701 Roselawn Ave · Monroe, LA 71201

$215,000

3 bd · 2.0 ba · 1,533 sqft · SingleFamily public records · 57 Days on market

Built 1960 8,712 sqft lot Est $193k · 11% over

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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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this adorable 3 bedroom 2 bath home located on corner lot in Monroe's Garden District. This home offers plenty of space and charm inside and out. The living features a gas fireplace with great natural light directly off the kitchen. With recent updates, the open concept kitchen provides plenty of space for entertaining. The master bedroom can easily accommodate a king with French doors to the back patio. The en-suite bathroom includes a vanity nook and walk-in closet. This split floorplan includes two nicely sized bedrooms off the dining room area. Outside there's even more with a 12 x 20 shop on a slab, extra storage and a fenced backyard. Schedule your private showing today!

Key facts

• Covered front porch
• Fenced in back yard
• Uncovered porch area

Tags

• COVERED FRONT PORCH
• SCREENED IN PATIO
• TWO CAR ATTACHED CARPORT
• UNCOVERED PORCH AREA
• FENCED IN BACK YARD

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence; One story; Entry level: 1; Site-built home
• Construction: Asbestos construction materials; Asphalt roof; Crawl space foundation; Built as a residential structure
• Exterior features: Covered patio; Wood fencing; Shed/storage on property; Landscaped yard; Corner lot; Cleared lot; Paved road access

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fan(s); Natural gas heating
• Interior features: Ceiling fans; Walk-in closets; Double-pane windows; Gas-log fireplace in the living room (1 fireplace)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $66 ($795/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 $195k (9.5% below list).
• Recommended offer: $195k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); 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 $194,621 (9.5% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $193,158
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Rochelle Ave	0.29mi	3/2.0	1,501 (-2%)	2mo	$245,000	$163	82
1004 Auburn Ave	0.19mi	3/2.0	1,550 (+1%)	10mo	$175,000	$113	81
800 Glenmar Ave	0.13mi	3/2.0	1,432 (-7%)	11mo	$233,500	$163	74
1102 Auburn Ave	0.25mi	3/2.0	1,449 (-6%)	10mo	$143,500	$99	70
700 K St	0.42mi	3/2.0	1,644 (+7%)	2mo	$207,000	$126	67
506 Rochelle Ave	0.27mi	2/1.0 (-1)	1,622 (+6%)	5mo	$87,000	$54	64
1005 N 7th St	0.21mi	2/2.0 (-1)	1,388 (-10%)	11mo	$192,000	$138	60
309 Erin Ave	0.32mi	3/2.0	1,713 (+12%)	7mo	$230,000	$134	60
710 Hilton St	0.49mi	3/2.0	1,656 (+8%)	8mo	$171,000	$103	57
1704 N 2nd St	0.52mi	3/1.0	1,710 (+12%)	2mo	$206,000	$120	51
1304 Glenmar Ave	0.42mi	3/2.0	1,762 (+15%)	7mo	$150,000	$85	50
209 Erin Ave	0.38mi	2/1.0 (-1)	1,328 (-13%)	2mo	$178,000	$134	50

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-30,599
• Equity at exit: $32,057

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-21,128
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$132 /mo · $1,583/yr
• Insurance: −$90
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $66

Break-even live

Break-even rent $1,862

Max offer price $215,000

Occupancy floor 92%

Sensitivity live

Price	-10% $188	-5% $127	+0% $66	+5% $5	+10% $-55
Rent	-10% $-87	-5% $-11	+0% $66	+5% $143	+10% $220
Rate	-1.0pp $175	-0.5pp $121	base $66	+0.5pp $11	+1.0pp $-46

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: $53,750
• Closing costs: $6,450
• 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	0.46mi
403 K St Monroe, LA	3.0	2.0	1561	$1,100	$0.70	23d	1	0.50mi

Listing history 35 events

1. 2026-06-21
   status $215,000 Pending 57 DOM
2. 2026-06-19
   days on market $215,000 Active 57 DOM
3. 2026-06-18
   days on market $215,000 Active 56 DOM
4. 2026-06-17
   days on market $215,000 Active 55 DOM
5. 2026-06-16
   days on market $215,000 Active 54 DOM
6. 2026-06-15
   days on market $215,000 Active 53 DOM
7. 2026-06-14
   days on market $215,000 Active 51 DOM
8. 2026-06-13
   pricedays on market $215,000 Active 50 DOM
9. 2026-06-10
   days on market $220,000 Active 48 DOM
10. 2026-06-09
    days on market $220,000 Active 47 DOM
11. 2026-06-08
    days on market $220,000 Active 46 DOM
12. 2026-06-07
    days on market $220,000 Active 45 DOM
13. 2026-06-05
    days on market $220,000 Active 42 DOM
14. 2026-06-02
    days on market $220,000 Active 40 DOM
15. 2026-06-01
    days on market $220,000 Active 39 DOM
16. 2026-05-31
    days on market $220,000 Active 38 DOM
17. 2026-05-30
    days on market $220,000 Active 37 DOM
18. 2026-05-19
    price $220,000
19. 2026-04-23
    listed $225,000 Active
20. 2024-10-04
    soldstatus Closed 696-char remark

