2700 Maddox St Unit 310 Egan St · Monroe, LA 71201

$55,000

6 bd · None ba · 2,600 sqft · SingleFamily · 79 Days on market

Built 1927 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This investment package offers a strategic opportunity to acquire two income~generating residential properties in Monroe, LA. Both 310 Egan St and 310 Egan St are being sold together, providing an immediate boost to your rental portfolio with established footprints in distinct neighborhoods. .

Key facts

• Built 1927
• Listed 79 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Residential income property (single family residence)
• Construction: Frame construction; Asphalt roof
• Exterior features: Covered patio/porch; Lot measured in acres

Interior

• Kitchen: Range hood; Gas water heater
• Heating & cooling: Has heating; Wall/window unit(s) for cooling
• Interior features: Other interior features; No fireplace
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.4% vs local median 5.8% in Monroe — 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 66/100 on livability (#128 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• City Of Monroe School District (urban): math 21% / reading 31% proficiency, ranked #60 of 98 in LA (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: J.S. Clark Magnet Elementary School (math 41% / reading 52%, grade D-, #159 of 646 statewide, top 25%, 462 students, 66% FRL); Martin Luther King Junior High School (math 13% / reading 20%, grade F, #177 of 218 statewide, top 82%, 353 students, 86% FRL); Carroll High School (math 8% / reading 17%, grade F, #230 of 265 statewide, top 88%, 609 students, 84% FRL) — zoned schools at 79% FRL track the district average.
• Market conditions: 142 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($52k) 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: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• 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 $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.21% ✓
• Cap rate: 28.41%
• Cash-on-cash: 78.98%
• DSCR: 4.51
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 79.1%
• Equity multiple: 4.61×
• Total profit: $55,666
• Equity at exit: $8,201

10-year hold

• IRR: 82.6%
• Equity multiple: 9.55×
• Total profit: $131,701
• Equity at exit: $4,755

Cash invested: $15,400 (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 71201

• Home prices YoY: -31.9%
• Active inventory: 142
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $1,014

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,052	-5% $1,033	+0% $1,014	+5% $995	+10% $976
Rent	-10% $874	-5% $944	+0% $1,014	+5% $1,083	+10% $1,153
Rate	-1.0pp $1,041	-0.5pp $1,028	base $1,014	+0.5pp $999	+1.0pp $985

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $55,000 Active 79 DOM
2. 2026-06-19
   days on market $55,000 Active 77 DOM
3. 2026-06-18
   days on market $55,000 Active 76 DOM
4. 2026-06-17
   days on market $55,000 Active 75 DOM
5. 2026-06-16
   days on market $55,000 Active 74 DOM
6. 2026-06-15
   days on market $55,000 Active 73 DOM
7. 2026-06-14
   days on market $55,000 Active 71 DOM
8. 2026-06-13
   days on market $55,000 Active 70 DOM
9. 2026-06-10
   remarks 294-char remark
10. 2026-06-10
    days on market $55,000 Active 68 DOM
11. 2026-06-09
    days on market $55,000 Active 67 DOM
12. 2026-06-08
    days on market $55,000 Active 66 DOM
13. 2026-06-07
    days on market $55,000 Active 65 DOM
14. 2026-06-05
    days on market $55,000 Active 62 DOM
15. 2026-06-02
    days on market $55,000 Active 60 DOM
16. 2026-06-01
    days on market $55,000 Active 59 DOM
17. 2026-05-31
    days on market $55,000 Active 58 DOM
18. 2026-05-30
    days on market $55,000 Active 57 DOM
19. 2026-05-22
    status Active
20. 2026-05-11
    status Pending
21. 2026-03-23
    listed $55,000 Active

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $21,169
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$1,600
• Taxable income: $12,001
• Est. tax owed @ 24.0%: −$2,880
• After-tax cash flow: $9,282/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This property requires significant exterior and interior repairs, including a new roof, painting, and landscaping. Immediate attention to these areas will significantly enhance its value and make it more attractive for both resale and rental purposes.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major exterior siding — The siding is visibly worn and in need of repainting or replacement.
• Minor fencing — The fencing is damaged but not to a point where it needs immediate replacement.
• Minor landscaping — The yard is overgrown and in need of trimming and maintenance.
• Moderate HVAC — The overall condition suggests that the HVAC system may need maintenance or replacement to ensure proper functioning.

Value-add opportunities

• Both painting the exterior and interior — Fresh paint can significantly improve the curb appeal and interior aesthetics, enhancing both resale and rental value.
• Both landscaping and yard maintenance — A well-maintained yard and landscaping can increase the property's appeal and value.
• Both roof repair or replacement — A new roof can protect the property from water damage and improve the overall appearance.
• Both HVAC maintenance or replacement — A functional HVAC system is essential for comfort and can improve the property's value.
• Both interior updates — Fresh paint and minor updates inside can make the property more attractive and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage.	Major	$15,000–50,000
exterior siding · The siding is visibly worn and in need of repainting or replacement.	Major	$15,000–50,000
fencing · The fencing is damaged but not to a point where it needs immediate replacement.	Minor	$500–3,000
landscaping · The yard is overgrown and in need of trimming and maintenance.	Minor	$500–3,000
HVAC · The overall condition suggests that the HVAC system may need maintenance or replacement to ensure proper functioning.	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$34,000–121,000

Value-add ROI direction

• Both painting the exterior and interior — Fresh paint can significantly improve the curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
• Both landscaping and yard maintenance — A well-maintained yard and landscaping can increase the property's appeal and value. ↑
• Both roof repair or replacement — A new roof can protect the property from water damage and improve the overall appearance. ↑
• Both HVAC maintenance or replacement — A functional HVAC system is essential for comfort and can improve the property's value. ↑
• Both interior updates — Fresh paint and minor updates inside can make the property more attractive and increase its value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: City Of Monroe School District
• NCES district ID: 2201080
• Math proficiency: 21% ▼ -36.00%
• Reading proficiency: 31% ▼ -34.00%
• Median HH income: $28,751
• Composite: 20.82/100
• National rank: #8505
• State rank: #60 of 98 in LA

Livability — Monroe

• Score: 66/100
• State rank: #128
• US rank: #11948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monroe, LA
• County: Ouachita Parish · 118,340 people
• City population: 60,136
• Metro: Monroe, LA
• Population (ZIP): 21,782
• Household income: $65,446
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 1466.0

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 0.55)
• Race & ethnicity: White 57% Black 35% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 3% · Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Arabic 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: ▼ -92.35%
• Current HPI: 196.7468
• 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

3 events — show timeline

• 2026-05-22 Relisted — NELABOR
• 2026-05-11 Pending — NELABOR
• 2026-03-23 Listed $55,000 NELABOR