809 Tidwell Rd · Bawcomville, LA 71292

$159,900

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 28 Days on market

Built 1985 $134/sqft · at area comps Est $160k · 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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you’re looking for a nice house and not break the bank then you’ve got to come check out 809 Tidwell Rd. in West Monroe! Nice 3 bed 1.5 bath sitting on a nice lot with a fenced in backyard. Priced at only $159,900. A circled driveway is one of the many features about this property! Inside is a nice open floor plan with a kitchen/living room, & dining room concept! 3 nice sized bedrooms and a large main bathroom with a half bath right off of the master! Step out back onto the cover back patio. This is going to be your little happy place, where you can fire up the BBQ grill and relax looking over a nice backyard! This yard is perfect for pets. With nothing behind you

Key facts

• Open floor plan
• Private woods
• Fenced in backyard

Tags

• FENCED IN BACKYARD
• CIRCLED DRIVEWAY
• OPEN FLOOR PLAN
• COVERED BACK PATIO
• PRIVATE WOODS

Property features AI

Finance

• Other: Directions: From Hwy 3033 turn onto Tidwell. House on left.
• HOA & community: No association amenities

Exterior

• Parking: 1-car garage; Carport; Open parking available
• Utilities: Public water; Public sewer; Natural gas not available
• Home design: Single-family residence; Site-built; One story; Entry level: 1
• Construction: Vinyl siding; Asbestos shingle roof; Slab foundation; Built as a residential single-family home
• Exterior features: Covered patio/porch; Wood fencing; Landscaped yard; Irregular-shaped lot

Interior

• Kitchen: Dishwasher; Oven
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on the main level; 1 partial bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Double pane windows
• Laundry & utility: Electric water heater

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 $43 ($515/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 $126k (21.1% below list).
• Recommended offer: $126k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Bawcomville — 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 56/100 on livability (#347 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: health & safety D, schools F, 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.
• Market conditions: 195 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).

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 28 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $126,101 (21.1% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (median comp): $159,858
• List price: $159,900
• Delta: 0.03%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Tidwell Rd	0.08mi	3/1.5	1,200 (+1%)	16mo	$155,000	$129	80
637 Tidwell Rd	0.11mi	3/1.5	1,112 (-7%)	8mo	$145,000	$130	75

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-23,252
• Equity at exit: $23,842

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-17,030
• 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 71292

• Home prices YoY: -22.1%
• Active inventory: 195
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $43

Break-even live

Break-even rent $1,207

Max offer price $159,900

Occupancy floor 92%

Sensitivity live

Price	-10% $133	-5% $88	+0% $43	+5% $-2	+10% $-48
Rent	-10% $-57	-5% $-7	+0% $43	+5% $93	+10% $143
Rate	-1.0pp $123	-0.5pp $84	base $43	+0.5pp $1	+1.0pp $-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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
697 Highway 3033 West Monroe, LA	3.0	2.0	1440	$1,675	$1.16	21d	1	0.97mi

Listing history 20 events

1. 2026-06-13
   statusdays on market $159,900 Pending 28 DOM
2. 2026-06-10
   days on market $159,900 Active 27 DOM
3. 2026-06-09
   days on market $159,900 Active 26 DOM
4. 2026-06-08
   days on market $159,900 Active 25 DOM
5. 2026-06-07
   days on market $159,900 Active 24 DOM
6. 2026-06-03
   days on market $159,900 Active 20 DOM
7. 2026-06-02
   days on market $159,900 Active 19 DOM
8. 2026-06-01
   days on market $159,900 Active 18 DOM
9. 2026-05-31
   days on market $159,900 Active 17 DOM
10. 2026-05-30
    days on market $159,900 Active 16 DOM
11. 2026-05-13
    listed $159,900 Active 815-char remark
12. 2026-02-05
    listed $159,900 Active
13. 2023-02-16
    soldstatus Closed
14. 2023-02-16
    soldstatus $149,900
15. 2022-12-22
    historical
16. 2022-12-13
    status Pending
17. 2022-11-29
    listed $149,900 Active
18. 2013-04-22
    soldstatus $90,000
19. 2012-01-10
    listed $95,000
20. 1999-08-01
    soldstatus

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $879 · $73/mo
• Expected delta: +$302/yr (+$25/mo · 52.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $15,132
• − Mortgage interest: −$8,957
• − Property taxes: −$578
• − Insurance: −$800
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$4,652
• Taxable loss: −$2,275
• Est. tax savings @ 24.0%: +$546
• After-tax cash flow: $1,061/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 — Bawcomville

• Score: 56/100
• State rank: #347
• US rank: #22968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ouachita Parish · 118,340 people
• 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

+68.3% since first listed

11 events — show timeline

• 2026-06-11 Pending — NELABOR
• 2026-05-13 Listed $159,900 NELABOR
• 2026-02-05 Listed $159,900 NELABOR
• 2023-02-16 Sold (Public Records) $149,900 Public Records
• 2023-02-16 Sold (MLS) — NELABOR
• 2022-12-22 Delisted — NELABOR
• 2022-12-13 Pending — NELABOR
• 2022-11-29 Listed $149,900 NELABOR
• 2013-04-22 Sold (Public Records) $90,000 Public Records
• 2012-01-10 Listed $95,000 NELABOR
• 1999-08-01 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $578 · -1.2% YoY. Source: county tax records.