3370 Garrett Rd · Richwood, LA 71203

$99,900

3 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 179 Days on market

Built 1986 0.35 ac lot $100/sqft · 85% above area Est $77k · 30% over

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• 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

Charming 3 Bedroom, 2 Bath Home — Move-In Ready! Welcome to this inviting home featuring a spacious open porch and an open floor plan that seamlessly connects the kitchen, dining, and living areas—perfect for entertaining or everyday comfort. With 3 bedrooms and 2 bathrooms, this home is very clean and well-maintained, offering a warm and welcoming atmosphere throughout. Enjoy the convenience of a chain-link fenced yard, ideal for pets or added privacy, plus two storage sheds in the back of the property for all your tools, toys, or hobby needs. Located close to the mall and Sam’s, you’ll have easy access to shopping, dining, and daily essentials. This property is the perfect blend of comfort, convenience, and value. Don’t miss out—schedule your showing today!

Key facts

• Open floor plan
• Open porch
• Two storage sheds

Tags

• OPEN PORCH
• OPEN FLOOR PLAN
• CHAIN-LINK FENCED YARD
• TWO STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $53 ($634/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#303 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, crime 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: 437 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.43% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.56%
• DSCR: 1.91
• GRM: 5.8

CMA / ARV

• ARV (median comp): $76,975
• List price: $99,900
• Delta: 29.78%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-12,568
• Equity at exit: $14,895

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-5,570
• Equity at exit: $8,638

Cash invested: $27,972 (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: 437
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $53

Break-even live

Break-even rent $1,358

Max offer price $99,900

Occupancy floor 91%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $99,900 Active 179 DOM
2. 2026-06-18
   days on market $99,900 Active 178 DOM
3. 2026-06-17
   days on market $99,900 Active 177 DOM
4. 2026-06-16
   days on market $99,900 Active 176 DOM
5. 2026-06-15
   days on market $99,900 Active 175 DOM
6. 2026-06-14
   days on market $99,900 Active 173 DOM
7. 2026-06-13
   days on market $99,900 Active 172 DOM
8. 2026-06-10
   days on market $99,900 Active 170 DOM
9. 2026-06-09
   days on market $99,900 Active 169 DOM
10. 2026-06-08
    days on market $99,900 Active 168 DOM
11. 2026-06-07
    days on market $99,900 Active 167 DOM
12. 2026-06-03
    days on market $99,900 Active 163 DOM
13. 2026-06-02
    days on market $99,900 Active 162 DOM
14. 2026-06-01
    days on market $99,900 Active 161 DOM
15. 2026-05-31
    days on market $99,900 Active 160 DOM
16. 2026-05-30
    days on market $99,900 Active 159 DOM
17. 2025-12-29
    status Active 805-char remark

    Show marketing remark (805 chars)

    Charming 3 Bedroom, 2 Bath Home — Move-In Ready! Welcome to this inviting home featuring a spacious open porch and an open floor plan that seamlessly connects the kitchen, dining, and living areas—perfect for entertaining or everyday comfort. With 3 bedrooms and 2 bathrooms, this home is very clean and well-maintained, offering a warm and welcoming atmosphere throughout. Enjoy the convenience of a chain-link fenced yard, ideal for pets or added privacy, plus two storage sheds in the back of the property for all your tools, toys, or hobby needs. Located close to the mall and Sam’s, you’ll have easy access to shopping, dining, and daily essentials. This property is the perfect blend of comfort, convenience, and value. Don’t miss out—schedule your showing today!

18. 2025-12-19
    status Pending 805-char remark

    Show marketing remark (805 chars)

    Charming 3 Bedroom, 2 Bath Home — Move-In Ready! Welcome to this inviting home featuring a spacious open porch and an open floor plan that seamlessly connects the kitchen, dining, and living areas—perfect for entertaining or everyday comfort. With 3 bedrooms and 2 bathrooms, this home is very clean and well-maintained, offering a warm and welcoming atmosphere throughout. Enjoy the convenience of a chain-link fenced yard, ideal for pets or added privacy, plus two storage sheds in the back of the property for all your tools, toys, or hobby needs. Located close to the mall and Sam’s, you’ll have easy access to shopping, dining, and daily essentials. This property is the perfect blend of comfort, convenience, and value. Don’t miss out—schedule your showing today!

19. 2025-12-12
    listed $99,900 Active 805-char remark

    Show marketing remark (805 chars)

    Charming 3 Bedroom, 2 Bath Home — Move-In Ready! Welcome to this inviting home featuring a spacious open porch and an open floor plan that seamlessly connects the kitchen, dining, and living areas—perfect for entertaining or everyday comfort. With 3 bedrooms and 2 bathrooms, this home is very clean and well-maintained, offering a warm and welcoming atmosphere throughout. Enjoy the convenience of a chain-link fenced yard, ideal for pets or added privacy, plus two storage sheds in the back of the property for all your tools, toys, or hobby needs. Located close to the mall and Sam’s, you’ll have easy access to shopping, dining, and daily essentials. This property is the perfect blend of comfort, convenience, and value. Don’t miss out—schedule your showing today!

20. 2022-08-26
    price $950
21. 2008-05-29
    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: $973 · $81/mo
• Projected year-2 tax: $973 · $81/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,103
• − Mortgage interest: −$5,596
• − Property taxes: −$973
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,906
• Taxable loss: −$727
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $808/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 — Richwood

• Score: 58/100
• State rank: #303
• US rank: #21140

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F 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

5 events — show timeline

• 2025-12-29 Relisted — NELABOR
• 2025-12-19 Pending — NELABOR
• 2025-12-12 Listed $99,900 NELABOR
• 2022-08-26 Price Changed $950 RENT.
• 2008-05-29 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $973 · -0.8% YoY. Source: county tax records.