2210 Highway 594 · Swartz, LA 71203

$134,999

4 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 240 Days on market

Built 1961 0.35 ac lot $93/sqft · 34% below area Est $204k · 34% under ↓ 10% since listing

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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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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 $135k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/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: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 6.2% in Swartz — 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 64/100 on livability (#184 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime C-, health & safety D.
• 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; 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 $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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($119k) 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 $118,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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: 1.24% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.23%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (median comp): $203,750
• List price: $134,999
• Delta: -33.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Colorado Dr	0.20mi	3/2.0 (-1)	1,443 (-1%)	14mo	$180,000	$125	69
201 Arapaho Dr	0.16mi	3/2.0 (-1)	1,430 (-2%)	16mo	$175,000	$122	68
119 Daywood Dr	0.29mi	3/2.0 (-1)	1,361 (-6%)	5mo	$190,000	$140	62
212 Wood Dr	0.50mi	3/2.0 (-1)	1,382 (-5%)	6mo	$173,000	$125	54
212 Vail Dr	0.08mi	3/2.0 (-1)	1,612 (+11%)	23mo	$215,000	$133	50
34 Chauvin Dr	0.63mi	3/2.0 (-1)	1,418 (-3%)	15mo	$173,500	$122	44

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $8,659
• Equity at exit: $20,129

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $46,782
• 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: 437
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $480

Break-even live

Break-even rent $1,072

Max offer price $134,999

Occupancy floor 66%

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 20 events

1. 2026-06-19
   days on market $134,999 Active 240 DOM
2. 2026-06-18
   days on market $134,999 Active 239 DOM
3. 2026-06-17
   days on market $134,999 Active 238 DOM
4. 2026-06-16
   days on market $134,999 Active 237 DOM
5. 2026-06-15
   days on market $134,999 Active 236 DOM
6. 2026-06-14
   days on market $134,999 Active 234 DOM
7. 2026-06-13
   days on market $134,999 Active 233 DOM
8. 2026-06-10
   days on market $134,999 Active 231 DOM
9. 2026-06-09
   days on market $134,999 Active 230 DOM
10. 2026-06-08
    days on market $134,999 Active 229 DOM
11. 2026-06-07
    days on market $134,999 Active 228 DOM
12. 2026-06-03
    days on market $134,999 Active 224 DOM
13. 2026-06-02
    days on market $134,999 Active 223 DOM
14. 2026-06-01
    days on market $134,999 Active 222 DOM
15. 2026-05-31
    days on market $134,999 Active 221 DOM
16. 2026-05-30
    days on market $134,999 Active 220 DOM
17. 2026-04-30
    price $134,999 524-char remark

    Show marketing remark (524 chars)

    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!!

18. 2026-03-02
    price $139,999 524-char remark

    Show marketing remark (524 chars)

    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!!

19. 2025-12-09
    price $144,900 524-char remark

    Show marketing remark (524 chars)

    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!!

20. 2025-10-17
    listed $149,900 Active 524-char remark

    Show marketing remark (524 chars)

    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!!

ⓘ 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: $20,151
• − Mortgage interest: −$7,562
• − Property taxes: −$991
• − Insurance: −$675
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$3,927
• Taxable income: $3,772
• Est. tax owed @ 24.0%: −$905
• After-tax cash flow: $4,853/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 — Swartz

• Score: 64/100
• State rank: #184
• US rank: #14862

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment C Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ouachita Parish · 118,340 people
• 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

-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.