1708 Emerson St · Monroe, LA 71201

$115,000

3 bd · 2.0 ba · 1,699 sqft · SingleFamily public records · 2 Days on market

Built 1949 0.26 ac lot Est $216k · 47% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 2-bath home in Monroe offers spacious living and dining areas, a generously sized kitchen, and a fireplace that adds character to the main living space. Built in 1949, the home carries a classic layout with room for someone to bring fresh ideas and updates to match their style. Whether you`re looking for a project with potential or a place to gradually make your own, this property offers a solid starting point and plenty of opportunity to reimagine the space over time. Schedule a showing today!!!!

Key facts

• 0.26 acre lot
• Built 1949
• Listed 2 days

Tags

• GENEROUSLY SIZED KITCHEN

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence (site-built); One level, entry level 1
• Construction: Frame construction; Asphalt roof; Slab foundation; Built on a 0.26-acre lot; Zoned R1
• Exterior features: Patio/porch (other); Chain link fencing; Landscaped lot; Shed(s)

Interior

• Kitchen: No built-in appliances listed (gas water heater noted separately)
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (2 on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace (1); 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 $115k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 15.1% 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; 2 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($65k/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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $115,000

Questions for the listing agent

1. Built in 1949 — 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. 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?
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: 1.71% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.51%
• DSCR: 2.40
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $215,773
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1604 Fairview Ave	0.16mi	2/2.0 (-1)	1,722 (+1%)	6mo	$295,000	$171	80
1601 Bois D'arc Pl	0.28mi	3/2.0	1,636 (-4%)	4mo	$160,000	$98	77
2007 Lexington Ave	0.34mi	3/2.0	1,781 (+5%)	2mo	$240,000	$135	75
1619 Lexington Ave	0.19mi	4/2.0 (+1)	1,576 (-7%)	7mo	$186,200	$118	68
2007 Park Ave	0.39mi	3/1.5	1,624 (-4%)	8mo	$147,500	$91	66
2013 Lexington Ave	0.39mi	3/2.0	1,922 (+13%)	4mo	$200,000	$104	57
1901 Richard Dr	0.42mi	3/2.0	1,468 (-14%)	2mo	$200,000	$136	56
1012 Emerson St	0.59mi	3/2.0	1,592 (-6%)	8mo	$208,000	$131	55
2610 Marquette St	0.69mi	3/2.0	1,851 (+9%)	3mo	$235,000	$127	50
1110 Hilton St	0.72mi	3/2.0	1,856 (+9%)	4mo	$230,000	$124	48
2609 Marquette St	0.73mi	3/2.0	1,852 (+9%)	4mo	$263,000	$142	47
1311 Spencer Ave	0.54mi	3/1.0	1,465 (-14%)	2mo	$180,000	$123	46

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: 26.4%
• Equity multiple: 2.09×
• Total profit: $35,196
• Equity at exit: $17,147

10-year hold

• IRR: 34.0%
• Equity multiple: 4.10×
• Total profit: $99,898
• Equity at exit: $9,943

Cash invested: $32,200 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$57 /mo · $684/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $846

Break-even live

Break-even rent $896

Max offer price $115,000

Occupancy floor 52%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	21d	1	1.24mi
403 K St Monroe, LA	3.0	2.0	1561	$1,100	$0.70	21d	1	1.24mi

Listing history 2 events

1. 2026-05-21
   status Pending
2. 2026-05-19
   listed $115,000 Active

ⓘ 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: $684 · $57/mo
• Projected year-2 tax: $684 · $57/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 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: $23,598
• − Mortgage interest: −$6,442
• − Property taxes: −$684
• − Insurance: −$575
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$3,345
• Taxable income: $8,776
• Est. tax owed @ 24.0%: −$2,106
• After-tax cash flow: $8,040/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

2 events — show timeline

• 2026-05-21 Pending — NELABOR
• 2026-05-19 Listed $115,000 NELABOR

Property tax history

-0.1%/yr

Latest (2025): $684 · -0.1% YoY. Source: county tax records.