2210 Highway 594 · Monroe, LA 71203

$129,999

4 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 290 Days on market

Built 1961 Fair condition 0.35 ac lot $89/sqft · 36% below area Est $202k · 36% under ↓ 10% since listing

---

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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT STARTER HOME OR INVESTMENT HOME IN THE SWARTZ AREA. THIS HOME HAS LOADS OF POTENTIAL. PAINT, FLOORING (IN SOME ROOMS), FIXTURES, APPLIANCES, AND THE LIKE WOULD MAKE THIS HOME SHINE; AND INCREASE THE VALUE. WOOD LAMINATE FLOORS HAVE ALREADY BEEN INSTALLED IN ALL 4 BEDROOMS, BATHROOM, AND THE LIVING ROOM. THE ROOF IS ONLY 2 YEARS OLD. THE HVAC IS A NEWER SYSTEM. LARGE BACKYARD. IF YOU WANT TO LIVE HERE, THIS HOME WOULD BE A GREAT CANDIDATE FOR A REHAB LOAN. CONTACT ME FOR DETAILS. THIS IS AN EXCELLENT OPPORTUNITY!!

Key facts

• Large backyard
• Wood laminate floors
• 0.35 acre lot

Tags

• WOOD LAMINATE FLOORS
• LARGE BACKYARD
• ROOF IS ONLY 2 YEARS OLD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.9% 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: 505 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $899 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

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 $114,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.95%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

• ARV (median comp): $201,919
• List price: $129,999
• Delta: -35.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Vail Cir	0.07mi	3/2.0 (-1)	1,510 (+4%)	2mo	$200,000	$132	80
318 Monarch Dr	0.23mi	3/2.0 (-1)	1,465 (+1%)	2mo	$179,900	$123	77
305 Colorado Dr	0.20mi	3/2.0 (-1)	1,443 (-1%)	15mo	$180,000	$125	67
201 Arapaho Dr	0.16mi	3/2.0 (-1)	1,430 (-2%)	17mo	$175,000	$122	66
119 Daywood Dr	0.29mi	3/2.0 (-1)	1,361 (-6%)	6mo	$190,000	$140	61
212 Wood Dr	0.50mi	3/2.0 (-1)	1,382 (-5%)	7mo	$173,000	$125	53
102 Arapaho Dr	0.14mi	3/2.0 (-1)	1,662 (+14%)	14mo	$199,999	$120	49
34 Chauvin Dr	0.63mi	3/2.0 (-1)	1,418 (-3%)	17mo	$173,500	$122	43

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: 8.2%
• Equity multiple: 1.32×
• Total profit: $11,662
• Equity at exit: $19,383

10-year hold

• IRR: 17.4%
• Equity multiple: 2.43×
• Total profit: $52,230
• Equity at exit: $11,240

Cash invested: $36,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 5 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $201,500 ($135/sqft)
• Median days on market: 144 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +2.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71203

• Home prices YoY: -32.4%
• Active inventory: 505
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $514

Break-even live

Break-even rent $1,036

Max offer price $129,999

Occupancy floor 65%

Sensitivity live

Price	-10% $588	-5% $551	+0% $514	+5% $477	+10% $441
Rent	-10% $381	-5% $448	+0% $514	+5% $581	+10% $647
Rate	-1.0pp $580	-0.5pp $547	base $514	+0.5pp $481	+1.0pp $446

