111 Morris Ave · West Monroe, LA 71291

$78,900

2 bd · 1.0 ba · 1,378 sqft · SingleFamily public records · 148 Days on market

Built 1950 7,405 sqft lot $57/sqft · 40% below area Est $151k · 48% under ↓ 21% since listing

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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
• 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

Charming 2 bedroom 1 home home that has a potential 3rd bedroom. Home has a fenced in back yard and sits on a nice size lot. Vinyl siding and a architect roof has been added in last few years. This lot can be classified as commercial or residential.

Key facts

• Fenced in back yard
• Architect roof
• 7,405 sq ft lot

Tags

• FENCED IN BACK YARD
• ARCHITECT ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.1% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $545 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $69,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 2.42% ✓
• Cap rate: 22.09%
• Cash-on-cash: 56.43%
• DSCR: 3.51
• GRM: 3.4

CMA / ARV

• ARV (median comp): $150,657
• List price: $78,900
• Delta: -47.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Erin Ave	0.49mi	2/1.0	1,328 (-4%)	2mo	$178,000	$134	70
1400 N 2nd St	0.46mi	2/1.0	1,320 (-4%)	14mo	$125,000	$95	60
1703 Trenton St	0.36mi	3/1.5 (+1)	1,422 (+3%)	15mo	$85,000	$60	58
1305 N 2nd St	0.28mi	2/2.0	1,505 (+9%)	23mo	$173,000	$115	48
124 Copley St	0.55mi	3/2.0 (+1)	1,298 (-6%)	9mo	$230,000	$177	48
714 N 7th St	0.55mi	3/2.0 (+1)	1,467 (+6%)	13mo	$55,000	$37	44
500 Rochelle Ave	0.67mi	3/2.0 (+1)	1,501 (+9%)	2mo	$245,000	$163	43
403 Haynes St	0.37mi	2/1.0	1,195 (-13%)	22mo	$65,000	$54	42
209 Jackson St	0.64mi	3/2.0 (+1)	1,282 (-7%)	19mo	$165,000	$129	33

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: 60.2%
• Equity multiple: 3.87×
• Total profit: $63,461
• Equity at exit: $11,764

10-year hold

• IRR: 66.5%
• Equity multiple: 9.43×
• Total profit: $186,345
• Equity at exit: $6,822

Cash invested: $22,092 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,910 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$24 /mo · $285/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $1,039

Break-even live

Break-even rent $595

Max offer price $78,900

Occupancy floor 41%

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: $19,725
• Closing costs: $2,367
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Drew Ave West Monroe, LA	3.0	1.0	900	$1,525	$1.69	21d	1	0.25mi
403 K St Monroe, LA	3.0	2.0	1561	$1,100	$0.70	21d	1	0.63mi
1707 N 5th St Monroe, LA	3.0	2.0	1694	$3,500	$2.07	21d	1	0.64mi
110 Pine St Unit 12 West Monroe, LA	2.0	2.0	1000	$2,400	$2.40	44d	1	0.73mi
2417 N 9th St West Monroe, LA	2.0	1.0	900	$2,000	$2.22	44d	1	1.31mi

Listing history 23 events

1. 2026-06-19
   days on market $78,900 Active 148 DOM
2. 2026-06-18
   days on market $78,900 Active 147 DOM
3. 2026-06-17
   days on market $78,900 Active 146 DOM
4. 2026-06-16
   days on market $78,900 Active 145 DOM
5. 2026-06-15
   days on market $78,900 Active 144 DOM
6. 2026-06-14
   days on market $78,900 Active 142 DOM
7. 2026-06-13
   days on market $78,900 Active 141 DOM
8. 2026-06-10
   days on market $78,900 Active 139 DOM
9. 2026-06-09
   days on market $78,900 Active 138 DOM
10. 2026-06-08
    days on market $78,900 Active 137 DOM
11. 2026-06-07
    days on market $78,900 Active 136 DOM
12. 2026-06-03
    days on market $78,900 Active 132 DOM
13. 2026-06-02
    days on market $78,900 Active 131 DOM
14. 2026-06-01
    days on market $78,900 Active 130 DOM
15. 2026-05-31
    days on market $78,900 Active 129 DOM
16. 2026-05-30
    days on market $78,900 Active 128 DOM
17. 2026-02-20
    price $78,900 249-char remark

    Show marketing remark (249 chars)

    Charming 2 bedroom 1 home home that has a potential 3rd bedroom. Home has a fenced in back yard and sits on a nice size lot. Vinyl siding and a architect roof has been added in last few years. This lot can be classified as commercial or residential.

18. 2026-01-22
    listed $89,900 Active 249-char remark

    Show marketing remark (249 chars)

    Charming 2 bedroom 1 home home that has a potential 3rd bedroom. Home has a fenced in back yard and sits on a nice size lot. Vinyl siding and a architect roof has been added in last few years. This lot can be classified as commercial or residential.

19. 2025-08-17
    price $89,900
20. 2025-08-06
    status Active
21. 2025-08-05
    status Pending
22. 2025-07-11
    price $94,900
23. 2025-05-28
    listed $99,900 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: $285 · $24/mo
• Projected year-2 tax: $434 · $36/mo
• Expected delta: +$149/yr (+$12/mo · 52.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 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: $22,925
• − Mortgage interest: −$4,420
• − Property taxes: −$285
• − Insurance: −$394
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − Depreciation: −$2,295
• Taxable income: $11,863
• Est. tax owed @ 24.0%: −$2,847
• After-tax cash flow: $9,620/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

-21.0% since first listed

7 events — show timeline

• 2026-02-20 Price Changed $78,900 NELABOR
• 2026-01-22 Listed $89,900 NELABOR
• 2025-08-17 Price Changed $89,900 NELABOR
• 2025-08-06 Relisted — NELABOR
• 2025-08-05 Pending — NELABOR
• 2025-07-11 Price Changed $94,900 NELABOR
• 2025-05-28 Listed $99,900 NELABOR

Property tax history

+0.7%/yr

Latest (2025): $285 · +5.7% YoY. Source: county tax records.