811 K St · Monroe, LA 71201

$235,000

3 bd · 2.0 ba · 1,810 sqft · SingleFamily public records · 1 Days on market

Built 1951 0.27 ac lot Est $224k · at est.

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Why this score? — see what drove the D 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 +16.5/30.0
• ARV discount +5.4/15.0
• DSCR +5.1/10.0
• 1% rule +3.4/10.0
• 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

Tucked into the heart of the Garden District and within walking distance to Neville High School, this beautifully renovated home blends timeless charm with fresh modern updates. Boasting more than 1,800 heated square feet, this inviting home features 3 bedrooms, 2 full baths, and two spacious living areas, offering both comfort and character. One living area showcases a wood-burning fireplace with a gas starter, creating the perfect cozy gathering space. Completely repainted inside and out, the home also features beautifully refinished hardwood floors, updated lighting and fixtures, new blinds, and so much more. The spacious primary suite offers high ceilings with a stunning wood beam accen

Key facts

• Stainless appliances
• Private patio
• 5 burner gas stove

Tags

• WOOD BURNING FIREPLACE
• FENCED BACKYARD
• PRIVATE PATIO
• STAINLESS APPLIANCES
• 5 BURNER GAS STOVE

Property features AI

Finance

• Other: Zoned residential
• HOA & community: No association amenities; DSL/Cable available

Exterior

• Parking: 1 garage space; Carport; Open parking available
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer
• Home design: Single family residence; Site-built property; One story; Entry level: 1; Facing information not provided
• Construction: Built with asbestos siding/materials; Asphalt roof; Slab foundation
• Exterior features: Covered patio/porch; Chain link fencing; Landscaped and cleared yard; Paved road access

Interior

• Kitchen: Dishwasher; Gas range; Range hood
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Ceiling fans; Walk-in closets; Blinds; Other interior features
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (15.6% below list).
• Recommended offer: $198k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.7% in Monroe — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Lexington Elementary School (604 students, 48% FRL); Neville Junior High School (math 29% / reading 53%, grade F, #61 of 218 statewide, top 28%, 480 students, 58% FRL); Neville High School (math 35% / reading 52%, grade F, #64 of 265 statewide, top 24%, 1,121 students, 49% FRL) — zoned schools average 52% FRL vs 82% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 26% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the City Of Monroe School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 142 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).
• This rent runs 36% of the median local income ($65k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $110k; list at $235k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $198,414 (15.6% below list)

Questions for the listing agent

1. Built in 1951 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $224,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 Hilton St	0.25mi	3/2.0	1,856 (+2%)	4mo	$230,000	$124	81
700 K St	0.15mi	3/2.0	1,644 (-9%)	2mo	$207,000	$126	76
710 Hilton St	0.11mi	3/2.0	1,656 (-8%)	8mo	$171,000	$103	74
1701 N 5th St	0.33mi	3/2.0	1,924 (+6%)	2mo	$247,000	$128	72
1304 Glenmar Ave	0.43mi	3/2.0	1,762 (-3%)	7mo	$150,000	$85	70
309 Erin Ave	0.46mi	3/2.0	1,713 (-5%)	7mo	$230,000	$134	64
1704 N 2nd St	0.50mi	3/1.0	1,710 (-6%)	2mo	$206,000	$120	62
506 Rochelle Ave	0.33mi	2/1.0 (-1)	1,622 (-10%)	5mo	$87,000	$54	54
1012 Emerson St	0.48mi	3/2.0	1,592 (-12%)	8mo	$208,000	$131	51
1000 N 7th St	0.70mi	3/2.0	1,966 (+9%)	6mo	$125,000	$64	48
1601 Bois D'arc Pl	0.69mi	3/2.0	1,636 (-10%)	5mo	$160,000	$98	48
109 Hilton St	0.52mi	4/3.0 (+1)	2,068 (+14%)	3mo	$275,000	$133	40

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-29,283
• Equity at exit: $35,039

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-14,423
• Equity at exit: $20,319

Cash invested: $65,800 (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 71201

• Home prices YoY: -31.9%
• Active inventory: 142
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,984 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$98 /mo · $1,172/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $140

Break-even live

Break-even rent $1,808

Max offer price $235,000

Occupancy floor 88%

Sensitivity live

Price	-10% $273	-5% $206	+0% $140	+5% $73	+10% $7
Rent	-10% $-17	-5% $61	+0% $140	+5% $218	+10% $296
Rate	-1.0pp $258	-0.5pp $199	base $140	+0.5pp $79	+1.0pp $17

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 N 5th St Monroe, LA	3.0	2.0	1694	$3,500	$2.07	23d	1	0.31mi
403 K St Monroe, LA	3.0	2.0	1561	$1,100	$0.70	23d	1	0.33mi

Listing history 2 events

1. 2026-06-05
   remarks 699-char remark
2. 2026-06-05
   listed $235,000 Pending 1 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: $1,172 · $98/mo
• Projected year-2 tax: $1,292 · $108/mo
• Expected delta: +$121/yr (+$10/mo · 10.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 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: $23,810
• − Mortgage interest: −$13,164
• − Property taxes: −$1,172
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$6,836
• Taxable loss: −$2,347
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $2,238/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
• County: Ouachita Parish · 118,340 people
• City population: 60,136
• Metro: Monroe, LA
• Population (ZIP): 21,782
• Household income: $65,446
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 1466.0

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 0.55)
• Race & ethnicity: White 57% Black 35% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 3% · Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Arabic 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: ▼ -92.35%
• Current HPI: 196.7468
• 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

+113.6% since first listed

5 events — show timeline

• 2026-06-05 Pending — NELABOR
• 2026-06-03 Listed $235,000 NELABOR
• 2025-11-26 Listed $110,000 NELABOR
• 2025-11-26 Sold (MLS) — NELABOR
• 2025-11-24 Sold (Public Records) $110,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,172 · -0.1% YoY. Source: county tax records.