203 Rosewood St · Bawcomville, LA 71292

$105,999

3 bd · 1.0 ba · 1,845 sqft · SingleFamily public records · 23 Days on market

Built 1965 Est $194k · 45% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.4/10.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home! This charming 3-bedroom, 1 bath home offers the perfect blend of comfort and convenience with spacious living areas, a functional floor plan, and a warm, welcoming atmosphere. Perfect for entertaining or relaxing, this home is ready for its next owner. Plus, enjoy the peace of mind of a newer roof, only 4 years old! An additional lot is also included, offering extra space and endless possibilities.

Key facts

• Newer roof
• Additional lot
• Built 1965

Tags

• NEWER ROOF
• ADDITIONAL LOT

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Carport; Open parking
• Utilities: Public water; Public sewer; Natural gas not available
• Home design: Single-family residence (site built); One story; Entry level: 1
• Construction: Vinyl siding and brick veneer exterior; Asphalt roof; Slab foundation; Built with site-built construction
• Exterior features: Covered patio/porch; Chain link fencing; Shed(s)

Interior

• Kitchen: Electric range; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heating available; Ceiling fan(s) and wall/window unit cooling
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $104k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 $733 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $106k implies a 430% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $104,409 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.14% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.98%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $193,725
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Oliece Dr	0.74mi	3/2.0	1,961 (+6%)	6mo	$74,000	$38	46
2106 Jonesboro Rd	0.73mi	3/2.5	1,664 (-10%)	3mo	$175,325	$105	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: 2.8%
• Equity multiple: 1.11×
• Total profit: $3,224
• Equity at exit: $15,805

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $28,962
• Equity at exit: $9,165

Cash invested: $29,680 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$556
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $321

Break-even live

Break-even rent $804

Max offer price $105,999

Occupancy floor 68%

Sensitivity live

Price	-10% $381	-5% $351	+0% $321	+5% $291	+10% $261
Rent	-10% $225	-5% $273	+0% $321	+5% $369	+10% $417
Rate	-1.0pp $374	-0.5pp $348	base $321	+0.5pp $293	+1.0pp $266

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Ridge Grove Dr West Monroe, LA	3.0	1.0	1276	$1,000	$0.78	44d	1	0.46mi

Listing history 18 events

1. 2026-06-19
   days on market $105,999 Active 23 DOM
2. 2026-06-18
   days on market $105,999 Active 22 DOM
3. 2026-06-17
   days on market $105,999 Active 21 DOM
4. 2026-06-16
   days on market $105,999 Active 20 DOM
5. 2026-06-15
   days on market $105,999 Active 19 DOM
6. 2026-06-14
   days on market $105,999 Active 17 DOM
7. 2026-06-13
   days on market $105,999 Active 16 DOM
8. 2026-06-10
   days on market $105,999 Active 14 DOM
9. 2026-06-09
   days on market $105,999 Active 13 DOM
10. 2026-06-08
    days on market $105,999 Active 12 DOM
11. 2026-06-07
    days on market $105,999 Active 11 DOM
12. 2026-06-03
    days on market $105,999 Active 7 DOM
13. 2026-06-02
    days on market $105,999 Active 6 DOM
14. 2026-06-01
    days on market $105,999 Active 5 DOM
15. 2026-05-31
    days on market $105,999 Active 4 DOM
16. 2026-05-30
    days on market $105,999 Active 3 DOM
17. 2026-05-27
    listed $105,999 Active
18. 2020-07-24
    soldstatus $20,000

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $583 · $49/mo
• Expected delta: +$160/yr (+$13/mo · 38.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $14,525
• − Mortgage interest: −$5,938
• − Property taxes: −$423
• − Insurance: −$530
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,084
• Taxable income: $2,227
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $3,317/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

• Census place: Bawcomville, LA
• 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

+430.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $105,999 NELABOR
• 2020-07-24 Sold (Public Records) $20,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $423 · -1.0% YoY. Source: county tax records.