1516 Wellerman Rd · West Monroe, LA 71291

$105,000

4 bd · 3.0 ba · 2,541 sqft · SingleFamily public records · 116 Days on market

Built 1965 0.46 ac lot ↓ 47% since listing

---

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
• Rent growth +4.7/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom 3 bath home with huge potential with a good floor plan and appealing location. This property features a large yard with a nice covered patio and detached shed

Key facts

• Large yard
• Covered patio
• Detached shed

Tags

• LARGE YARD
• COVERED PATIO
• DETACHED SHED

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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: Rents rising fast (+8.9%/yr); 199 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($72k/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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $30k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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 1965 — 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: 1.77% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.12%
• DSCR: 2.25
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $284,592
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1516 Wellerman Rd	0.00mi	4/3.0	2,509 (-1%)	1mo	$100,000	$40	97
1514 Woodland St	0.15mi	3/3.0 (-1)	2,313 (-9%)	9mo	$260,000	$112	66
111 Esplanade Pl	0.72mi	3/2.5 (-1)	2,693 (+6%)	6mo	$330,000	$123	45

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: 28.1%
• Equity multiple: 2.25×
• Total profit: $36,753
• Equity at exit: $15,656

10-year hold

• IRR: 38.5%
• Equity multiple: 5.54×
• Total profit: $133,484
• Equity at exit: $9,078

Cash invested: $29,400 (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 71291

• Home prices YoY: -30.2%
• Rents YoY: 8.9%
• Active inventory: 199
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$186 /mo · $2,230/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $689

Break-even live

Break-even rent $988

Max offer price $105,000

Occupancy floor 58%

Sensitivity live

Price	-10% $748	-5% $719	+0% $689	+5% $659	+10% $629
Rent	-10% $542	-5% $615	+0% $689	+5% $762	+10% $836
Rate	-1.0pp $742	-0.5pp $716	base $689	+0.5pp $662	+1.0pp $634

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-14
   status Pending 168-char remark

   Show marketing remark (168 chars)

   4 bedroom 3 bath home with huge potential with a good floor plan and appealing location. This property features a large yard with a nice covered patio and detached shed

2. 2026-03-26
   status Pending 168-char remark

   Show marketing remark (168 chars)

   4 bedroom 3 bath home with huge potential with a good floor plan and appealing location. This property features a large yard with a nice covered patio and detached shed

3. 2026-03-26
   status Pending

   Show marketing remark (168 chars)

   4 bedroom 3 bath home with huge potential with a good floor plan and appealing location. This property features a large yard with a nice covered patio and detached shed

4. 2026-02-27
   price $105,000 168-char remark

   Show marketing remark (168 chars)

   4 bedroom 3 bath home with huge potential with a good floor plan and appealing location. This property features a large yard with a nice covered patio and detached shed

5. 2026-02-27
   price $105,000

   Show marketing remark (168 chars)

   4 bedroom 3 bath home with huge potential with a good floor plan and appealing location. This property features a large yard with a nice covered patio and detached shed

6. 2026-02-14
   price $115,000 168-char remark

   Show marketing remark (168 chars)

   4 bedroom 3 bath home with huge potential with a good floor plan and appealing location. This property features a large yard with a nice covered patio and detached shed

7. 2026-01-30
   price $115,000 168-char remark

   Show marketing remark (168 chars)

   4 bedroom 3 bath home with huge potential with a good floor plan and appealing location. This property features a large yard with a nice covered patio and detached shed

8. 2026-01-28
   price $115,000
9. 2025-12-19
   price $125,000 168-char remark

   Show marketing remark (168 chars)

   4 bedroom 3 bath home with huge potential with a good floor plan and appealing location. This property features a large yard with a nice covered patio and detached shed

10. 2025-12-19
    price $125,000

    Show marketing remark (168 chars)

    4 bedroom 3 bath home with huge potential with a good floor plan and appealing location. This property features a large yard with a nice covered patio and detached shed

11. 2025-12-10
    status Active
12. 2025-11-21
    status Pending
13. 2025-11-12
    listed $135,000 Active 168-char remark

    Show marketing remark (168 chars)

    4 bedroom 3 bath home with huge potential with a good floor plan and appealing location. This property features a large yard with a nice covered patio and detached shed

14. 2025-11-11
    listed $135,000 168-char remark

    Show marketing remark (168 chars)

    4 bedroom 3 bath home with huge potential with a good floor plan and appealing location. This property features a large yard with a nice covered patio and detached shed

15. 2025-11-11
    listed $135,000 Active

    Show marketing remark (168 chars)

    4 bedroom 3 bath home with huge potential with a good floor plan and appealing location. This property features a large yard with a nice covered patio and detached shed

16. 2019-12-10
    soldstatus $200,000
17. 2019-05-30
    soldstatus $197,500
18. 1996-06-01
    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: $2,230 · $186/mo
• Projected year-2 tax: $2,230 · $186/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 76% 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: $22,316
• − Mortgage interest: −$5,882
• − Property taxes: −$2,230
• − Insurance: −$525
• − Repairs & maintenance: −$1,785
• − Management: −$1,785
• − Depreciation: −$3,055
• Taxable income: $7,054
• Est. tax owed @ 24.0%: −$1,693
• After-tax cash flow: $6,574/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): 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

-46.8% since first listed

18 events — show timeline

• 2026-04-14 Pending — NELABOR
• 2026-03-26 Pending — AcadianaMLS
• 2026-03-26 Pending — GSREIN
• 2026-02-27 Price Changed $105,000 AcadianaMLS
• 2026-02-27 Price Changed $105,000 GSREIN
• 2026-02-14 Price Changed $115,000 NELABOR
• 2026-01-30 Price Changed $115,000 AcadianaMLS
• 2026-01-28 Price Changed $115,000 GSREIN
• 2025-12-19 Price Changed $125,000 AcadianaMLS
• 2025-12-19 Price Changed $125,000 GSREIN
• 2025-12-10 Relisted — GSREIN
• 2025-11-21 Pending — GSREIN
• 2025-11-12 Listed $135,000 NELABOR
• 2025-11-11 Listed $135,000 GSREIN
• 2025-11-11 Listed $135,000 AcadianaMLS
• 2019-12-10 Sold (Public Records) $200,000 Public Records
• 2019-05-30 Sold (Public Records) $197,500 Public Records
• 1996-06-01 Sold (Public Records) — Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,230 · +5.8% YoY. Source: county tax records.