1105 Melanie Ln · West Monroe, LA 71291

$139,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 1 Days on market

Built 1948 Est $121k · 16% over

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Rent growth +4.7/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two bed, one bath starter home conveniently located in West Monroe in a family friendly neighborhood.

Key facts

• Functional kitchen
• Tile countertops
• Electric appliances

Tags

• MATURE SHADE TREES
• COZY LIVING AREA
• BRIGHT BREAKFAST SPACE
• FUNCTIONAL KITCHEN
• TILE COUNTERTOPS
• ELECTRIC APPLIANCES

Property features AI

Finance

• Other: Subdivision: Splane Place
• HOA & community: No association amenities

Exterior

• Parking: Open parking; Gravel parking surface
• Security: Security system; Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Natural gas not available
• Home design: Single-family residence (site built); One story; Entry level: 1
• Construction: Vinyl siding and frame construction; Asphalt roof; Pillar/post/pier foundation; Built in (year not provided)
• Exterior features: Covered patio/porch; Wood fencing; Landscaped lot; Other lot features; Paved road access; Outbuilding

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Electric range
• Bedrooms: 2 main level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fan(s); Double-pane windows; Crawl space basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.3% vs local median 5.5% in West 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 70/100 on livability (#53 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, commute F, employment 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: West Ridge Middle School (math 52% / reading 65%, grade B, #13 of 218 statewide, top 6%, 635 students, 47% FRL); West Monroe High School (math 32% / reading 48%, grade F, #77 of 265 statewide, top 29%, 2,189 students, 58% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: Rents rising fast (+8.9%/yr); 199 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y ago 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 $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $139,900

Questions for the listing agent

1. Built in 1948 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.19% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $120,960
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2417 N 9th St	0.23mi	2/1.0	816 (-6%)	5mo	$109,000	$134	76
509 Splane Dr	0.18mi	2/1.0	946 (+10%)	2mo	$143,000	$151	74
1104 Tulane Ave	0.12mi	2/1.0	849 (-2%)	22mo	$119,000	$140	73
105 Joy St	0.27mi	3/1.0 (+1)	900 (+4%)	4mo	$145,000	$161	72
115 Height St	0.20mi	2/1.5	952 (+10%)	18mo	$117,000	$123	57
120 Neal Ave	0.75mi	3/1.0 (+1)	950 (+10%)	10mo	$90,000	$95	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.40×
• Total profit: $15,578
• Equity at exit: $20,860

10-year hold

• IRR: 22.3%
• Equity multiple: 3.33×
• Total profit: $91,309
• Equity at exit: $12,096

Cash invested: $39,172 (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 71291

• Home prices YoY: -30.2%
• Rents YoY: 8.9%
• Active inventory: 199
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $464

Break-even live

Break-even rent $1,073

Max offer price $139,900

Occupancy floor 67%

Sensitivity live

Price	-10% $543	-5% $503	+0% $464	+5% $424	+10% $384
Rent	-10% $332	-5% $398	+0% $464	+5% $529	+10% $595
Rate	-1.0pp $534	-0.5pp $499	base $464	+0.5pp $427	+1.0pp $390

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2417 N 9th St West Monroe, LA	2.0	1.0	900	$2,000	$2.22	44d	1	0.21mi
202 Gross St West Monroe, LA	3.0	1.0	1100	$1,350	$1.23	44d	1	0.58mi
112 Fairlane Dr Unit 8 West Monroe, LA	2.0	2.0	1050	$1,600	$1.52	21d	1	0.95mi
100 Willow Ridge Dr Unit B West Monroe, LA	2.0	1.0	667	$2,000	$3.00	44d	1	1.08mi

Listing history 8 events

1. 2026-05-21
   status Pending
2. 2026-05-20
   listed $139,900 Active
3. 2021-07-23
   soldstatus 101-char remark

   Show marketing remark (101 chars)

   Two bed, one bath starter home conveniently located in West Monroe in a family friendly neighborhood.

4. 2021-07-23
   listed $119,500 101-char remark

   Show marketing remark (101 chars)

   Two bed, one bath starter home conveniently located in West Monroe in a family friendly neighborhood.

5. 2021-07-23
   soldstatus $119,500

   Show marketing remark (101 chars)

   Two bed, one bath starter home conveniently located in West Monroe in a family friendly neighborhood.

6. 2016-11-10
   soldstatus $105,000
7. 2011-06-30
   listed $84,900
8. 2008-07-14
   soldstatus

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $769 · $64/mo
• Expected delta: +$101/yr (+$8/mo · 15.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 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: $19,917
• − Mortgage interest: −$7,837
• − Property taxes: −$669
• − Insurance: −$700
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$4,070
• Taxable income: $3,456
• Est. tax owed @ 24.0%: −$829
• After-tax cash flow: $4,733/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 — West Monroe

• Score: 70/100
• State rank: #53
• US rank: #7498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Monroe, LA
• County: Ouachita Parish · 118,340 people
• City population: 58,204
• Metro: Monroe, LA
• Population (ZIP): 35,269
• Household income: $71,639
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 847.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 13% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -95.15%
• Current HPI: 220.1737
• Rent YoY: ▲ 8.93%
• 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

+64.8% since first listed

8 events — show timeline

• 2026-05-21 Pending — NELABOR
• 2026-05-20 Listed $139,900 NELABOR
• 2021-07-23 Sold (Public Records) $119,500 Public Records
• 2021-07-23 Listed $119,500 NELABOR
• 2021-07-23 Sold (MLS) — NELABOR
• 2016-11-10 Sold (Public Records) $105,000 Public Records
• 2011-06-30 Listed $84,900 NELABOR
• 2008-07-14 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $669 · +5.8% YoY. Source: county tax records.