748 Bayou Shore Dr · Lakeshore, LA 71203

$178,000

3 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 112 Days on market

Built 1965 0.99 ac lot $122/sqft · 18% above area Est $172k · 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 +20.4/30.0
• DSCR +6.5/10.0
• ARV discount +5.8/15.0
• 1% rule +4.9/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the highly sought~after Lakeshore School zone, this charming 3~bedroom, 1~bath home offers space, versatility, and nearly a full acre to enjoy!! Situated on a large 0.99~acre lot, the property features a fenced backyard perfect for pets, play, or entertaining. Enjoy your morning coffee in the bright sunroom overlooking the yard, complete with mature fig and lemon trees that add both beauty and charm. Need extra space? You’ll love the 12x16 shop with electricity—ideal for hobbies, storage, or a workspace. There’s also an additional room that can easily serve as storage, a home office, craft room, or be converted to fit your needs. A covered carport adds convenience and protection from the elements. With room to grow inside and out, this property offers flexibility, function, and a fantastic location all in one!!!!

Key facts

• Mature lemon trees
• 12x16 shop
• Covered carport

Tags

• FENCED BACKYARD
• BRIGHT SUNROOM
• MATURE FIG TREES
• MATURE LEMON TREES
• 12X16 SHOP
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/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 $176k (0.9% below list).
• Recommended offer: $162k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#117 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools C-, employment D, health & safety D.
• 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: 437 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 40% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $161,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $171,690
• List price: $178,000
• Delta: 3.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 Lincoln Rd	0.03mi	3/2.0	1,500 (+2%)	9mo	$195,000	$130	83
724 Bayou Shore Dr	0.23mi	3/1.0	1,392 (-5%)	21mo	$138,500	$99	64
726 Bayou Shore Dr	0.21mi	3/1.0	1,286 (-12%)	12mo	$147,000	$114	60
515 Lincoln Rd #120	0.42mi	2/2.0 (-1)	1,487 (+2%)	13mo	$167,750	$113	58
401 Bayou Oaks Dr	0.66mi	3/1.0	1,400 (-4%)	7mo	$180,000	$129	56
204 Briar Patch Dr	0.61mi	3/2.0	1,642 (+12%)	2mo	$256,000	$156	45
108 Dillingham Dr	0.75mi	3/1.0	1,314 (-10%)	20mo	$139,000	$106	31

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-14,133
• Equity at exit: $26,540

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $6,593
• Equity at exit: $15,390

Cash invested: $49,840 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$154 /mo · $1,851/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $231

Break-even live

Break-even rent $1,471

Max offer price $178,000

Occupancy floor 82%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Leisure Dr Monroe, LA	3.0	2.0	1472	$2,500	$1.70	21d	1	1.35mi

Listing history 17 events

1. 2026-06-19
   days on market $178,000 Active 112 DOM
2. 2026-06-18
   days on market $178,000 Active 111 DOM
3. 2026-06-17
   days on market $178,000 Active 110 DOM
4. 2026-06-16
   days on market $178,000 Active 109 DOM
5. 2026-06-15
   days on market $178,000 Active 108 DOM
6. 2026-06-14
   days on market $178,000 Active 106 DOM
7. 2026-06-13
   days on market $178,000 Active 105 DOM
8. 2026-06-10
   days on market $178,000 Active 103 DOM
9. 2026-06-09
   days on market $178,000 Active 102 DOM
10. 2026-06-08
    days on market $178,000 Active 101 DOM
11. 2026-06-07
    days on market $178,000 Active 100 DOM
12. 2026-06-03
    days on market $178,000 Active 96 DOM
13. 2026-06-02
    pricedays on market $178,000 Active 95 DOM
14. 2026-06-01
    days on market $185,000 Active 94 DOM
15. 2026-05-31
    days on market $185,000 Active 93 DOM
16. 2026-05-30
    days on market $185,000 Active 92 DOM
17. 2026-02-27
    listed $185,000 Active 854-char remark

    Show marketing remark (854 chars)

    Located in the highly sought~after Lakeshore School zone, this charming 3~bedroom, 1~bath home offers space, versatility, and nearly a full acre to enjoy!! Situated on a large 0.99~acre lot, the property features a fenced backyard perfect for pets, play, or entertaining. Enjoy your morning coffee in the bright sunroom overlooking the yard, complete with mature fig and lemon trees that add both beauty and charm. Need extra space? You’ll love the 12x16 shop with electricity—ideal for hobbies, storage, or a workspace. There’s also an additional room that can easily serve as storage, a home office, craft room, or be converted to fit your needs. A covered carport adds convenience and protection from the elements. With room to grow inside and out, this property offers flexibility, function, and a fantastic location all in one!!!!

ⓘ 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: $1,851 · $154/mo
• Projected year-2 tax: $1,851 · $154/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 ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $21,161
• − Mortgage interest: −$9,971
• − Property taxes: −$1,851
• − Insurance: −$890
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$5,178
• Taxable loss: −$115
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $2,802/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 — Lakeshore

• Score: 66/100
• State rank: #117
• US rank: #11314

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeshore, 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

1 event — show timeline

• 2026-02-27 Listed $185,000 NELABOR

Property tax history

+5.0%/yr

Latest (2025): $1,851 · -0.7% YoY. Source: county tax records.