106 Briar Hill Dr · Lakeshore, LA 71203

$250,000

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 20 Days on market

Built 2023 6,534 sqft lot Est $208k · 20% over

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Why this score? — see what drove the F 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 +13.6/30.0
• DSCR +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome Builder Rate Incentives + FREE Refrigerator! (restrictions apply) Brand NEW Construction built by DSLD HOMES! The Lewis II A plan has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded stainless appliances, cabinet package & more! Special features include 3 cm granite countertops in kitchen & bathrooms, storage/coat closet in foyer, luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, double sink, walk-in closet, linen closet, garden tub & separate shower in master bath, covered patio and the list goes on.

Key facts

• Covered patio
• Brick home
• Covered front entry

Tags

• BRICK HOME
• COVERED FRONT ENTRY
• COVERED PATIO
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $15 ($177/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 $215k (13.9% below list).
• Recommended offer: $215k (13.9% below list) — sets the bar for 1% rule.

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: employment D, health & safety D, amenities 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.
• Zoned schools: Lakeshore School (math 15% / reading 31%, grade F, #408 of 646 statewide, top 64%, 570 students, 75% FRL); Ouachita Junior High School (math 12% / reading 25%, grade F, #169 of 218 statewide, top 78%, 422 students, 80% FRL); Ouachita Parish High School (math 23% / reading 31%, grade F, #136 of 265 statewide, top 55%, 1,191 students, 66% FRL) — zoned schools average 74% FRL vs 52% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 38% district-wide (-15 pts) — the specific schools serving this property underperform the Ouachita Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 440 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).
• At $2,151/mo this rent would consume 49% of the median local household income ($52k/yr) (locally 2085% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $215,133 (13.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $208,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Briar Patch Dr	0.06mi	3/2.0	1,642 (-1%)	2mo	$256,000	$156	93
219 Briar Trce	0.15mi	3/2.0	1,576 (-5%)	3mo	$240,000	$152	81
36 Winchester Cir	0.32mi	3/2.0	1,663 (-0%)	9mo	$189,900	$114	78
200 Briar Patch Dr	0.08mi	4/2.5 (+1)	1,851 (+11%)	1mo	$270,000	$146	70
515 Lincoln Rd #167	0.20mi	3/3.0	1,800 (+8%)	7mo	$185,000	$103	67
310 Lakewood Dr	0.56mi	3/2.0	1,655 (-0%)	9mo	$225,000	$136	65
140 Joe White Rd	0.59mi	3/2.0	1,744 (+5%)	6mo	$209,900	$120	59
419 Bayou Oaks Dr	0.34mi	3/2.0	1,840 (+11%)	10mo	$220,000	$120	58
14 Luray Dr	0.34mi	3/2.0	1,906 (+14%)	11mo	$192,000	$101	51
415 Lincoln Rd	0.65mi	3/2.0	1,500 (-10%)	9mo	$195,000	$130	46
217 Sussex Dr	0.52mi	3/2.0	1,896 (+14%)	10mo	$195,000	$103	44
213 Timber Ln	0.74mi	3/2.0	1,456 (-12%)	5mo	$181,300	$125	40

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-39,567
• Equity at exit: $37,276

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-33,222
• Equity at exit: $21,615

Cash invested: $70,000 (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 71203

• Home prices YoY: -32.4%
• Active inventory: 440
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,151 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$270 /mo · $3,236/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $15

Break-even live

Break-even rent $2,133

Max offer price $250,000

Occupancy floor 94%

Sensitivity live

Price	-10% $156	-5% $85	+0% $15	+5% $-56	+10% $-127
Rent	-10% $-155	-5% $-70	+0% $15	+5% $100	+10% $185
Rate	-1.0pp $141	-0.5pp $78	base $15	+0.5pp $-50	+1.0pp $-116

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
396 Rowland Rd Monroe, LA	4.0	2.5	2226	$2,500	$1.12	45d	1	0.79mi
182 Leisure Dr Monroe, LA	3.0	2.0	1472	$2,500	$1.70	22d	1	1.05mi

Listing history 7 events

1. 2026-04-15
   status Pending
2. 2026-03-26
   listed $250,000 Active
3. 2023-10-31
   soldstatus Closed 609-char remark

   Show marketing remark (609 chars)

   Awesome Builder Rate Incentives + FREE Refrigerator! (restrictions apply) Brand NEW Construction built by DSLD HOMES! The Lewis II A plan has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded stainless appliances, cabinet package & more! Special features include 3 cm granite countertops in kitchen & bathrooms, storage/coat closet in foyer, luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, double sink, walk-in closet, linen closet, garden tub & separate shower in master bath, covered patio and the list goes on.

4. 2023-10-03
   status Pending 609-char remark

   Show marketing remark (609 chars)

   Awesome Builder Rate Incentives + FREE Refrigerator! (restrictions apply) Brand NEW Construction built by DSLD HOMES! The Lewis II A plan has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded stainless appliances, cabinet package & more! Special features include 3 cm granite countertops in kitchen & bathrooms, storage/coat closet in foyer, luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, double sink, walk-in closet, linen closet, garden tub & separate shower in master bath, covered patio and the list goes on.

5. 2023-09-01
   status Active 609-char remark

   Show marketing remark (609 chars)

   Awesome Builder Rate Incentives + FREE Refrigerator! (restrictions apply) Brand NEW Construction built by DSLD HOMES! The Lewis II A plan has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded stainless appliances, cabinet package & more! Special features include 3 cm granite countertops in kitchen & bathrooms, storage/coat closet in foyer, luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, double sink, walk-in closet, linen closet, garden tub & separate shower in master bath, covered patio and the list goes on.

6. 2023-08-03
   historical 609-char remark

   Show marketing remark (609 chars)

   Awesome Builder Rate Incentives + FREE Refrigerator! (restrictions apply) Brand NEW Construction built by DSLD HOMES! The Lewis II A plan has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded stainless appliances, cabinet package & more! Special features include 3 cm granite countertops in kitchen & bathrooms, storage/coat closet in foyer, luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, double sink, walk-in closet, linen closet, garden tub & separate shower in master bath, covered patio and the list goes on.

7. 2023-06-23
   listed $234,690 Active 609-char remark

   Show marketing remark (609 chars)

   Awesome Builder Rate Incentives + FREE Refrigerator! (restrictions apply) Brand NEW Construction built by DSLD HOMES! The Lewis II A plan has an open floor plan with 3 bedrooms & 2 full bathrooms. This home includes upgraded stainless appliances, cabinet package & more! Special features include 3 cm granite countertops in kitchen & bathrooms, storage/coat closet in foyer, luxury vinyl plank flooring in living room, kitchen, dining & all wet areas, double sink, walk-in closet, linen closet, garden tub & separate shower in master bath, covered patio and the list goes on.

ⓘ 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: $3,236 · $270/mo
• Projected year-2 tax: $3,236 · $270/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,816
• − Mortgage interest: −$14,004
• − Property taxes: −$3,236
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$7,273
• Taxable loss: −$4,077
• Est. tax savings @ 24.0%: +$978
• After-tax cash flow: $1,155/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

• 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

+6.5% since first listed

7 events — show timeline

• 2026-04-15 Pending — NELABOR
• 2026-03-26 Listed $250,000 NELABOR
• 2023-10-31 Sold (MLS) — NELABOR
• 2023-10-03 Pending — NELABOR
• 2023-09-01 Relisted — NELABOR
• 2023-08-03 Delisted — NELABOR
• 2023-06-23 Listed $234,690 NELABOR

Property tax history

+88.3%/yr

Latest (2025): $3,236 · -0.7% YoY. Source: county tax records.