308 Woodale Dr #2 · Monroe, LA 71203

$350,000

20 bd · None ba · 3,200 sqft · MultiFamily · 818 Days on market

Built 2018 Good condition $109/sqft · 44% above area Est $243k · 44% over ↓ 7% since listing

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Presenting the exceptional investment opportunity! This property comprises two duplexes side by side, totaling four units, all recently constructed. The units at 310 Woodale Apartments 1, 2, and 3 offer comfortable 2-bedroom/1.5-bathroom layouts, while 310 Woodale Apartment 4 presents a cozy 1-bedroom/1.5-bathroom configuration. Currently, all units boast full occupancy, ensuring immediate returns on investment. Each residence comes equipped with stainless steel appliances, washer & dryer, streamlining tenant convenience. For those seeking to expand their investment portfolio, adjacent properties at 308 and 306 Woodale are also available for sale. This offering represents a prime opportunity for savvy investors seeking stable rental income in a well-maintained property.

Key facts

• Built 2018
• Listed 818 days

What this means for you Summary

Snapshot

• This is a 3×2bd/1.5ba + 1×1bd/1.5ba units multifamily listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive. Per door: $108/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.7% 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; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• At $4,146/mo this rent would consume 95% 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 818 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 818 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.49%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $242,783
• List price: $350,000
• Delta: 44.16%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-29,002
• Equity at exit: $52,186

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $11,332
• Equity at exit: $30,262

Cash invested: $98,000 (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: 27.1×

Monthly cashflow live

• Estimated rent: $4,146 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$871
• Net cashflow: $430

Break-even live

Break-even rent $3,602

Max offer price $350,000

Occupancy floor 85%

Sensitivity live

Price	-10% $672	-5% $551	+0% $430	+5% $309	+10% $188
Rent	-10% $102	-5% $266	+0% $430	+5% $594	+10% $758
Rate	-1.0pp $606	-0.5pp $519	base $430	+0.5pp $339	+1.0pp $247

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$3,231
1× unit	1	1.5	$916
Total (4 units)			$4,146

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $350,000 Active 818 DOM
2. 2026-06-19
   days on market $350,000 Active 816 DOM
3. 2026-06-18
   days on market $350,000 Active 815 DOM
4. 2026-06-17
   days on market $350,000 Active 814 DOM
5. 2026-06-16
   days on market $350,000 Active 813 DOM
6. 2026-06-15
   days on market $350,000 Active 812 DOM
7. 2026-06-14
   days on market $350,000 Active 810 DOM
8. 2026-06-13
   days on market $350,000 Active 809 DOM
9. 2026-06-10
   days on market $350,000 Active 807 DOM
10. 2026-06-09
    days on market $350,000 Active 806 DOM
11. 2026-06-08
    days on market $350,000 Active 805 DOM
12. 2026-06-07
    days on market $350,000 Active 804 DOM
13. 2026-06-03
    days on market $350,000 Active 800 DOM
14. 2026-06-02
    days on market $350,000 Active 799 DOM
15. 2026-06-01
    days on market $350,000 Active 798 DOM
16. 2026-05-31
    days on market $350,000 Active 797 DOM
17. 2026-05-30
    days on market $350,000 Active 796 DOM
18. 2025-06-09
    price $350,000 786-char remark

    Show marketing remark (786 chars)

    Presenting the exceptional investment opportunity! This property comprises two duplexes side by side, totaling four units, all recently constructed. The units at 310 Woodale Apartments 1, 2, and 3 offer comfortable 2-bedroom/1.5-bathroom layouts, while 310 Woodale Apartment 4 presents a cozy 1-bedroom/1.5-bathroom configuration. Currently, all units boast full occupancy, ensuring immediate returns on investment. Each residence comes equipped with stainless steel appliances, washer & dryer, streamlining tenant convenience. For those seeking to expand their investment portfolio, adjacent properties at 308 and 306 Woodale are also available for sale. This offering represents a prime opportunity for savvy investors seeking stable rental income in a well-maintained property.

19. 2024-03-26
    listed $375,000 Active 786-char remark

    Show marketing remark (786 chars)

    Presenting the exceptional investment opportunity! This property comprises two duplexes side by side, totaling four units, all recently constructed. The units at 310 Woodale Apartments 1, 2, and 3 offer comfortable 2-bedroom/1.5-bathroom layouts, while 310 Woodale Apartment 4 presents a cozy 1-bedroom/1.5-bathroom configuration. Currently, all units boast full occupancy, ensuring immediate returns on investment. Each residence comes equipped with stainless steel appliances, washer & dryer, streamlining tenant convenience. For those seeking to expand their investment portfolio, adjacent properties at 308 and 306 Woodale are also available for sale. This offering represents a prime opportunity for savvy investors seeking stable rental income in a well-maintained property.

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 66% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,752
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$6,868
• − Repairs & maintenance: −$3,980
• − Management: −$3,980
• − Depreciation: −$10,182
• Taxable loss: −$114
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $5,188/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 · 13 photos

Good 80/100 Cosmetic rehab

This multi-family property is in good condition with no major repairs needed. It has a good exterior and interior condition, and the kitchen and bathrooms are in good condition. The property is currently fully occupied and offers a good investment opportunity.

Value-add opportunities

• Both Painting the exterior siding and repainting the interior walls and ceilings — Painting will enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Upgrading the flooring in the living areas — Upgrading the flooring will improve the overall look and feel of the living areas, making the property more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and repainting the interior walls and ceilings — Painting will enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Upgrading the flooring in the living areas — Upgrading the flooring will improve the overall look and feel of the living areas, making the property more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.7% since first listed

2 events — show timeline

• 2025-06-09 Price Changed $350,000 NELABOR
• 2024-03-26 Listed $375,000 NELABOR