200 Magnolia Pointe Cir · Monroe, LA 71203

$245,631

3 bd · 2.0 ba · 1,631 sqft · Land · 3 Days on market

Built 2026 5,662 sqft lot $33/mo HOA · 1% of rent

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* 3.99 rate is a 2/1 buydown for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The LEWIS III A in Magnolia Pointe community offers a 3 bedroom, 2 full bathroom, open design. Features: double vanity, garden tub, separate shower, linen closet, and a walk-in closet in the primary suite, a kitchen island adjacent to the dining area, covered rear patio, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

Key facts

• Double vanity
• Linen closet
• Walk-in closet

Tags

• DOUBLE VANITY
• GARDEN TUB
• SEPARATE SHOWER
• LINEN CLOSET
• WALK-IN CLOSET
• KITCHEN ISLAND

Property features AI

Finance

• Other: Subdivision: Magnolia Pointe; Lot dimensions approximately 50 x 115
• HOA & community: Homeowners association with annual fee of $390 (approximately $32.50/month); No listed association amenities

Exterior

• Parking: Attached 2-car garage; Additional open parking; Garage door opener
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence; New construction / under construction; One level; Entry on level 1
• Construction: Brick veneer and stucco exterior; Slab foundation; New construction
• Exterior features: Covered patio/porch; Landscaped and cleared lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Tankless water heater
• Bedrooms: 3 main-level bedrooms
• 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; Double pane windows

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $246k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $246k).
• Cap rate 7.6% vs local median 5.8% 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: 440 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• At $2,540/mo this rent would consume 58% of the median local household income ($52k/yr) (locally 2085% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 3 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.

Recommended offer $245,631

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.03% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-22,142
• Equity at exit: $36,624

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,623
• Equity at exit: $21,238

Cash invested: $68,777 (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: 440
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,540 medium
• Mortgage (P&I): −$1,288
• Tax est. 1.5%: −$307 /mo · $3,684/yr
• Insurance: −$102
• HOA: −$33
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $276

Break-even live

Break-even rent $2,191

Max offer price $245,631

Occupancy floor 84%

Sensitivity live

Price	-10% $446	-5% $361	+0% $276	+5% $191	+10% $107
Rent	-10% $76	-5% $176	+0% $276	+5% $377	+10% $477
Rate	-1.0pp $400	-0.5pp $339	base $276	+0.5pp $213	+1.0pp $148

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: $61,408
• Closing costs: $7,369
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Raymond Dr Monroe, LA	3.0	2.0	1952	$3,500	$1.79	22d	1	0.35mi
323 Woodale Dr Monroe, LA	1.0–2.0	1.0–2.5	962	$1,120	$1.16	45d	8	0.80mi
182 Leisure Dr Monroe, LA	3.0	2.0	1472	$2,500	$1.70	22d	1	1.23mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: watergasinternetlandscaping

Listing history 3 events

1. 2026-06-22
   days on market $245,631 Active 3 DOM
2. 2026-06-18
   remarks 617-char remark

   Show marketing remark (732 chars)

   * 3.99 rate is a 2/1 buydown for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The LEWIS III A in Magnolia Pointe community offers a 3 bedroom, 2 full bathroom, open design. Features: double vanity, garden tub, separate shower, linen closet, and a walk-in closet in the primary suite, a kitchen island adjacent to the dining area, covered rear patio, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

3. 2026-06-18
   listed $245,631 Active 1 DOM

   Show marketing remark (732 chars)

   * 3.99 rate is a 2/1 buydown for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The LEWIS III A in Magnolia Pointe community offers a 3 bedroom, 2 full bathroom, open design. Features: double vanity, garden tub, separate shower, linen closet, and a walk-in closet in the primary suite, a kitchen island adjacent to the dining area, covered rear patio, ceiling fans in the living room and primary bedroom are standard, smart connect wi-fi thermostat, smoke and carbon monoxide detectors, post tension slab, landscaping, architectural 30-year shingles, flood lights, and more! Energy Efficient Features: a tankless gas water heater, a kitchen appliance package, low E tilt-in windows, and more!

ⓘ 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: $30,484
• − Mortgage interest: −$13,759
• − Property taxes: −$3,684
• − Insurance: −$1,228
• − Repairs & maintenance: −$2,439
• − Management: −$2,439
• − HOA: −$396
• − Depreciation: −$7,146
• Taxable loss: −$607
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $3,462/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 — 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 · 118,340 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: 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

+0.0% since first listed

2 events — show timeline

• 2026-06-18 Listed $245,631 Zillow
• 2026-06-18 Listed $245,631 NELABOR

Property tax history

-0.7%/yr

Latest (2025): $7 · -0.7% YoY. Source: county tax records.