1906 Filhiol Ave · Monroe, LA 71203

$105,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 22 Days on market

Built 1957

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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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Great opportunity for an investor or first-time homeowner looking for a well-kept property in a prime Monroe location near ULM. This 2-bedroom, 1-bath home is currently leased for $975 \ month to one of the best tenants in our portfolio, who has been in place for over two years. The home features a large kitchen with plenty of space, oversized bedrooms, a spacious backyard, and a very clean, well-maintained interior. Located in a strong rental area close to shopping, restaurants, and the university, this property offers dependable rental income and long-term investment potential. Current Rent: $975 \ month Long-term tenant in place Large kitchen and spacious bedrooms Big backyard Prime loca

Key facts

• Big backyard
• Large kitchen
• Spacious bedrooms

Tags

• LARGE KITCHEN
• SPACIOUS BEDROOMS
• BIG BACKYARD
• PRIME LOCATION NEAR ULM
• EXCELLENT RENTAL HISTORY

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence; Residential income property
• Construction: Frame construction
• Exterior features: Covered patio/porch; Paved road access

Interior

• Kitchen: Refrigerator; Gas range
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Fireplace (1); Other interior features
• Laundry & utility: In-unit laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• 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).

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 + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.22% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.33%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $6,874
• Equity at exit: $15,656

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $36,644
• 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 71203

• Home prices YoY: -32.4%
• Active inventory: 437
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$41 /mo · $486/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $376

Break-even live

Break-even rent $804

Max offer price $105,000

Occupancy floor 66%

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 Sterlington Rd Unit HC Monroe, LA	2.0	2.0	1112	$1,150	$1.03	21d	1	1.12mi
3200 Sterlington Rd Monroe, LA	1.0	1.0	868	$1,150	$1.32	21d	1	1.23mi

Listing history 20 events

1. 2026-06-19
   days on market $105,000 Active 22 DOM
2. 2026-06-18
   days on market $105,000 Active 21 DOM
3. 2026-06-17
   days on market $105,000 Active 20 DOM
4. 2026-06-16
   days on market $105,000 Active 19 DOM
5. 2026-06-15
   days on market $105,000 Active 18 DOM
6. 2026-06-14
   days on market $105,000 Active 16 DOM
7. 2026-06-13
   days on market $105,000 Active 15 DOM
8. 2026-06-10
   days on market $105,000 Active 13 DOM
9. 2026-06-09
   days on market $105,000 Active 12 DOM
10. 2026-06-08
    days on market $105,000 Active 11 DOM
11. 2026-06-07
    days on market $105,000 Active 10 DOM
12. 2026-06-05
    days on market $105,000 Active 7 DOM
13. 2026-06-02
    days on market $105,000 Active 5 DOM
14. 2026-06-01
    days on market $105,000 Active 4 DOM
15. 2026-05-31
    days on market $105,000 Active 3 DOM
16. 2026-05-30
    days on market $105,000 Active 2 DOM
17. 2026-05-28
    listed $105,000 Active
18. 2023-12-11
    soldstatus
19. 2023-09-27
    listed $60,000
20. 2006-09-01
    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: $486 · $41/mo
• Projected year-2 tax: $578 · $48/mo
• Expected delta: +$91/yr (+$8/mo · 18.8%)

ⓘ 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 ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $15,350
• − Mortgage interest: −$5,882
• − Property taxes: −$486
• − Insurance: −$525
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$3,055
• Taxable income: $2,947
• Est. tax owed @ 24.0%: −$707
• After-tax cash flow: $3,800/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): 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

+75.0% since first listed

4 events — show timeline

• 2026-05-28 Listed $105,000 NELABOR
• 2023-12-11 Sold (MLS) — NELABOR
• 2023-09-27 Listed $60,000 NELABOR
• 2006-09-01 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $486 · -0.1% YoY. Source: county tax records.