101 Lakewood Cir · Swartz, LA 71203

$200,000

4 bd · 2.0 ba · 1,839 sqft · SingleFamily public records · 7 Days on market

Built 1974 0.37 ac lot $109/sqft · 8% below area Est $210k · at est.

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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 +25.7/30.0
• ARV discount +9.5/15.0
• DSCR +8.6/10.0
• 1% rule +6.6/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious two-story home offering 4 bedrooms, 2.5 bathrooms, and a flexible den that can easily serve as a home office, media room, playroom, or additional living area. Designed with both comfort and functionality in mind, this home provides plenty of space for everyday living, entertaining guests, and growing families. The thoughtfully designed floor plan features generous living spaces with room to spread out, while the upstairs layout offers privacy and separation between bedrooms and common areas. The kitchen and living areas flow nicely for gatherings and daily routines alike. Step outside to enjoy the partially fenced backyard with ample space for outdoor entertaining,

Key facts

• Two story home
• Flexible den
• 0.37 acre lot

Tags

• TWO STORY HOME
• FLEXIBLE DEN
• PARTIALLY FENCED BACKYARD
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Located in the Lakewood Estate subdivision
• HOA & community: No association amenities

Exterior

• Parking: Attached garage (2 spaces)
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; No natural gas available
• Home design: Single family residence; Two-story; Site built
• Construction: Vinyl siding; Brick veneer; Asphalt roof; Slab foundation; Built as residential
• Exterior features: Covered patio/porch; Wood fencing; Landscaped yard; Corner lot; Cleared lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Electric range
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Double pane windows; Fireplace (1)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 9.2% vs local median 6.2% in Swartz — 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 64/100 on livability (#184 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, amenities 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: Lakeshore School (math 15% / reading 31%, grade F, #408 of 646 statewide, top 64%, 570 students, 75% FRL); East Ouachita Middle School (math 21% / reading 43%, grade F, #107 of 218 statewide, top 49%, 540 students, 69% FRL) — zoned schools average 72% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 437 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).
• At $2,320/mo this rent would consume 53% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $145k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $200,000

Questions for the listing agent

1. Built in 1974 — 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. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (median comp): $209,527
• List price: $200,000
• Delta: -4.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 Bayou Oaks Dr	0.42mi	3/2.0 (-1)	1,840 (+0%)	10mo	$220,000	$120	68
310 Lakewood Dr	0.10mi	3/2.0 (-1)	1,655 (-10%)	9mo	$225,000	$136	66
114 Ashlawn Ln	0.42mi	4/2.0	1,665 (-10%)	2mo	$175,000	$105	63
140 Joe White Rd	0.42mi	3/2.0 (-1)	1,744 (-5%)	6mo	$209,900	$120	62
120 Luke Dr	0.64mi	3/2.0 (-1)	1,754 (-5%)	6mo	$289,000	$165	53
107 Mayhaw St	0.66mi	3/2.0 (-1)	1,735 (-6%)	3mo	$219,000	$126	52
204 Briar Patch Dr	0.51mi	3/2.0 (-1)	1,642 (-11%)	2mo	$256,000	$156	52
219 Briar Trce	0.37mi	3/2.0 (-1)	1,576 (-14%)	3mo	$240,000	$152	51
113 Mayhaw St	0.65mi	3/2.0 (-1)	1,987 (+8%)	2mo	$247,000	$124	50
515 Lincoln Rd #167	0.72mi	3/3.0 (-1)	1,800 (-2%)	7mo	$185,000	$103	48
36 Winchester Cir	0.63mi	3/2.0 (-1)	1,663 (-10%)	9mo	$189,900	$114	42
200 Luke Dr	0.65mi	3/3.0 (-1)	2,048 (+11%)	1mo	$260,000	$127	41

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,744
• Equity at exit: $29,821

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $38,013
• Equity at exit: $17,292

Cash invested: $56,000 (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: 437
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,320 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$220 /mo · $2,636/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $481

Break-even live

Break-even rent $1,711

Max offer price $200,000

Occupancy floor 74%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Leisure Dr Monroe, LA	3.0	2.0	1472	$2,500	$1.70	20d	1	0.96mi
396 Rowland Rd Monroe, LA	4.0	2.5	2226	$2,500	$1.12	43d	1	1.17mi

Listing history 7 events

1. 2026-05-14
   status Pending 957-char remark
2. 2026-05-07
   listed $200,000 Active 957-char remark
3. 2016-07-06
   soldstatus $145,000
4. 2015-04-22
   listed $87,900
5. 2011-10-07
   soldstatus
6. 2007-03-13
   soldstatus
7. 2003-07-01
   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: $2,636 · $220/mo
• Projected year-2 tax: $2,636 · $220/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 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,844
• − Mortgage interest: −$11,203
• − Property taxes: −$2,636
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$5,818
• Taxable income: $2,731
• Est. tax owed @ 24.0%: −$656
• After-tax cash flow: $5,119/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 — Swartz

• Score: 64/100
• State rank: #184
• US rank: #14862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ouachita Parish · 118,340 people
• 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

+127.5% since first listed

7 events — show timeline

• 2026-05-14 Pending — NELABOR
• 2026-05-07 Listed $200,000 NELABOR
• 2016-07-06 Sold (Public Records) $145,000 Public Records
• 2015-04-22 Listed $87,900 NELABOR
• 2011-10-07 Sold (Public Records) — Public Records
• 2007-03-13 Sold (Public Records) — Public Records
• 2003-07-01 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,636 · -0.7% YoY. Source: county tax records.