106-116 Grape St · West Monroe, LA 71292

$125,000

3 bd · 1.0 ba · — sqft · SingleFamily public records · 63 Days on market

0.51 ac lot Est $156k · 20% under ↓ 10% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seven rentable units (106 A & B, 110 A & B, 112, & 116 A & B Grape Street) situated on a single property, distributed across five separate buildings. This layout offers operational flexibility, diversified income streams, and potential for phased leasing or redevelopment. Two units are currently occupied and generating rental income, providing immediate cash flow with additional upside through lease-up opportunities. Property is being sold as part of a package deal—please inquire for full details on included properties.

Key facts

• 0.51 acre lot
• Listed 63 days

Property features AI

Finance

• Other: Located in the BREARD PLACE subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex (residential income property); Frame construction; Entry/facing details not provided
• Construction: Frame construction; Pillar/post/pier foundation; Other roof
• Exterior features: No patio or porch listed; Paved road access

Interior

• Kitchen: Other appliances; Electric water heater
• Heating & cooling: Central air conditioning; Other heating
• Interior features: Other interior features
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $10 ($115/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 $111k (11.6% below list).
• Recommended offer: $111k (11.6% below list) — sets the bar for 1% rule.

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: 195 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $110,558 (11.6% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.88% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (median comp): $156,143
• List price: $125,000
• Delta: -19.95%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 N 8th St	0.31mi	3/1.0	1,227	6mo	$90,000	$73	68
909 Pine St	0.28mi	3/2.0	1,381	14mo	$123,000	$89	59
310 Ludwig Ave	0.51mi	3/2.0	1,248	17mo	$45,000	$36	45
714 N 7th St	0.67mi	3/2.0	1,467	13mo	$55,000	$37	41

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-19,629
• Equity at exit: $18,638

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-16,240
• Equity at exit: $10,808

Cash invested: $35,000 (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 71292

• Home prices YoY: -22.1%
• Active inventory: 195
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $10

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 94%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
411 Filhiol Ave West Monroe, LA	2.0	1.0	782	$875	$1.12	21d	1	0.50mi
212 Ludwig Ave West Monroe, LA	3.0	2.0	2600	$1,350	$0.52	21d	1	0.55mi
118 Bancroft Blvd West Monroe, LA	3.0	2.0	1300	$1,525	$1.17	21d	1	0.73mi
110 Pine St Unit 12 West Monroe, LA	2.0	2.0	1000	$2,400	$2.40	44d	1	0.77mi
107 Riverbend Dr West Monroe, LA	2.0	1.0	896	$800	$0.89	21d	1	0.92mi
220 Drew Ave West Monroe, LA	3.0	1.0	900	$1,525	$1.69	21d	1	0.93mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $125,000 Pending 63 DOM
2. 2026-06-03
   days on market $125,000 Active 62 DOM
3. 2026-06-02
   days on market $125,000 Active 61 DOM
4. 2026-06-01
   days on market $125,000 Active 60 DOM
5. 2026-05-31
   days on market $125,000 Active 59 DOM
6. 2026-05-30
   days on market $125,000 Active 58 DOM
7. 2026-04-02
   listed $135,000 Active
8. 2022-03-05
   price $400
9. 2020-01-02
   soldstatus $185,000
10. 2014-01-10
    soldstatus $150,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 24% 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 74% 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: $13,267
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$3,636
• Taxable loss: −$1,994
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $593/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): 22,935
• Household income: $51,355
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1027.0

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 (73%)
• Race & ethnicity: White 73% Black 20% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -53.78%
• Current HPI: 189.9135
• 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

-10.0% since first listed

4 events — show timeline

• 2026-04-02 Listed $135,000 NELABOR
• 2022-03-05 Price Changed $400 RENT.
• 2020-01-02 Sold (Public Records) $185,000 Public Records
• 2014-01-10 Sold (Public Records) $150,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $190 · +5.7% YoY. Source: county tax records.