125 Garden Ln · Monroe, LA 71203

$153,000

3 bd · 2.0 ba · 1,287 sqft · SingleFamily public records · 11 Days on market

Built 1972 $119/sqft · 7% below area Est $165k · 7% 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 +25.1/30.0
• ARV discount +10.7/15.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• 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

Charming Home in Northside Terrace! Discover the perfect blend of comfort and style at 125 Garden Lane, located in the desirable Northside Terrace neighborhood of Monroe. This well-maintained home features a functional 3-bedroom, 2-bathroom layout designed for modern living. The heart of the home boasts a spacious living room and a dining area that opens directly to the kitchen, creating an ideal flow for entertaining and daily meals. Throughout the interior, you’ll find a thoughtful combination of durable LVP flooring and cozy carpet, offering both practicality and warmth. Key Features: • 3 Bedrooms / 2 Bathrooms • Open-concept Kitchen and Dining • Located in Northsid

Key facts

• Garage
• Built 1972
• Listed 11 days

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Detached or attached garage with 1-car capacity
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Site-built home; One-story (entry level is 1)
• Construction: Brick veneer exterior; Slab foundation
• Exterior features: Covered patio/porch; Chain link fencing; Landscaped yard; Irregular-shaped lot; Paved road access; Asphalt roof

Interior

• Kitchen: Dishwasher; Gas range; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; No fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $153k).
• Cap rate 8.9% 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.
• Market conditions: 437 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $153,000

Questions for the listing agent

1. Built in 1972 — 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. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (median comp): $164,548
• List price: $153,000
• Delta: -7.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Horseshoe Lake Rd	0.14mi	3/1.5	1,345 (+4%)	11mo	$149,000	$111	75
215 Shady Ln	0.52mi	3/2.0	1,244 (-3%)	6mo	$142,000	$114	65
123 Shady Ln	0.31mi	3/1.5	1,193 (-7%)	9mo	$152,000	$127	64
207 Shady Ln	0.47mi	3/2.0	1,316 (+2%)	14mo	$158,000	$120	62
206 Bastrop Dr	0.54mi	3/2.0	1,312 (+2%)	12mo	$155,000	$118	62
222 Laurel Grove Dr	0.29mi	3/2.0	1,456 (+13%)	6mo	$188,500	$129	60
100 Captain Kidd St	0.63mi	3/2.0	1,373 (+7%)	1mo	$208,500	$152	59
423 Birchwood Dr	0.35mi	3/2.0	1,407 (+9%)	12mo	$169,500	$120	58
408 Birchwood Dr	0.24mi	3/2.0	1,450 (+13%)	24mo	$158,000	$109	48
530 Birchwood Dr	0.73mi	3/2.0	1,455 (+13%)	20mo	$167,000	$115	27

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,409
• Equity at exit: $22,813

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $24,485
• Equity at exit: $13,229

Cash invested: $42,840 (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: 437
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$802
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $336

Break-even live

Break-even rent $1,228

Max offer price $153,000

Occupancy floor 75%

Sensitivity live

Price	-10% $423	-5% $379	+0% $336	+5% $293	+10% $250
Rent	-10% $206	-5% $271	+0% $336	+5% $401	+10% $467
Rate	-1.0pp $413	-0.5pp $375	base $336	+0.5pp $297	+1.0pp $256

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3418 Medical Park Dr Unit 103 Monroe, LA	2.0	2.0	900	$2,000	$2.22	22d	1	0.32mi

Listing history 3 events

1. 2026-05-16
   status Pending 813-char remark
2. 2026-05-04
   listed $153,000 Active 813-char remark
3. 2008-02-15
   soldstatus

ⓘ 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: $1,244 · $104/mo
• Projected year-2 tax: $1,244 · $104/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,837
• − Mortgage interest: −$8,570
• − Property taxes: −$1,244
• − Insurance: −$765
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$4,451
• Taxable income: $1,633
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $3,642/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

3 events — show timeline

• 2026-05-16 Pending — NELABOR
• 2026-05-04 Listed $153,000 NELABOR
• 2008-02-15 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,244 · -0.3% YoY. Source: county tax records.