607 Roselawn Ave · Monroe, LA 71201

$2,200

3 bd · 2.0 ba · 1,717 sqft · SingleFamily public records · 6 Days on market

Built 1937 7,405 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cottage charm blooms in this 2 bedroom/ 2 bath home located in Monroe's Garden District! The home features a great floor plan, hardwood & ceramic tile flooring, custom kitchen w/ granite counter tops & stainless appliances, and an extra room that could be used for an office/sunroom. The primary suite features an additional room that could be used for a nursery or a LARGE walk-in closet. Close to shopping and restaurants. Call your real estate professional today for your showing!

Key facts

• Oversized kitchen
• Move-in ready rental
• Built-in desk

Tags

• MOVE-IN READY RENTAL
• SPACIOUS FUNCTIONAL LAYOUT
• COZY FIREPLACE
• OVERSIZED KITCHEN
• CENTER ISLAND
• BUILT-IN DESK

Property features AI

Finance

• Other: Subdivision: D A BREARD JR A
• HOA & community: No association amenities

Exterior

• Parking: One garage space; Carport; Open parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence; One story; Entry level: 1; Site-built construction
• Construction: Vinyl siding; Brick veneer; Pillar/post/pier foundation
• Exterior features: Rain gutters; Wood fencing; Cleared lot; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Double oven; Electric range
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Ceiling fans; Walk-in closets; Double-pane windows; Fireplace (1)
• Laundry & utility: Gas water heater

🏷️ Possibly a rental listed for sale. The $2,200 price doesn't fit this home's estimated sale value (~$206,040) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 858.9% 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.
• City Of Monroe School District (urban): math 21% / reading 31% proficiency, ranked #60 of 98 in LA (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lexington Elementary School (604 students, 48% FRL); Neville Junior High School (math 29% / reading 53%, grade F, #61 of 218 statewide, top 28%, 480 students, 58% FRL); Neville High School (math 35% / reading 52%, grade F, #64 of 265 statewide, top 24%, 1,121 students, 49% FRL) — zoned schools average 52% FRL vs 82% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 26% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the City Of Monroe School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 142 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).
• This rent runs 37% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $15 of loan paydown is wiped out by about $66 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $616 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago 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 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $2,200

Questions for the listing agent

1. Built in 1937 — 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. 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?
4. 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?
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: 90.81% ✓
• Cap rate: 858.89%
• Cash-on-cash: 3045.00%
• DSCR: 136.49
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $206,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Erin Ave	0.29mi	3/2.0	1,713 (-0%)	7mo	$230,000	$134	80
700 K St	0.42mi	3/2.0	1,644 (-4%)	2mo	$207,000	$126	72
1704 N 2nd St	0.49mi	3/1.0	1,710 (-0%)	2mo	$206,000	$120	70
1304 Glenmar Ave	0.46mi	3/2.0	1,762 (+3%)	7mo	$150,000	$85	69
506 Rochelle Ave	0.26mi	2/1.0 (-1)	1,622 (-6%)	5mo	$87,000	$54	65
500 Rochelle Ave	0.27mi	3/2.0	1,501 (-13%)	2mo	$245,000	$163	65
1004 Auburn Ave	0.23mi	3/2.0	1,550 (-10%)	10mo	$175,000	$113	65
710 Hilton St	0.50mi	3/2.0	1,656 (-4%)	8mo	$171,000	$103	64
1302 N 2nd St	0.32mi	3/2.0	1,869 (+9%)	8mo	$149,000	$80	64
1000 N 7th St	0.23mi	3/2.0	1,966 (+14%)	6mo	$125,000	$64	60
1701 N 5th St	0.39mi	3/2.0	1,924 (+12%)	2mo	$247,000	$128	60
1110 Hilton St	0.67mi	3/2.0	1,856 (+8%)	4mo	$230,000	$124	52

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: —
• Equity multiple: 162.08×
• Total profit: $99,228
• Equity at exit: $328

10-year hold

• IRR: —
• Equity multiple: 349.57×
• Total profit: $214,721
• Equity at exit: $190

Cash invested: $616 (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 71201

• Home prices YoY: -31.9%
• Active inventory: 142
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,998 medium
• Mortgage (P&I): −$12
• Tax est. 1.5%: −$3 /mo · $33/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $1,563

Break-even live

Break-even rent $19

Max offer price $2,200

Occupancy floor 17%

Sensitivity live

Price	-10% $1,565	-5% $1,564	+0% $1,563	+5% $1,562	+10% $1,562
Rent	-10% $1,405	-5% $1,484	+0% $1,563	+5% $1,642	+10% $1,721
Rate	-1.0pp $1,564	-0.5pp $1,564	base $1,563	+0.5pp $1,563	+1.0pp $1,562

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: $550
• Closing costs: $66
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 N 5th St Monroe, LA	3.0	2.0	1694	$3,500	$2.07	23d	1	0.41mi
403 K St Monroe, LA	3.0	2.0	1561	$1,100	$0.70	23d	1	0.46mi

Listing history 6 events

1. 2026-06-10
   days on market $2,200 Active 6 DOM
2. 2026-06-09
   days on market $2,200 Active 5 DOM
3. 2026-06-08
   days on market $2,200 Active 4 DOM
4. 2026-06-07
   days on market $2,200 Active 3 DOM
5. 2026-06-05
   remarks 699-char remark
6. 2026-06-05
   listed $2,200 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 76% 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: $23,974
• − Mortgage interest: −$123
• − Property taxes: −$33
• − Insurance: −$11
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$64
• Taxable income: $19,907
• Est. tax owed @ 24.0%: −$4,778
• After-tax cash flow: $13,979/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: City Of Monroe School District
• NCES district ID: 2201080
• Math proficiency: 21% ▼ -36.00%
• Reading proficiency: 31% ▼ -34.00%
• Median HH income: $28,751
• Composite: 20.82/100
• National rank: #8505
• State rank: #60 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

• Census place: Monroe, LA
• County: Ouachita Parish · 118,340 people
• City population: 60,136
• Metro: Monroe, LA
• Population (ZIP): 21,782
• Household income: $65,446
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 1466.0

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 0.55)
• Race & ethnicity: White 57% Black 35% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 3% · Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Arabic 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: ▼ -92.35%
• Current HPI: 196.7468
• 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

-98.6% since first listed

10 events — show timeline

• 2026-06-04 Listed $2,200 NELABOR
• 2024-12-30 Sold (Public Records) $390,000 Public Records
• 2024-12-27 Sold (MLS) — NELABOR
• 2024-12-02 Pending — NELABOR
• 2024-11-22 Listed $199,500 NELABOR
• 2014-12-15 Sold (Public Records) $164,000 Public Records
• 2012-03-16 Listed $153,900 NELABOR
• 2009-06-02 Sold (Public Records) — Public Records
• 2008-12-16 Sold (Public Records) — Public Records
• 1985-02-01 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,513 · -0.1% YoY. Source: county tax records.