210 Curve Dr · Lakeshore, LA 71203

$159,900

3 bd · 1.0 ba · 1,712 sqft · SingleFamily public records · 78 Days on market

Built 1962 $93/sqft · 12% below area Est $181k · 12% 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 +27.2/30.0
• ARV discount +12.8/15.0
• DSCR +9.5/10.0
• 1% rule +6.1/10.0
• 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

Welcome to this well-loved 3 bedroom, 2 bath home located in the Lakeshore area. Owned by the same family for 63 years, this home reflects pride of ownership and is truly move-in ready. Features include a spacious 20x16 screened patio—perfect for relaxing or entertaining—along with a shop equipped with electricity, ideal for hobbies or extra workspace. The double carport provides convenient covered parking, and the butler area offers excellent additional storage. A rare opportunity to own a solid, well-maintained home in a great location. Don’t miss it!

Key facts

• Screened patio
• Butler area
• Double carport

Tags

• SCREENED PATIO
• SHOP EQUIPPED WITH ELECTRICITY
• DOUBLE CARPORT
• BUTLER AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% 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 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: major flood risk; major wind risk, 77% 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 $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.27%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

• ARV (median comp): $181,215
• List price: $159,900
• Delta: -11.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
736 Bayou Shore Dr	0.39mi	3/2.0	1,694 (-1%)	18mo	$168,000	$99	61
415 Lincoln Rd	0.46mi	3/2.0	1,500 (-12%)	9mo	$195,000	$130	47
103 Mcelroy St	0.58mi	4/2.0 (+1)	1,505 (-12%)	10mo	$120,000	$80	36
316 Camellia Dr	0.72mi	3/2.0	1,493 (-13%)	18mo	$190,000	$127	26

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,177
• Equity at exit: $23,842

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $40,027
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,778 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$42 /mo · $501/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $458

Break-even live

Break-even rent $1,199

Max offer price $159,900

Occupancy floor 69%

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: $39,975
• Closing costs: $4,797
• 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	43d	1	1.16mi

Listing history 4 events

1. 2026-05-08
   status Pending 577-char remark

   Show marketing remark (577 chars)

   Welcome to this well-loved 3 bedroom, 2 bath home located in the Lakeshore area. Owned by the same family for 63 years, this home reflects pride of ownership and is truly move-in ready. Features include a spacious 20x16 screened patio—perfect for relaxing or entertaining—along with a shop equipped with electricity, ideal for hobbies or extra workspace. The double carport provides convenient covered parking, and the butler area offers excellent additional storage. A rare opportunity to own a solid, well-maintained home in a great location. Don’t miss it!

2. 2026-03-09
   status Active 577-char remark

   Show marketing remark (577 chars)

   Welcome to this well-loved 3 bedroom, 2 bath home located in the Lakeshore area. Owned by the same family for 63 years, this home reflects pride of ownership and is truly move-in ready. Features include a spacious 20x16 screened patio—perfect for relaxing or entertaining—along with a shop equipped with electricity, ideal for hobbies or extra workspace. The double carport provides convenient covered parking, and the butler area offers excellent additional storage. A rare opportunity to own a solid, well-maintained home in a great location. Don’t miss it!

3. 2026-02-25
   status Pending 577-char remark

   Show marketing remark (577 chars)

   Welcome to this well-loved 3 bedroom, 2 bath home located in the Lakeshore area. Owned by the same family for 63 years, this home reflects pride of ownership and is truly move-in ready. Features include a spacious 20x16 screened patio—perfect for relaxing or entertaining—along with a shop equipped with electricity, ideal for hobbies or extra workspace. The double carport provides convenient covered parking, and the butler area offers excellent additional storage. A rare opportunity to own a solid, well-maintained home in a great location. Don’t miss it!

4. 2026-02-07
   listed $159,900 Active 577-char remark

   Show marketing remark (577 chars)

   Welcome to this well-loved 3 bedroom, 2 bath home located in the Lakeshore area. Owned by the same family for 63 years, this home reflects pride of ownership and is truly move-in ready. Features include a spacious 20x16 screened patio—perfect for relaxing or entertaining—along with a shop equipped with electricity, ideal for hobbies or extra workspace. The double carport provides convenient covered parking, and the butler area offers excellent additional storage. A rare opportunity to own a solid, well-maintained home in a great location. Don’t miss it!

ⓘ 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: $501 · $42/mo
• Projected year-2 tax: $879 · $73/mo
• Expected delta: +$378/yr (+$32/mo · 75.5%)

ⓘ 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) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: −$8,957
• − Property taxes: −$501
• − Insurance: −$800
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$4,652
• Taxable income: $3,015
• Est. tax owed @ 24.0%: −$723
• After-tax cash flow: $4,770/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

4 events — show timeline

• 2026-05-08 Pending — NELABOR
• 2026-03-09 Relisted — NELABOR
• 2026-02-25 Pending — NELABOR
• 2026-02-07 Listed $159,900 NELABOR

Property tax history

+0.6%/yr

Latest (2025): $501 · -0.7% YoY. Source: county tax records.