Dogwood IV B Plan · Monroe, LA 71203

$246,990

3 bd · 2.0 ba · 1,656 sqft · SingleFamily · 391 Days on market

Fair condition

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Dogwood IV B floor plan by DSLD Homes combines smart design, stylish finishes, and energy-efficient construction to create a home that's both beautiful and practical. With 1,656 square feet of well-utilized living space and a total area of 2,212 square feet, this single-story home offers an open concept layout that flows seamlessly from room to room, making it perfect for family living and entertaining alike. The heart of the home is the thoughtfully designed kitchen, featuring recessed can lighting, ample cabinetry, and a spacious walk-in pantry that adds convenience and storage. The airy living and dining areas are filled with natural light, enhancing the sense of space and comfort throughout the home. The luxurious master suite offers a relaxing retreat with a garden tub, separate walk-in shower, double vanities, and generous walk-in closets. Two additional bedrooms and a second full bathroom provide plenty of room for family members or guests. The home's exterior is finished with a classic mix of brick and stucco, giving it long-lasting charm and curb appeal. Outdoor living is just as enjoyable with a covered rear patio-perfect for morning coffee or evening gatherings. A two-car garage adds everyday convenience, while energy-efficient features help reduce monthly utility costs and support a more sustainable lifestyle. Whether you're a first-time homebuyer or looking to downsize without sacrificing comfort, the Dogwood IV B floor plan offers everything you need in a

Key facts

• Open concept layout
• Garden tub
• 2 garage spots

Tags

• OPEN CONCEPT LAYOUT
• THOUGHTFULLY DESIGNED KITCHEN
• SPACIOUS WALK-IN PANTRY
• AIRY LIVING AND DINING AREAS
• LUXURIOUS MASTER SUITE
• GARDEN TUB

🏗️ New construction. The $246,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $243,031.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $247k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $247k).
• Recommended offer: $217k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.7% 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.
• 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• At $2,597/mo this rent would consume 60% of the median local household income ($52k/yr) (locally 2085% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 391 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,351 (12.0% below list)

Questions for the listing agent

1. It's been on market 391 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.56%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $243,031
• List price: $246,990
• Delta: 1.63%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Raymond Dr	0.31mi	3/2.0	1,845 (+11%)	4mo	$235,000	$127	63

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-15,666
• Equity at exit: $36,237

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $17,005
• Equity at exit: $21,013

Cash invested: $68,049 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,597 medium
• Mortgage (P&I): −$1,274
• Tax est. 1.5%: −$304 /mo · $3,645/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $372

Break-even live

Break-even rent $2,126

Max offer price $243,031

Occupancy floor 81%

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: $60,758
• Closing costs: $7,291
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Raymond Dr Monroe, LA	3.0	2.0	1952	$3,500	$1.79	21d	1	0.30mi
323 Woodale Dr Monroe, LA	1.0–2.0	1.0–2.5	962	$1,120	$1.16	43d	8	0.85mi
182 Leisure Dr Monroe, LA	3.0	2.0	1472	$2,500	$1.70	21d	1	1.19mi

Listing history 17 events

1. 2026-06-19
   days on market $246,990 Active 391 DOM
2. 2026-06-18
   days on market $246,990 Active 390 DOM
3. 2026-06-17
   days on market $246,990 Active 389 DOM
4. 2026-06-16
   days on market $246,990 Active 388 DOM
5. 2026-06-15
   days on market $246,990 Active 387 DOM
6. 2026-06-14
   days on market $246,990 Active 385 DOM
7. 2026-06-13
   days on market $246,990 Active 384 DOM
8. 2026-06-10
   days on market $246,990 Active 382 DOM
9. 2026-06-09
   days on market $246,990 Active 381 DOM
10. 2026-06-08
    days on market $246,990 Active 380 DOM
11. 2026-06-07
    days on market $246,990 Active 379 DOM
12. 2026-06-03
    days on market $246,990 Active 375 DOM
13. 2026-06-02
    days on market $246,990 Active 374 DOM
14. 2026-06-01
    days on market $246,990 Active 373 DOM
15. 2026-05-31
    days on market $246,990 Active 372 DOM
16. 2026-05-30
    days on market $246,990 Active 371 DOM
17. 2025-05-24
    listed $246,990 Active 1497-char remark

    Show marketing remark (1497 chars)

    The Dogwood IV B floor plan by DSLD Homes combines smart design, stylish finishes, and energy-efficient construction to create a home that's both beautiful and practical. With 1,656 square feet of well-utilized living space and a total area of 2,212 square feet, this single-story home offers an open concept layout that flows seamlessly from room to room, making it perfect for family living and entertaining alike. The heart of the home is the thoughtfully designed kitchen, featuring recessed can lighting, ample cabinetry, and a spacious walk-in pantry that adds convenience and storage. The airy living and dining areas are filled with natural light, enhancing the sense of space and comfort throughout the home. The luxurious master suite offers a relaxing retreat with a garden tub, separate walk-in shower, double vanities, and generous walk-in closets. Two additional bedrooms and a second full bathroom provide plenty of room for family members or guests. The home's exterior is finished with a classic mix of brick and stucco, giving it long-lasting charm and curb appeal. Outdoor living is just as enjoyable with a covered rear patio-perfect for morning coffee or evening gatherings. A two-car garage adds everyday convenience, while energy-efficient features help reduce monthly utility costs and support a more sustainable lifestyle. Whether you're a first-time homebuyer or looking to downsize without sacrificing comfort, the Dogwood IV B floor plan offers everything you need in a

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,159
• − Mortgage interest: −$13,614
• − Property taxes: −$3,645
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − Depreciation: −$7,070
• Taxable income: $629
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $4,310/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 · 0 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, particularly in the exterior and interior paint, as well as flooring and windows. Upgrading these areas can significantly enhance its resale and rental value.

Repairs flagged

• Minor Painting exterior siding — The siding appears weathered and could benefit from repainting.
• Minor Re-carpeting or replacing flooring — The carpeted flooring shows signs of wear and could be replaced or re-carpeted.
• Minor Painting interior walls — The walls show signs of discoloration and could be refreshed with a fresh coat of paint.

Value-add opportunities

• Resale Painting exterior siding and interior walls — Refreshing the exterior and interior paint can significantly improve the home's curb appeal and perceived value.
• Rental Upgrading flooring — Replacing worn-out carpet with a more durable and attractive flooring option can increase rental appeal.
• Both Upgrading windows — Newer, energy-efficient windows can improve both the home's energy efficiency and its curb appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting exterior siding · The siding appears weathered and could benefit from repainting.	Minor	$500–3,000
Re-carpeting or replacing flooring · The carpeted flooring shows signs of wear and could be replaced or re-carpeted.	Minor	$500–3,000
Painting interior walls · The walls show signs of discoloration and could be refreshed with a fresh coat of paint.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Painting exterior siding and interior walls — Refreshing the exterior and interior paint can significantly improve the home's curb appeal and perceived value. ↑
• Rental Upgrading flooring — Replacing worn-out carpet with a more durable and attractive flooring option can increase rental appeal. ↑
• Both Upgrading windows — Newer, energy-efficient windows can improve both the home's energy efficiency and its curb appeal. ↑

ⓘ 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 — 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

• County: Ouachita Parish · 118,340 people
• City population: 60,136
• 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

1 event — show timeline

• 2025-05-24 Listed $246,990 Zillow