Ravenswood V A Plan · Monroe, LA 71203

$265,990

4 bd · 2.0 ba · 1,885 sqft · SingleFamily · 442 Days on market

Excellent condition

---

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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Four Bedrooms, Two Bathrooms - Brick and Stucco Exterior - Master garden tub - Separate master shower - Double master vanity - Canned lighting in kitchen - Covered rear patio - Two car garage

Key facts

• Open floor plan
• Master garden tub
• Double master vanity

Tags

• OPEN FLOOR PLAN
• BRICK AND STUCCO EXTERIOR
• MASTER GARDEN TUB
• SEPARATE MASTER SHOWER
• DOUBLE MASTER VANITY
• CANNED LIGHTING IN KITCHEN

🏗️ New construction. The $265,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $272,500.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $266k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $266k).
• Recommended offer: $234k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Jack Hayes Elementary School (math 20% / reading 30%, grade F, #381 of 646 statewide, top 59%, 587 students, 83% 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 76% FRL vs 52% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 38% district-wide (-14 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; 2 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• At $2,734/mo this rent would consume 63% of the median local household income ($52k/yr) (locally 18% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 442 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,071 (12.0% below list)

Questions for the listing agent

1. It's been on market 442 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.00% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $272,500
• List price: $265,990
• Delta: -2.39%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Raymond Dr	0.32mi	3/2.0 (-1)	1,845 (-2%)	6mo	$235,000	$127	71
110 Leon Patrick Dr	0.20mi	4/2.0	2,156 (+14%)	11mo	$267,000	$124	58
317 Raymond Dr	0.36mi	3/3.0 (-1)	2,102 (+12%)	4mo	$395,000	$188	52
218 Raymond Dr	0.24mi	3/2.0 (-1)	2,066 (+10%)	19mo	$263,700	$128	52
110 York Dr	0.97mi	3/2.0 (-1)	1,550 (-18%)	8mo	$188,500	$122	29
114 York Dr	1.00mi	3/2.0 (-1)	1,748 (-7%)	24mo	$200,000	$114	28
302 Holland Dr	0.89mi	4/3.0	2,224 (+18%)	13mo	$145,000	$65	25

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-26,475
• Equity at exit: $40,631

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-172
• Equity at exit: $23,561

Cash invested: $76,300 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 9 under contract
• Months of supply: 48.0 mo (2%/mo absorbed)
• Median asking: $261,490 ($149/sqft)
• Median days on market: 441 d
• This list price: 81% of active listings are priced below it
• ARV vs active asking: -3.0% 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: 8.1×

Monthly cashflow live

• Estimated rent: $2,734 medium
• Mortgage (P&I): −$1,429
• Tax est. 1.5%: −$341 /mo · $4,088/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $277

Break-even live

Break-even rent $2,384

Max offer price $272,500

Occupancy floor 85%

Sensitivity live

Price	-10% $465	-5% $371	+0% $277	+5% $183	+10% $89
Rent	-10% $61	-5% $169	+0% $277	+5% $385	+10% $493
Rate	-1.0pp $414	-0.5pp $346	base $277	+0.5pp $206	+1.0pp $135

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: $68,125
• Closing costs: $8,175
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Raymond Dr Monroe, LA	3.0	2.0	1952	$3,500	$1.79	70d	1	0.30mi
182 Leisure Dr Monroe, LA	3.0	2.0	1472	$2,500	$1.70	70d	1	1.19mi

Listing history 50 events

1. 2026-08-08
   days on market $265,990 Active 442 DOM
2. 2026-08-07
   days on market $265,990 Active 441 DOM
3. 2026-08-06
   days on market $265,990 Active 440 DOM
4. 2026-08-05
   days on market $265,990 Active 439 DOM
5. 2026-08-04
   days on market $265,990 Active 438 DOM
6. 2026-08-03
   days on market $265,990 Active 437 DOM
7. 2026-07-31
   days on market $265,990 Active 434 DOM
8. 2026-07-29
   days on market $265,990 Active 432 DOM
9. 2026-07-27
   days on market $265,990 Active 430 DOM
10. 2026-07-25
    days on market $265,990 Active 428 DOM
11. 2026-07-24
    days on market $265,990 Active 427 DOM
12. 2026-07-23
    days on market $265,990 Active 426 DOM
13. 2026-07-22
    days on market $265,990 Active 425 DOM
14. 2026-07-21
    days on market $265,990 Active 424 DOM
15. 2026-07-18
    days on market $265,990 Active 421 DOM
16. 2026-07-16
    days on market $265,990 Active 419 DOM
17. 2026-07-16
    days on market $265,990 Active 418 DOM
18. 2026-07-14
    days on market $265,990 Active 417 DOM
19. 2026-07-13
    days on market $265,990 Active 416 DOM
20. 2026-07-13
    days on market $265,990 Active 415 DOM
21. 2026-07-11
    days on market $265,990 Active 414 DOM
22. 2026-07-10
    days on market $265,990 Active 413 DOM
23. 2026-07-09
    days on market $265,990 Active 412 DOM
24. 2026-07-08
    days on market $265,990 Active 411 DOM
25. 2026-07-07
    days on market $265,990 Active 410 DOM
26. 2026-07-06
    days on market $265,990 Active 409 DOM
27. 2026-07-05
    days on market $265,990 Active 408 DOM
28. 2026-07-04
    days on market $265,990 Active 407 DOM
29. 2026-07-03
    days on market $265,990 Active 406 DOM
30. 2026-07-02
    days on market $265,990 Active 405 DOM
31. 2026-07-01
    days on market $265,990 Active 404 DOM
32. 2026-06-30
    days on market $265,990 Active 403 DOM
33. 2026-06-29
    days on market $265,990 Active 402 DOM
34. 2026-06-28
    days on market $265,990 Active 401 DOM
35. 2026-06-28
    days on market $265,990 Active 400 DOM
36. 2026-06-27
    days on market $265,990 Active 399 DOM
37. 2026-06-25
    days on market $265,990 Active 397 DOM
38. 2026-06-23
    days on market $265,990 Active 395 DOM
39. 2026-06-22
    days on market $265,990 Active 394 DOM
40. 2026-06-19
    days on market $265,990 Active 392 DOM
41. 2026-06-18
    days on market $265,990 Active 391 DOM
42. 2026-06-17
    days on market $265,990 Active 390 DOM
43. 2026-06-16
    days on market $265,990 Active 389 DOM
44. 2026-06-15
    days on market $265,990 Active 388 DOM
45. 2026-06-14
    days on market $265,990 Active 386 DOM
46. 2026-06-13
    days on market $265,990 Active 385 DOM
47. 2026-06-10
    days on market $265,990 Active 383 DOM
48. 2026-06-09
    days on market $265,990 Active 382 DOM
49. 2026-06-08
    days on market $265,990 Active 381 DOM
50. 2026-06-07
    days on market $265,990 Active 380 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,812
• − Mortgage interest: −$15,264
• − Property taxes: −$4,088
• − Insurance: −$1,362
• − Repairs & maintenance: −$2,625
• − Management: −$2,625
• − Depreciation: −$7,927
• Taxable loss: −$1,079
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $3,583/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 · 2 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a well-maintained exterior and interior. It offers a good investment opportunity with minimal work needed.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value ↑
• Both Interior updates — Fresh paint and minor updates can boost both resale and rental value ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Jack Hayes Elementary School F LA #381/646 Nat'l #29,899/41,679 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

1 event — show timeline

• 2025-05-23 Listed $265,990 Zillow