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: $32,500
• Closing costs: $3,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $129,999 Active 290 DOM
2. 2026-08-07
   days on market $129,999 Active 289 DOM
3. 2026-08-06
   days on market $129,999 Active 288 DOM
4. 2026-08-05
   days on market $129,999 Active 287 DOM
5. 2026-08-04
   days on market $129,999 Active 286 DOM
6. 2026-08-03
   days on market $129,999 Active 285 DOM
7. 2026-07-31
   days on market $129,999 Active 282 DOM
8. 2026-07-29
   days on market $129,999 Active 280 DOM
9. 2026-07-27
   days on market $129,999 Active 278 DOM
10. 2026-07-25
    days on market $129,999 Active 276 DOM
11. 2026-07-24
    days on market $129,999 Active 275 DOM
12. 2026-07-23
    days on market $129,999 Active 274 DOM
13. 2026-07-22
    price $129,999 Active 273 DOM
14. 2026-07-22
    days on market $134,999 Active 273 DOM
15. 2026-07-21
    days on market $134,999 Active 272 DOM
16. 2026-07-18
    days on market $134,999 Active 269 DOM
17. 2026-07-16
    days on market $134,999 Active 267 DOM
18. 2026-07-16
    days on market $134,999 Active 266 DOM
19. 2026-07-14
    days on market $134,999 Active 265 DOM
20. 2026-07-13
    days on market $134,999 Active 264 DOM
21. 2026-07-13
    days on market $134,999 Active 263 DOM
22. 2026-07-11
    days on market $134,999 Active 262 DOM
23. 2026-07-10
    days on market $134,999 Active 261 DOM
24. 2026-07-09
    days on market $134,999 Active 260 DOM
25. 2026-07-08
    days on market $134,999 Active 259 DOM
26. 2026-07-07
    days on market $134,999 Active 258 DOM
27. 2026-07-06
    days on market $134,999 Active 257 DOM
28. 2026-07-05
    days on market $134,999 Active 256 DOM
29. 2026-07-04
    days on market $134,999 Active 255 DOM
30. 2026-07-03
    days on market $134,999 Active 254 DOM
31. 2026-07-02
    days on market $134,999 Active 253 DOM
32. 2026-07-01
    days on market $134,999 Active 252 DOM
33. 2026-06-30
    days on market $134,999 Active 251 DOM
34. 2026-06-29
    days on market $134,999 Active 250 DOM
35. 2026-06-28
    days on market $134,999 Active 249 DOM
36. 2026-06-28
    days on market $134,999 Active 248 DOM
37. 2026-06-27
    days on market $134,999 Active 247 DOM
38. 2026-06-25
    days on market $134,999 Active 245 DOM
39. 2026-06-23
    days on market $134,999 Active 243 DOM
40. 2026-06-22
    days on market $134,999 Active 242 DOM
41. 2026-06-19
    days on market $134,999 Active 240 DOM
42. 2026-06-18
    days on market $134,999 Active 239 DOM
43. 2026-06-17
    days on market $134,999 Active 238 DOM
44. 2026-06-16
    days on market $134,999 Active 237 DOM
45. 2026-06-15
    days on market $134,999 Active 236 DOM
46. 2026-06-14
    days on market $134,999 Active 234 DOM
47. 2026-06-13
    days on market $134,999 Active 233 DOM
48. 2026-06-10
    days on market $134,999 Active 231 DOM
49. 2026-06-09
    days on market $134,999 Active 230 DOM
50. 2026-06-08
    days on market $134,999 Active 229 DOM

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $991 · $83/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 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 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: $20,243
• − Mortgage interest: −$7,282
• − Property taxes: −$991
• − Insurance: −$650
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$3,782
• Taxable income: $4,300
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $5,139/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $36,400–$65,520 screening

This home has moderate potential for improvement with a focus on the kitchen and bathroom. Repainting the exterior and landscaping will also enhance its curb appeal.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters laminate

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear.
• Minor Windows (windows) — No visible signs of damage or wear.
• Minor Electrical (electrical) — No visible signs of damage or wear.
• Minor Plumbing (plumbing) — No visible signs of damage or wear.

Repairs flagged

• Major kitchen cabinets — dated and worn, need replacement
• Major bathroom fixtures — dated and worn, need replacement
• Moderate exterior siding — moderate wear, needs repainting
• Minor landscaping — overgrown areas, needs trimming

Value-add opportunities

• Resale kitchen renovation — modernizing the kitchen will attract more buyers ↑
• Resale bathroom renovation — modernizing the bathroom will attract more buyers ↑
• Resale exterior painting — painting the exterior will improve curb appeal ↑
• Both landscaping — trimming and landscaping will improve curb appeal and attract more renters ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Swartz Upper Elementary School F LA #274/646 Nat'l #22,595/41,679 Middle Ouachita Junior High School F LA #169/218 Nat'l #12,017/14,009 High Ouachita Parish High School F LA #136/265 Nat'l #11,887/17,239

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

C Composite livability gradescore 66/100

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 · 163,370 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: 18% of renters

---

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

-9.9% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $134,999 NELABOR
• 2026-03-02 Price Changed $139,999 NELABOR
• 2025-12-09 Price Changed $144,900 NELABOR
• 2025-10-17 Listed $149,900 NELABOR

Property tax history

+2.0%/yr

Latest (2025): $991 · -0.7% YoY. Source: county tax records.