214 Fairhope Dr · Sterlington, LA 71280

$204,000

3 bd · 2.0 ba · 1,848 sqft · SingleFamily · 86 Days on market

Good condition $110/sqft · 43% above area Est $143k · 43% over ↓ 7% since listing

---

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 +11.8/30.0
• Appreciation +10.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

3 bedroom 2 bath home is ready for you to move convenient to downtown Monroe

Key facts

• 2 garage spots
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $204k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-56 ($-668/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (16.0% below list).
• Recommended offer: $171k (16.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#60 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: health & safety D, amenities F, commute 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: 189 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $57k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% 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 $171,410 (16.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $142,707
• List price: $204,000
• Delta: 42.95%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Taylor Ave	0.53mi	3/2.0	2,062 (+12%)	16mo	$145,000	$70	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.88×
• Total profit: $107,585
• Equity at exit: $183,779

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $319,658
• Equity at exit: $396,327

Cash invested: $57,120 (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 71280

• Home prices YoY: 4.1%
• Active inventory: 189
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$1,070
• Tax est. 1.5%: −$255 /mo · $3,060/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-56

Break-even live

Break-even rent $1,785

Max offer price $195,946

Occupancy floor 98%

Sensitivity live

Price	-10% $85	-5% $15	+0% $-56	+5% $-126	+10% $-197
Rent	-10% $-191	-5% $-123	+0% $-56	+5% $12	+10% $80
Rate	-1.0pp $47	-0.5pp $-4	base $-56	+0.5pp $-109	+1.0pp $-162

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-15
   price $204,000 76-char remark

   Show marketing remark (76 chars)

   3 bedroom 2 bath home is ready for you to move convenient to downtown Monroe

2. 2026-04-27
   status Active 76-char remark

   Show marketing remark (76 chars)

   3 bedroom 2 bath home is ready for you to move convenient to downtown Monroe

3. 2026-04-14
   status Pending 76-char remark

   Show marketing remark (76 chars)

   3 bedroom 2 bath home is ready for you to move convenient to downtown Monroe

4. 2026-04-04
   price $251,000 76-char remark

   Show marketing remark (76 chars)

   3 bedroom 2 bath home is ready for you to move convenient to downtown Monroe

5. 2026-02-19
   listed $261,000 Active 76-char remark

   Show marketing remark (76 chars)

   3 bedroom 2 bath home is ready for you to move convenient to downtown Monroe

6. 2023-03-25
   price $239,000
7. 2023-02-14
   listed $245,000 Active
8. 2020-07-21
   soldstatus
9. 2020-02-13
   listed $219,095

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $20,569
• − Mortgage interest: −$11,427
• − Property taxes: −$3,060
• − Insurance: −$1,020
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$5,935
• Taxable loss: −$4,164
• Est. tax savings @ 24.0%: +$999
• After-tax cash flow: $331/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 · 13 photos

Good 80/100 Cosmetic rehab

This 3-bedroom, 2-bath home is move-in ready with good condition and fresh curb appeal. Minor updates like painting and flooring can significantly enhance its value.

Value-add opportunities

• Resale Paint fresh coats — Fresh paint enhances curb appeal and interior finish
• Both Replace carpet with hardwood — Hardwood floors are more durable and add value for both resale and rental
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, attracting buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint fresh coats — Fresh paint enhances curb appeal and interior finish ↑
• Both Replace carpet with hardwood — Hardwood floors are more durable and add value for both resale and rental ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, attracting buyers and renters ↑

ⓘ 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: 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 — Sterlington

• Score: 70/100
• State rank: #60
• US rank: #7741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sterlington, LA
• Population (ZIP): 4,999

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 (74%)
• Race & ethnicity: White 74% Black 21% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4% Iranian 2% Danish 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 11.14%
• Current HPI: 283.4492
• Rent YoY: —
• Metro: —
• 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

-6.9% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $204,000 NELABOR
• 2026-04-27 Relisted — NELABOR
• 2026-04-14 Pending — NELABOR
• 2026-04-04 Price Changed $251,000 NELABOR
• 2026-02-19 Listed $261,000 NELABOR
• 2023-03-25 Price Changed $239,000 NELABOR
• 2023-02-14 Listed $245,000 NELABOR
• 2020-07-21 Sold (MLS) — NELABOR
• 2020-02-13 Listed $219,095 NELABOR