1408 S 2nd St · Monroe, LA 71202

$69,900

3 bd · 2.0 ba · 1,445 sqft · SingleFamily · 256 Days on market

6,970 sqft lot Est $91k · 23% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• 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

New Price (asking) $69,900 INVESTOR DEAL ALERT Newly Rehabbed Commercial Property 1408 Sth 2nd St. , Monroe, La. 71202 Aski Brick / Frame on Piers 2 Baths & Kitchen Heated Square Feet - 1,445 Lot Size - Acre / . 16 Property has new paint, new tile flooring, door knobs, hinges, roof, etc NO OWNER FINANCE & NO LEASE PURCHASE Call / Text Direct [phone] or send me a DM / PM Seller is Assignol

Key facts

• New tile flooring
• New paint
• New door knobs

Tags

• NEW PAINT
• NEW TILE FLOORING
• NEW DOOR KNOBS
• NEW HINGES
• NEW ROOF

Property features AI

Exterior

• Home design: House
• Exterior features: Lot approximately 0.16 acres

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $38 ($452/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $66k (5.7% below list).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• 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: J.S. Clark Magnet Elementary School (math 41% / reading 52%, grade D-, #159 of 646 statewide, top 25%, 462 students, 66% FRL); Martin Luther King Junior High School (math 13% / reading 20%, grade F, #177 of 218 statewide, top 82%, 353 students, 86% FRL); Wossman High School (math 17% / reading 32%, grade F, #153 of 265 statewide, top 62%, 636 students, 79% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: 69 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 $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 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: 0.94% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $91,035
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 S 3rd St	0.60mi	4/1.0 (+1)	1,427 (-1%)	7mo	$90,000	$63	55
2310 South Grand St	0.72mi	2/— (-1)	1,400 (-3%)	12mo	$39,000	$28	46

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-8,920
• Equity at exit: $10,422

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-4,642
• Equity at exit: $6,044

Cash invested: $19,572 (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 71202

• Active inventory: 69
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $659 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$138
• Net cashflow: $38

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 89%

Sensitivity live

Price	-10% $86	-5% $62	+0% $38	+5% $13	+10% $-11
Rent	-10% $-14	-5% $12	+0% $38	+5% $64	+10% $90
Rate	-1.0pp $73	-0.5pp $55	base $38	+0.5pp $20	+1.0pp $1

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 S 2nd St Monroe, LA	3.0	1.0	1200	$625	$0.52	23d	1	0.31mi
107 Riverbend Dr West Monroe, LA	2.0	1.0	896	$800	$0.89	23d	1	0.94mi

Listing history 18 events

1. 2026-06-21
   days on market $69,900 Active 256 DOM
2. 2026-06-19
   days on market $69,900 Active 254 DOM
3. 2026-06-18
   days on market $69,900 Active 253 DOM
4. 2026-06-17
   days on market $69,900 Active 252 DOM
5. 2026-06-16
   days on market $69,900 Active 251 DOM
6. 2026-06-15
   days on market $69,900 Active 250 DOM
7. 2026-06-14
   days on market $69,900 Active 248 DOM
8. 2026-06-13
   days on market $69,900 Active 247 DOM
9. 2026-06-10
   days on market $69,900 Active 245 DOM
10. 2026-06-09
    days on market $69,900 Active 244 DOM
11. 2026-06-08
    days on market $69,900 Active 243 DOM
12. 2026-06-07
    days on market $69,900 Active 242 DOM
13. 2026-06-05
    days on market $69,900 Active 239 DOM
14. 2026-06-02
    days on market $69,900 Active 237 DOM
15. 2026-06-01
    days on market $69,900 Active 236 DOM
16. 2026-05-31
    days on market $69,900 Active 235 DOM
17. 2026-05-30
    days on market $69,900 Active 234 DOM
18. 2025-10-08
    listed $69,900 Active

ⓘ 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: $7,909
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$633
• − Management: −$633
• − Depreciation: −$2,033
• Taxable loss: −$703
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $620/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
• City population: 60,136
• Population (ZIP): 26,791

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 Black (84%)
• Race & ethnicity: Black 84% White 11% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -66.58%
• Current HPI: 82.9973
• Rent YoY: —
• Metro: —
• 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

• 2025-10-08 Listed $69,900 ForSaleByOwner.com