34 Forest Dr · Swartz, LA 71203

$200,000

3 bd · 2.0 ba · 1,709 sqft · SingleFamily public records · 2 Days on market

Built 1972 0.88 ac lot $117/sqft · 8% below area Est $196k · at est.

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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 +15.8/30.0
• ARV discount +6.6/15.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• 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

Charming 3-bedroom, 2 bath home featuring a spacious living area with beautiful wood beams and a high arched ceiling that adds warmth and character. The kitchen offers granite countertops and great functionality for everyday living and entertaining. Enjoy the enclosed patio overlooking the large, fenced backyard — perfect for relaxing, gatherings, or pets. Property also includes a convenient storage shed for extra space and organization.

Key facts

• Spacious living area
• Storage shed
• Granite countertops

Tags

• SPACIOUS LIVING AREA
• GRANITE COUNTERTOPS
• ENCLOSED PATIO
• LARGE FENCED BACKYARD
• STORAGE SHED

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Attached 2-car garage; Additional open parking
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence; Site-built home; One story; Entry at level 1
• Construction: Brick veneer construction; Asphalt roof; Slab foundation; Built on a 0.88-acre lot
• Exterior features: Covered patio/porch; Chain link fencing; Landscaped, cleared lot; Paved road access

Interior

• Kitchen: Disposal; Gas water heater
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Double-pane windows; Disposal; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $178k (11.1% below list).
• Recommended offer: $178k (11.1% below list) — sets the bar for 1% rule.

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: Swartz Lower Elementary School (392 students, 67% FRL); Ouachita Junior High School (math 12% / reading 25%, grade F, #169 of 218 statewide, top 78%, 422 students, 80% FRL); Ouachita Parish High School (math 23% / reading 31%, grade F, #136 of 265 statewide, top 55%, 1,191 students, 66% FRL) — zoned schools average 71% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 38% district-wide (-15 pts) — the specific schools serving this property underperform the Ouachita Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 440 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($52k/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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $160k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $177,813 (11.1% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (median comp): $195,932
• List price: $200,000
• Delta: 2.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Forest Dr	0.07mi	3/2.0	1,708 (-0%)	6mo	$180,000	$105	91
15 Chauvin Dr	0.17mi	4/2.0 (+1)	1,769 (+4%)	7mo	$135,000	$76	75
213 Timber Ln	0.19mi	3/2.0	1,456 (-15%)	5mo	$181,300	$125	62
36 Winchester Cir	0.61mi	3/2.0	1,663 (-3%)	9mo	$189,900	$114	59
57 Chauvin Dr	0.17mi	4/2.0 (+1)	1,917 (+12%)	9mo	$192,000	$100	59
42 Winchester Cir	0.56mi	3/2.0	1,670 (-2%)	14mo	$200,000	$120	59
102 Arapaho Dr	0.75mi	3/2.0	1,662 (-3%)	12mo	$199,999	$120	50
158 Timberlane Dr	0.69mi	4/3.5 (+1)	1,770 (+4%)	8mo	$198,000	$112	44
14 Luray Dr	0.62mi	3/2.0	1,906 (+12%)	11mo	$192,000	$101	43
212 Vail Dr	0.68mi	3/2.0	1,612 (-6%)	23mo	$215,000	$133	40

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: -13.2%
• Equity multiple: 0.53×
• Total profit: $-26,541
• Equity at exit: $29,821

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-15,600
• 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: 440
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$180 /mo · $2,162/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $92

Break-even live

Break-even rent $1,661

Max offer price $200,000

Occupancy floor 90%

Sensitivity live

Price	-10% $206	-5% $149	+0% $92	+5% $36	+10% $-21
Rent	-10% $-48	-5% $22	+0% $92	+5% $163	+10% $233
Rate	-1.0pp $193	-0.5pp $143	base $92	+0.5pp $41	+1.0pp $-12

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
396 Rowland Rd Monroe, LA	4.0	2.5	2226	$2,500	$1.12	45d	1	0.48mi

Listing history 6 events

1. 2026-05-16
   status Pending 447-char remark
2. 2026-05-14
   listed $200,000 Active 447-char remark
3. 2026-03-06
   soldstatus $160,000
4. 2008-05-05
   soldstatus
5. 2005-08-01
   soldstatus
6. 2003-09-01
   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: $2,162 · $180/mo
• Projected year-2 tax: $2,162 · $180/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 X (shaded) · 75% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,338
• − Mortgage interest: −$11,203
• − Property taxes: −$2,162
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$5,818
• Taxable loss: −$2,260
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $1,651/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

• Census place: Swartz, LA
• 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

+25.0% since first listed

6 events — show timeline

• 2026-05-16 Pending — NELABOR
• 2026-05-14 Listed $200,000 NELABOR
• 2026-03-06 Sold (Public Records) $160,000 Public Records
• 2008-05-05 Sold (Public Records) — Public Records
• 2005-08-01 Sold (Public Records) — Public Records
• 2003-09-01 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,162 · -0.7% YoY. Source: county tax records.