101 Sonoma Cir · Claiborne, LA 71291

$195,000

3 bd · 2.0 ba · 1,503 sqft · SingleFamily public records · 5 Days on market

Built 1991 5,662 sqft lot Est $213k · 9% under

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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 +15.2/30.0
• ARV discount +11.4/15.0
• DSCR +4.7/10.0
• Rent growth +4.7/5.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new cozy haven! This delightful 3 bedroom, 2 bath home in West Monroe offers comfort and charm. Enjoy the freshly painted neutral wall and cabinet colors in the main living area and kitchen. Seller has recently replaced the roof and outside A/C unit and will give a $2500 flooring allowance for upstairs carpets to be replaced with acceptable offers! Enjoy the spacious fenced yard for outdoor relaxation and play and be sure to make your appointment today before this one is gone!

Key facts

• Beautiful backsplash
• Laundry closet
• Cozy fireplace

Tags

• COZY FIREPLACE
• AMPLE CABINET STORAGE
• STAINLESS STEEL APPLIANCES
• BEAUTIFUL BACKSPLASH
• COMFORTABLE BREAKFAST AREA
• LAUNDRY CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $67 ($803/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 $163k (16.5% below list).
• Recommended offer: $163k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.0% in Claiborne — 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 67/100 on livability (#109 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime D+, 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: George Welch Elementary School (math 42% / reading 62%, grade C-, #108 of 646 statewide, top 18%, 480 students, 38% FRL); Good Hope Middle School (math 35% / reading 53%, grade D, #51 of 218 statewide, top 24%, 602 students, 53% 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 50% FRL track the district average.
• Market conditions: Rents rising fast (+8.9%/yr); 201 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).

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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $160k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $162,792 (16.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $213,426
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Sonoma Cir	0.00mi	3/2.0	1,414 (-6%)	1mo	$200,000	$141	90
247 Caldwell Rd	0.02mi	3/2.0	1,511 (+0%)	12mo	$155,000	$103	88
122 Sonoma Cir	0.08mi	3/2.0	1,541 (+2%)	15mo	$185,900	$121	80
106 Carriage Hills Dr	0.18mi	3/2.0	1,376 (-8%)	16mo	$232,000	$169	65
108 Foxwood Dr	0.69mi	3/2.0	1,460 (-3%)	1mo	$235,000	$161	62
105 Quail Hill Rd	0.24mi	3/2.0	1,663 (+11%)	15mo	$313,500	$189	59
511 Caldwell Rd	0.30mi	3/2.0	1,303 (-13%)	9mo	$228,000	$175	56
321 Sylvan Lake Dr	0.73mi	3/2.0	1,530 (+2%)	10mo	$218,000	$142	55
793 Forty Oaks Farm Rd	0.60mi	3/2.0	1,415 (-6%)	11mo	$195,000	$138	53
402 Forty Oaks Farm Rd	0.52mi	4/2.0 (+1)	1,662 (+11%)	1mo	$197,000	$119	52
209 E Ironwood Dr	0.64mi	4/1.5 (+1)	1,409 (-6%)	3mo	$150,000	$106	50
109 Stonecliff Dr	0.72mi	3/2.0	1,643 (+9%)	10mo	$262,000	$159	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.66×
• Total profit: $-18,787
• Equity at exit: $29,075

10-year hold

• IRR: 5.7%
• Equity multiple: 1.51×
• Total profit: $28,066
• Equity at exit: $16,860

Cash invested: $54,600 (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: 201
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,628 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$115 /mo · $1,383/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $67

Break-even live

Break-even rent $1,543

Max offer price $195,000

Occupancy floor 91%

Sensitivity live

Price	-10% $177	-5% $122	+0% $67	+5% $12	+10% $-43
Rent	-10% $-62	-5% $3	+0% $67	+5% $131	+10% $196
Rate	-1.0pp $165	-0.5pp $117	base $67	+0.5pp $16	+1.0pp $-35

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2555 Arkansas Rd Unit 16 West Monroe, LA	3.0	1.5	1180	$1,750	$1.48	45d	1	0.92mi
114 Westchase Dr West Monroe, LA	2.0	1.5	1266	$1,550	$1.22	23d	1	1.20mi

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-04-17
   listed $195,000 Active
3. 2023-12-04
   soldstatus Closed 497-char remark

   Show marketing remark (497 chars)

   Welcome to your new cozy haven! This delightful 3 bedroom, 2 bath home in West Monroe offers comfort and charm. Enjoy the freshly painted neutral wall and cabinet colors in the main living area and kitchen. Seller has recently replaced the roof and outside A/C unit and will give a $2500 flooring allowance for upstairs carpets to be replaced with acceptable offers! Enjoy the spacious fenced yard for outdoor relaxation and play and be sure to make your appointment today before this one is gone!

4. 2023-12-04
   soldstatus $160,000

   Show marketing remark (497 chars)

   Welcome to your new cozy haven! This delightful 3 bedroom, 2 bath home in West Monroe offers comfort and charm. Enjoy the freshly painted neutral wall and cabinet colors in the main living area and kitchen. Seller has recently replaced the roof and outside A/C unit and will give a $2500 flooring allowance for upstairs carpets to be replaced with acceptable offers! Enjoy the spacious fenced yard for outdoor relaxation and play and be sure to make your appointment today before this one is gone!

5. 2023-10-25
   status Pending 497-char remark

   Show marketing remark (497 chars)

   Welcome to your new cozy haven! This delightful 3 bedroom, 2 bath home in West Monroe offers comfort and charm. Enjoy the freshly painted neutral wall and cabinet colors in the main living area and kitchen. Seller has recently replaced the roof and outside A/C unit and will give a $2500 flooring allowance for upstairs carpets to be replaced with acceptable offers! Enjoy the spacious fenced yard for outdoor relaxation and play and be sure to make your appointment today before this one is gone!

6. 2023-10-18
   listed $159,900 Active 497-char remark

   Show marketing remark (497 chars)

   Welcome to your new cozy haven! This delightful 3 bedroom, 2 bath home in West Monroe offers comfort and charm. Enjoy the freshly painted neutral wall and cabinet colors in the main living area and kitchen. Seller has recently replaced the roof and outside A/C unit and will give a $2500 flooring allowance for upstairs carpets to be replaced with acceptable offers! Enjoy the spacious fenced yard for outdoor relaxation and play and be sure to make your appointment today before this one is gone!

7. 2004-01-01
   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: $1,383 · $115/mo
• Projected year-2 tax: $1,383 · $115/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $19,535
• − Mortgage interest: −$10,923
• − Property taxes: −$1,383
• − Insurance: −$975
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$5,673
• Taxable loss: −$2,545
• Est. tax savings @ 24.0%: +$611
• After-tax cash flow: $1,414/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 — Claiborne

• Score: 67/100
• State rank: #109
• US rank: #10626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claiborne, LA
• County: Ouachita Parish · 118,340 people
• 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

+22.0% since first listed

7 events — show timeline

• 2026-04-22 Pending — NELABOR
• 2026-04-17 Listed $195,000 NELABOR
• 2023-12-04 Sold (Public Records) $160,000 Public Records
• 2023-12-04 Sold (MLS) — NELABOR
• 2023-10-25 Pending — NELABOR
• 2023-10-18 Listed $159,900 NELABOR
• 2004-01-01 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,383 · -1.2% YoY. Source: county tax records.