228 Eisenhower Dr · Monroe, LA 71203

$135,000

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 86 Days on market

Built 1980 0.28 ac lot $86/sqft · 13% below area Est $131k · at est.

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• ARV discount +6.0/15.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 228 Eisenhower Drive in Monroe! This charming brick home offers three bedrooms and one and a half bathrooms, providing a comfortable and functional layout that’s perfect for everyday living. Inside, you’ll find inviting living spaces with plenty of potential to personalize and make your own. The home’s classic brick exterior adds timeless curb appeal and low-maintenance durability. Step outside to enjoy the fenced-in backyard, which offers a wonderful space for pets, outdoor play, gardening, or simply relaxing in your own private outdoor retreat. Whether you’re entertaining guests or enjoying a quiet evening outside, the yard provides flexibility for a variety of uses. Conveniently located and full of potential, this home presents a great opportunity for buyers looking for a property they can add their own style and finishing touches to. Don’t miss the chance to make 228 Eisenhower Drive your next home.

Key facts

• Brick exterior
• Fenced backyard
• 0.28 acre lot

Tags

• BRICK EXTERIOR
• FENCED BACKYARD
• PRIVATE OUTDOOR RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.8% 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: Swartz Lower Elementary School (392 students, 67% 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 71% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 38% district-wide (-15 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; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($52k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $135k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.16% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.98%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (median comp): $130,667
• List price: $135,000
• Delta: 3.32%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $6,106
• Equity at exit: $20,129

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $41,177
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $440

Break-even live

Break-even rent $1,005

Max offer price $135,000

Occupancy floor 67%

Sensitivity live

Price	-10% $517	-5% $479	+0% $440	+5% $402	+10% $364
Rent	-10% $317	-5% $379	+0% $440	+5% $502	+10% $564
Rate	-1.0pp $508	-0.5pp $475	base $440	+0.5pp $405	+1.0pp $370

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-22
   days on market $135,000 Active 86 DOM
2. 2026-06-19
   days on market $135,000 Active 84 DOM
3. 2026-06-18
   days on market $135,000 Active 83 DOM
4. 2026-06-17
   days on market $135,000 Active 82 DOM
5. 2026-06-16
   days on market $135,000 Active 81 DOM
6. 2026-06-15
   days on market $135,000 Active 80 DOM
7. 2026-06-14
   days on market $135,000 Active 78 DOM
8. 2026-06-13
   statusdays on market $135,000 Active 77 DOM
9. 2026-05-14
   price $135,000 957-char remark

   Show marketing remark (957 chars)

   Welcome to 228 Eisenhower Drive in Monroe! This charming brick home offers three bedrooms and one and a half bathrooms, providing a comfortable and functional layout that’s perfect for everyday living. Inside, you’ll find inviting living spaces with plenty of potential to personalize and make your own. The home’s classic brick exterior adds timeless curb appeal and low-maintenance durability. Step outside to enjoy the fenced-in backyard, which offers a wonderful space for pets, outdoor play, gardening, or simply relaxing in your own private outdoor retreat. Whether you’re entertaining guests or enjoying a quiet evening outside, the yard provides flexibility for a variety of uses. Conveniently located and full of potential, this home presents a great opportunity for buyers looking for a property they can add their own style and finishing touches to. Don’t miss the chance to make 228 Eisenhower Drive your next home.

10. 2026-03-28
    price $140,000 957-char remark

    Show marketing remark (957 chars)

    Welcome to 228 Eisenhower Drive in Monroe! This charming brick home offers three bedrooms and one and a half bathrooms, providing a comfortable and functional layout that’s perfect for everyday living. Inside, you’ll find inviting living spaces with plenty of potential to personalize and make your own. The home’s classic brick exterior adds timeless curb appeal and low-maintenance durability. Step outside to enjoy the fenced-in backyard, which offers a wonderful space for pets, outdoor play, gardening, or simply relaxing in your own private outdoor retreat. Whether you’re entertaining guests or enjoying a quiet evening outside, the yard provides flexibility for a variety of uses. Conveniently located and full of potential, this home presents a great opportunity for buyers looking for a property they can add their own style and finishing touches to. Don’t miss the chance to make 228 Eisenhower Drive your next home.

11. 2026-03-12
    listed $145,000 Active 957-char remark

    Show marketing remark (957 chars)

    Welcome to 228 Eisenhower Drive in Monroe! This charming brick home offers three bedrooms and one and a half bathrooms, providing a comfortable and functional layout that’s perfect for everyday living. Inside, you’ll find inviting living spaces with plenty of potential to personalize and make your own. The home’s classic brick exterior adds timeless curb appeal and low-maintenance durability. Step outside to enjoy the fenced-in backyard, which offers a wonderful space for pets, outdoor play, gardening, or simply relaxing in your own private outdoor retreat. Whether you’re entertaining guests or enjoying a quiet evening outside, the yard provides flexibility for a variety of uses. Conveniently located and full of potential, this home presents a great opportunity for buyers looking for a property they can add their own style and finishing touches to. Don’t miss the chance to make 228 Eisenhower Drive your next home.

12. 2026-01-06
    soldstatus $50,000

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $742 · $62/mo
• Expected delta: +$383/yr (+$32/mo · 106.7%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $18,751
• − Mortgage interest: −$7,562
• − Property taxes: −$359
• − Insurance: −$675
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$3,927
• Taxable income: $3,227
• Est. tax owed @ 24.0%: −$775
• After-tax cash flow: $4,509/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 — 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

+170.0% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $135,000 NELABOR
• 2026-03-28 Price Changed $140,000 NELABOR
• 2026-03-12 Listed $145,000 NELABOR
• 2026-01-06 Sold (Public Records) $50,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $359 · -0.7% YoY. Source: county tax records.