    Show marketing remark (696 chars)

    Don't miss this adorable 3 bedroom 2 bath home located on corner lot in Monroe's Garden District. This home offers plenty of space and charm inside and out. The living features a gas fireplace with great natural light directly off the kitchen. With recent updates, the open concept kitchen provides plenty of space for entertaining. The master bedroom can easily accommodate a king with French doors to the back patio. The en-suite bathroom includes a vanity nook and walk-in closet. This split floorplan includes two nicely sized bedrooms off the dining room area. Outside there's even more with a 12 x 20 shop on a slab, extra storage and a fenced backyard. Schedule your private showing today!

21. 2024-10-04
    soldstatus $210,000

    Show marketing remark (696 chars)

    Don't miss this adorable 3 bedroom 2 bath home located on corner lot in Monroe's Garden District. This home offers plenty of space and charm inside and out. The living features a gas fireplace with great natural light directly off the kitchen. With recent updates, the open concept kitchen provides plenty of space for entertaining. The master bedroom can easily accommodate a king with French doors to the back patio. The en-suite bathroom includes a vanity nook and walk-in closet. This split floorplan includes two nicely sized bedrooms off the dining room area. Outside there's even more with a 12 x 20 shop on a slab, extra storage and a fenced backyard. Schedule your private showing today!

22. 2024-09-09
    status Pending 696-char remark

    Show marketing remark (696 chars)

    Don't miss this adorable 3 bedroom 2 bath home located on corner lot in Monroe's Garden District. This home offers plenty of space and charm inside and out. The living features a gas fireplace with great natural light directly off the kitchen. With recent updates, the open concept kitchen provides plenty of space for entertaining. The master bedroom can easily accommodate a king with French doors to the back patio. The en-suite bathroom includes a vanity nook and walk-in closet. This split floorplan includes two nicely sized bedrooms off the dining room area. Outside there's even more with a 12 x 20 shop on a slab, extra storage and a fenced backyard. Schedule your private showing today!

23. 2024-09-05
    listed $204,000 Active 696-char remark

    Show marketing remark (696 chars)

    Don't miss this adorable 3 bedroom 2 bath home located on corner lot in Monroe's Garden District. This home offers plenty of space and charm inside and out. The living features a gas fireplace with great natural light directly off the kitchen. With recent updates, the open concept kitchen provides plenty of space for entertaining. The master bedroom can easily accommodate a king with French doors to the back patio. The en-suite bathroom includes a vanity nook and walk-in closet. This split floorplan includes two nicely sized bedrooms off the dining room area. Outside there's even more with a 12 x 20 shop on a slab, extra storage and a fenced backyard. Schedule your private showing today!

24. 2022-12-09
    soldstatus Closed
25. 2022-12-09
    soldstatus $186,000
26. 2022-11-11
    status Pending
27. 2022-11-05
    status Active
28. 2022-10-22
    status Pending
29. 2022-10-20
    listed $185,000 Active
30. 2020-10-05
    soldstatus $128,000
31. 2020-09-10
    soldstatus $128,000
32. 2020-09-09
    soldstatus
33. 2020-04-22
    listed $130,000
34. 2012-07-20
    listed $134,000
35. 2009-12-01
    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: $1,583 · $132/mo
• Projected year-2 tax: $1,583 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AO · 70% 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: $23,355
• − Mortgage interest: −$12,043
• − Property taxes: −$1,583
• − Insurance: −$2,542
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$6,255
• Taxable loss: −$2,805
• Est. tax savings @ 24.0%: +$673
• After-tax cash flow: $1,468/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

+64.2% since first listed

18 events — show timeline

• 2026-05-19 Price Changed $220,000 NELABOR
• 2026-04-23 Listed $225,000 NELABOR
• 2024-10-04 Sold (Public Records) $210,000 Public Records
• 2024-10-04 Sold (MLS) — NELABOR
• 2024-09-09 Pending — NELABOR
• 2024-09-05 Listed $204,000 NELABOR
• 2022-12-09 Sold (Public Records) $186,000 Public Records
• 2022-12-09 Sold (MLS) — NELABOR
• 2022-11-11 Pending — NELABOR
• 2022-11-05 Relisted — NELABOR
• 2022-10-22 Pending — NELABOR
• 2022-10-20 Listed $185,000 NELABOR
• 2020-10-05 Sold (Public Records) $128,000 Public Records
• 2020-09-10 Sold (Public Records) $128,000 Public Records
• 2020-09-09 Sold (MLS) — NELABOR
• 2020-04-22 Listed $130,000 NELABOR
• 2012-07-20 Listed $134,000 NELABOR
• 2009-12-01 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,583 · -0.1% YoY. Source: county tax records.