911 Downey Ln · Monroe, LA 71201

$175,000

3 bd · 2.0 ba · 1,298 sqft · SingleFamily public records · 9 Days on market

Built 1961 0.25 ac lot Est $160k · 10% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.3/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic Garden District Home features 3 Bedrooms and 2 Baths, fenced in yard, Covered Patio, carport and additional shelter for that Boat or 4 Wheeler, Formal Dining Room, Large Kitchen with breakfast area, 2 Living Spaces, Gas Log Fireplace and just so much more! This Home is ready for great remodel some of the Classic features with a touch of Modern! Great Investment Property. Call your favorite Real Estate Agent to schedule your private showing TODAY!

Key facts

• Breakfast nook
• Solid bones
• Two living areas

Tags

• TWO LIVING AREAS
• GAS LOG FIREPLACE
• BREAKFAST NOOK
• COVERED PATIO
• FENCED BACKYARD
• SOLID BONES

Property features AI

Finance

• Other: Subdivision: HUDSON'S RIVERS
• HOA & community: No association amenities

Exterior

• Parking: Detached or attached 2-car garage
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence (site-built); One story, entry level 1; Corner, cleared lot; Paved road access
• Construction: Brick veneer construction; Asphalt roof; Slab foundation; Built on site
• Exterior features: Covered patio/porch; Chain link fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric cooling
• Interior features: Gas log fireplace in the living room; 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 $175k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Cap rate 12.5% 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: Neville Junior High School (math 29% / reading 53%, grade F, #61 of 218 statewide, top 28%, 480 students, 58% FRL) — zoned schools average 58% FRL vs 82% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 26% district-wide (+15 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• At $2,535/mo this rent would consume 46% of the median local household income ($65k/yr) (locally 1466% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $175,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.45% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.07%
• DSCR: 1.98
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $159,654
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Erin Ave	0.53mi	2/1.0 (-1)	1,328 (+2%)	2mo	$178,000	$134	61
800 Glenmar Ave	0.30mi	3/2.0	1,432 (+10%)	11mo	$233,500	$163	60
1102 Auburn Ave	0.35mi	3/2.0	1,449 (+12%)	10mo	$143,500	$99	56
1003 Emerson St	0.56mi	3/1.5	1,363 (+5%)	12mo	$120,000	$88	54
1005 Emerson St	0.56mi	3/1.0	1,210 (-7%)	6mo	$135,000	$112	53
1604 N 9th St	0.09mi	2/1.0 (-1)	1,176 (-9%)	22mo	$165,000	$140	53
1311 Spencer Ave	0.43mi	3/1.0	1,465 (+13%)	2mo	$180,000	$123	52
1400 N 2nd St	0.59mi	2/1.0 (-1)	1,320 (+2%)	14mo	$125,000	$95	49
1003 N 8th St	0.62mi	3/1.0	1,250 (-4%)	17mo	$130,000	$104	47
807 Rochelle Ave	0.12mi	2/2.0 (-1)	1,481 (+14%)	22mo	$166,000	$112	47
1005 N 7th St	0.63mi	2/2.0 (-1)	1,388 (+7%)	11mo	$192,000	$138	45
1901 Richard Dr	0.75mi	3/2.0	1,468 (+13%)	2mo	$200,000	$136	42

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: 11.0%
• Equity multiple: 1.43×
• Total profit: $21,297
• Equity at exit: $26,093

10-year hold

• IRR: 20.0%
• Equity multiple: 2.69×
• Total profit: $82,613
• Equity at exit: $15,131

Cash invested: $49,000 (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 71201

• Home prices YoY: -31.9%
• Active inventory: 142
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,535 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$111 /mo · $1,326/yr
• Insurance: −$73
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $779

Break-even live

Break-even rent $1,549

Max offer price $175,000

Occupancy floor 64%

Sensitivity live

Price	-10% $878	-5% $828	+0% $779	+5% $729	+10% $680
Rent	-10% $579	-5% $679	+0% $779	+5% $879	+10% $979
Rate	-1.0pp $867	-0.5pp $823	base $779	+0.5pp $734	+1.0pp $687

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	22d	1	0.37mi
403 K St Monroe, LA	3.0	2.0	1561	$1,100	$0.70	22d	1	0.40mi
220 Drew Ave West Monroe, LA	3.0	1.0	900	$1,525	$1.69	22d	1	1.18mi
110 Pine St Unit 12 West Monroe, LA	2.0	2.0	1000	$2,400	$2.40	44d	1	1.24mi

Listing history 5 events

1. 2026-05-10
   status Pending
2. 2026-05-01
   listed $175,000 Active
3. 2022-02-10
   soldstatus 463-char remark

   Show marketing remark (463 chars)

   This classic Garden District Home features 3 Bedrooms and 2 Baths, fenced in yard, Covered Patio, carport and additional shelter for that Boat or 4 Wheeler, Formal Dining Room, Large Kitchen with breakfast area, 2 Living Spaces, Gas Log Fireplace and just so much more! This Home is ready for great remodel some of the Classic features with a touch of Modern! Great Investment Property. Call your favorite Real Estate Agent to schedule your private showing TODAY!

4. 2022-02-10
   soldstatus $210,000

   Show marketing remark (463 chars)

   This classic Garden District Home features 3 Bedrooms and 2 Baths, fenced in yard, Covered Patio, carport and additional shelter for that Boat or 4 Wheeler, Formal Dining Room, Large Kitchen with breakfast area, 2 Living Spaces, Gas Log Fireplace and just so much more! This Home is ready for great remodel some of the Classic features with a touch of Modern! Great Investment Property. Call your favorite Real Estate Agent to schedule your private showing TODAY!

5. 2021-10-06
   listed $125,000 463-char remark

   Show marketing remark (463 chars)

   This classic Garden District Home features 3 Bedrooms and 2 Baths, fenced in yard, Covered Patio, carport and additional shelter for that Boat or 4 Wheeler, Formal Dining Room, Large Kitchen with breakfast area, 2 Living Spaces, Gas Log Fireplace and just so much more! This Home is ready for great remodel some of the Classic features with a touch of Modern! Great Investment Property. Call your favorite Real Estate Agent to schedule your private showing TODAY!

ⓘ 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: $1,326 · $111/mo
• Projected year-2 tax: $1,326 · $111/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 7/10 Severe FEMA zone AO · 96% 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: $30,415
• − Mortgage interest: −$9,803
• − Property taxes: −$1,326
• − Insurance: −$2,342
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − Depreciation: −$5,091
• Taxable income: $6,986
• Est. tax owed @ 24.0%: −$1,677
• After-tax cash flow: $7,670/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

+40.0% since first listed

5 events — show timeline

• 2026-05-10 Pending — NELABOR
• 2026-05-01 Listed $175,000 NELABOR
• 2022-02-10 Sold (Public Records) $210,000 Public Records
• 2022-02-10 Sold (MLS) — NELABOR
• 2021-10-06 Listed $125,000 NELABOR

Property tax history

-0.8%/yr

Latest (2025): $1,326 · -0.1% YoY. Source: county tax records.