Tub - Separate Master Shower - Boot Bench in Drop Zone

Key facts

• Open floor plan
• Double master vanity
• Walk-in pantry

Tags

• OPEN FLOOR PLAN
• BRICK AND STUCCO EXTERIOR
• RECESSED CAN LIGHTING
• WALK-IN PANTRY
• WALK-IN MASTER CLOSET
• DOUBLE MASTER VANITY

🏗️ New construction. The $255,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,329.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $256k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $256k).
• Recommended offer: $225k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Zoned schools: Jack Hayes Elementary School (math 20% / reading 30%, grade F, #381 of 646 statewide, top 59%, 587 students, 83% FRL); Ouachita Junior High School (math 12% / reading 25%, grade F, #169 of 218 statewide, top 78%, 422 students, 80% FRL); Ouachita Parish High School (math 23% / reading 31%, grade F, #136 of 265 statewide, top 55%, 1,191 students, 66% FRL) — zoned schools average 76% FRL vs 52% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 38% district-wide (-14 pts) — the specific schools serving this property underperform the Ouachita Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 440 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 $2,720/mo this rent would consume 62% 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 394 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Recommended offer $225,271 (12.0% below list)

Questions for the listing agent

1. It's been on market 394 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. 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: 1.04% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $260,329
• List price: $255,990
• Delta: -1.67%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Raymond Dr	0.32mi	3/2.0 (-1)	1,845 (+8%)	4mo	$235,000	$127	64

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-19,861
• Equity at exit: $38,816

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $11,565
• Equity at exit: $22,508

Cash invested: $72,892 (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: 440
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,720 medium
• Mortgage (P&I): −$1,365
• Tax est. 1.5%: −$325 /mo · $3,905/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $350

Break-even live

Break-even rent $2,277

Max offer price $260,329

Occupancy floor 82%

Sensitivity live

Price	-10% $530	-5% $440	+0% $350	+5% $260	+10% $170
Rent	-10% $135	-5% $242	+0% $350	+5% $457	+10% $565
Rate	-1.0pp $481	-0.5pp $416	base $350	+0.5pp $282	+1.0pp $214

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: $65,082
• Closing costs: $7,810
• 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	22d	1	0.30mi
182 Leisure Dr Monroe, LA	3.0	2.0	1472	$2,500	$1.70	22d	1	1.19mi

Listing history 18 events

1. 2026-06-22
   days on market $255,990 Active 394 DOM
2. 2026-06-19
   days on market $255,990 Active 392 DOM
3. 2026-06-18
   days on market $255,990 Active 391 DOM
4. 2026-06-17
   days on market $255,990 Active 390 DOM
5. 2026-06-16
   days on market $255,990 Active 389 DOM
6. 2026-06-15
   days on market $255,990 Active 388 DOM
7. 2026-06-14
   days on market $255,990 Active 386 DOM
8. 2026-06-13
   days on market $255,990 Active 385 DOM
9. 2026-06-10
   days on market $255,990 Active 383 DOM
10. 2026-06-09
    days on market $255,990 Active 382 DOM
11. 2026-06-08
    days on market $255,990 Active 381 DOM
12. 2026-06-07
    days on market $255,990 Active 380 DOM
13. 2026-06-03
    days on market $255,990 Active 376 DOM
14. 2026-06-02
    days on market $255,990 Active 375 DOM
15. 2026-06-01
    days on market $255,990 Active 374 DOM
16. 2026-05-31
    days on market $255,990 Active 373 DOM
17. 2026-05-30
    days on market $255,990 Active 372 DOM
18. 2025-05-23
    listed $255,990 Active 263-char remark

    Show marketing remark (263 chars)

    - Open Floor Plan - Four Bedrooms, Two Bathrooms - Two-Car Garage - Brick and Stucco Exterior - Recessed Can Lighting in Kitchen - Walk-In Pantry - Walk-In Master Closet - Double Master Vanity - Garden Master Tub - Separate Master Shower - Boot Bench in Drop Zone

ⓘ 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: $32,642
• − Mortgage interest: −$14,582
• − Property taxes: −$3,905
• − Insurance: −$1,302
• − Repairs & maintenance: −$2,611
• − Management: −$2,611
• − Depreciation: −$7,573
• Taxable income: $57
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $4,185/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 · 3 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that can further enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace landscaping with more drought-tolerant plants — Improves curb appeal and reduces maintenance costs
• Both Install smart home security system — Enhances safety and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace landscaping with more drought-tolerant plants — Improves curb appeal and reduces maintenance costs ↑
• Both Install smart home security system — Enhances safety and adds modern amenities ↑

ⓘ 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 $255,990 Zillow