508 South 3rd St · West Monroe, LA 71292

$55,000

2 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 102 Days on market

Built 1950 $43/sqft · 59% below area

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• 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

Great investment opportunity in West Monroe! This 4-bedroom, 1-bath home is currently tenant-occupied and rents for $725 per month, with a tenant who has been in place for two years and pays on time. The home features new flooring throughout and has been completely repainted on the exterior, giving it a fresh, updated appearance. This larger home offers plenty of space and includes central air and heat for year-round comfort. The roof was replaced in 2020 with a newer model roof, providing added value and peace of mind for the next owner. This property would make a great addition to an investment portfolio.

Key facts

• Newer model roof
• Tenant occupied
• New flooring

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• NEW FLOORING
• COMPLETELY REPAINTED EXTERIOR
• CENTRAL AIR AND HEAT
• NEWER MODEL ROOF

🏷️ Possibly a rental listed for sale. The $55,000 price doesn't fit this home's estimated sale value (~$131,473) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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.
• Market conditions: 195 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.88% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.31%
• DSCR: 2.66
• GRM: 4.4

CMA / ARV

• ARV (median comp): $131,473
• List price: $55,000
• Delta: -58.17%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 St John St	0.51mi	3/2.0 (+1)	1,292 (+0%)	1mo	$139,900	$108	66
310 Ludwig Ave	0.20mi	3/2.0 (+1)	1,248 (-3%)	17mo	$45,000	$36	62
205 N 8th St	0.74mi	3/1.0 (+1)	1,227 (-5%)	6mo	$90,000	$73	47
909 Pine St	0.68mi	3/2.0 (+1)	1,381 (+7%)	14mo	$123,000	$89	36

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: 33.2%
• Equity multiple: 2.40×
• Total profit: $21,573
• Equity at exit: $8,201

10-year hold

• IRR: 40.2%
• Equity multiple: 4.77×
• Total profit: $58,009
• Equity at exit: $4,755

Cash invested: $15,400 (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 71292

• Home prices YoY: -22.1%
• Active inventory: 195
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $479

Break-even live

Break-even rent $425

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Riverbend Dr West Monroe, LA	2.0	1.0	896	$800	$0.89	21d	1	0.43mi
110 Pine St Unit 12 West Monroe, LA	2.0	2.0	1000	$2,400	$2.40	43d	1	0.66mi
1006 S 2nd St Monroe, LA	3.0	1.0	1200	$625	$0.52	21d	1	1.07mi
220 Drew Ave West Monroe, LA	3.0	1.0	900	$1,525	$1.69	21d	1	1.14mi
118 Bancroft Blvd West Monroe, LA	3.0	2.0	1300	$1,525	$1.17	21d	1	1.27mi

Listing history 21 events

1. 2026-06-19
   days on market $55,000 Active 102 DOM
2. 2026-06-18
   days on market $55,000 Active 101 DOM
3. 2026-06-17
   days on market $55,000 Active 100 DOM
4. 2026-06-16
   days on market $55,000 Active 99 DOM
5. 2026-06-15
   days on market $55,000 Active 98 DOM
6. 2026-06-14
   days on market $55,000 Active 96 DOM
7. 2026-06-13
   days on market $55,000 Active 95 DOM
8. 2026-06-10
   days on market $55,000 Active 93 DOM
9. 2026-06-09
   days on market $55,000 Active 92 DOM
10. 2026-06-08
    days on market $55,000 Active 91 DOM
11. 2026-06-07
    days on market $55,000 Active 90 DOM
12. 2026-06-03
    days on market $55,000 Active 86 DOM
13. 2026-06-02
    days on market $55,000 Active 85 DOM
14. 2026-06-01
    days on market $55,000 Active 84 DOM
15. 2026-05-31
    days on market $55,000 Active 83 DOM
16. 2026-05-30
    days on market $55,000 Active 82 DOM
17. 2026-05-12
    price $55,000 614-char remark

    Show marketing remark (614 chars)

    Great investment opportunity in West Monroe! This 4-bedroom, 1-bath home is currently tenant-occupied and rents for $725 per month, with a tenant who has been in place for two years and pays on time. The home features new flooring throughout and has been completely repainted on the exterior, giving it a fresh, updated appearance. This larger home offers plenty of space and includes central air and heat for year-round comfort. The roof was replaced in 2020 with a newer model roof, providing added value and peace of mind for the next owner. This property would make a great addition to an investment portfolio.

18. 2026-03-09
    listed $59,900 Active 614-char remark

    Show marketing remark (614 chars)

    Great investment opportunity in West Monroe! This 4-bedroom, 1-bath home is currently tenant-occupied and rents for $725 per month, with a tenant who has been in place for two years and pays on time. The home features new flooring throughout and has been completely repainted on the exterior, giving it a fresh, updated appearance. This larger home offers plenty of space and includes central air and heat for year-round comfort. The roof was replaced in 2020 with a newer model roof, providing added value and peace of mind for the next owner. This property would make a great addition to an investment portfolio.

19. 2025-02-26
    listed $60,000 Active
20. 2017-12-15
    soldstatus $152,166
21. 1992-10-01
    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: $297 · $25/mo
• Projected year-2 tax: $302 · $25/mo
• Expected delta: +$6/yr ($0/mo · 2.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $12,378
• − Mortgage interest: −$3,081
• − Property taxes: −$297
• − Insurance: −$275
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$1,600
• Taxable income: $5,145
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $4,511/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): 22,935
• Household income: $51,355
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1027.0

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 (73%)
• Race & ethnicity: White 73% Black 20% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -53.78%
• Current HPI: 189.9135
• 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

-63.9% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $55,000 NELABOR
• 2026-03-09 Listed $59,900 NELABOR
• 2025-02-26 Listed $60,000 NELABOR
• 2017-12-15 Sold (Public Records) $152,166 Public Records
• 1992-10-01 Sold (Public Records) — Public Records

Property tax history

+11.8%/yr

Latest (2025): $297 · +230.1% YoY. Source: county tax records.