602 S 7th St · Monroe, LA 71202

$79,900

3 bd · 1.0 ba · 903 sqft · SingleFamily public records · 118 Days on market

Built 1970 Est $96k · 17% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Home located close to I-20 corridor, shopping and restaurants. This 3 bedroom 1 bathroom has cool colors throughout, laminate flooring, kitchen with breakfast nook, spacious bedrooms and full bath. Call your real estate professional for a showing today!

Key facts

• Breakfast nook
• Laminate flooring
• I-20 corridor

Tags

• I-20 CORRIDOR
• SHOPPING
• RESTAURANTS
• BREAKFAST NOOK
• LAMINATE FLOORING

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water; Public sewer; Natural gas not available
• Home design: Single-family residence; Site-built home; One story; Entry level: 1
• Construction: Built with other construction materials; Slab foundation
• Exterior features: Chain-link fencing; Cleared lot; Paved road access; Asphalt roof

Interior

• Kitchen: Range hood; Electric water heater
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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.
• Market conditions: 69 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $80k implies a 370% gain — meaningful room to come down on a strong offer.

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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.43%
• DSCR: 2.26
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $95,718
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 S 12th St	0.38mi	3/1.0	864 (-4%)	14mo	$91,400	$106	63

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: 22.6%
• Equity multiple: 1.93×
• Total profit: $20,776
• Equity at exit: $11,913

10-year hold

• IRR: 30.6%
• Equity multiple: 3.75×
• Total profit: $61,421
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$14 /mo · $165/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $530

Break-even live

Break-even rent $590

Max offer price $79,900

Occupancy floor 53%

Sensitivity live

Price	-10% $575	-5% $553	+0% $530	+5% $416	+10% $389
Rent	-10% $430	-5% $480	+0% $530	+5% $580	+10% $630
Rate	-1.0pp $570	-0.5pp $550	base $530	+0.5pp $509	+1.0pp $488

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Riverbend Dr West Monroe, LA	2.0	1.0	896	$800	$0.89	22d	1	0.92mi
411 Filhiol Ave West Monroe, LA	2.0	1.0	782	$875	$1.12	22d	1	1.14mi
110 Pine St Unit 12 West Monroe, LA	2.0	2.0	1000	$2,400	$2.40	44d	1	1.30mi

Listing history 13 events

1. 2026-05-20
   status Pending
2. 2026-04-13
   price $79,900
3. 2026-01-22
   listed $85,900 Active
4. 2026-01-11
   historical $795
5. 2026-01-06
   listed $795
6. 2025-07-31
   historical $795
7. 2025-07-12
   listed $795
8. 2024-09-21
   historical $795
9. 2024-08-10
   listed $795
10. 2024-04-13
    historical $795
11. 2024-03-22
    price $795
12. 2024-02-20
    listed $745
13. 2012-12-19
    soldstatus $17,000

ⓘ 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: $165 · $14/mo
• Projected year-2 tax: $439 · $37/mo
• Expected delta: +$274/yr (+$23/mo · 166.2%)

ⓘ 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 7/10 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: $15,130
• − Mortgage interest: −$4,476
• − Property taxes: −$165
• − Insurance: −$400
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$2,324
• Taxable income: $5,345
• Est. tax owed @ 24.0%: −$1,283
• After-tax cash flow: $5,077/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

+370.0% since first listed

13 events — show timeline

• 2026-05-20 Pending — NELABOR
• 2026-04-13 Price Changed $79,900 NELABOR
• 2026-01-22 Listed $85,900 NELABOR
• 2026-01-11 Rental Removed $795 BUILDIUM
• 2026-01-06 Listed for Rent $795 BUILDIUM
• 2025-07-31 Rental Removed $795 BUILDIUM
• 2025-07-12 Listed for Rent $795 BUILDIUM
• 2024-09-21 Rental Removed $795 BUILDIUM
• 2024-08-10 Listed for Rent $795 BUILDIUM
• 2024-04-13 Rental Removed $795 BUILDIUM
• 2024-03-22 Price Changed $795 BUILDIUM
• 2024-02-20 Listed for Rent $745 BUILDIUM
• 2012-12-19 Sold (Public Records) $17,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $165 · -0.1% YoY. Source: county tax records.