407 Sheridan Ave · Monroe, LA 71201

$154,000

3 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 56 Days on market

Built 1959 9,583 sqft lot

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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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This duplex sits in the middle of town, right by the college—an excellent location for steady rental demand. A great opportunity for investors, this property features two units: one 1-bedroom, 1-bath and one 2-bedroom, 1-bath. Both units offer spacious bedrooms and comfortable living areas, along with nice kitchen spaces that tenants will appreciate. The property is well-kept with a clean front yard and a great spacious backyard. Perfect for investors looking to start or grow their portfolio with a solid, income-producing property.

Key facts

• Clean front yard
• Spacious backyard
• Two units

Tags

• EXCELLENT LOCATION
• STEADY RENTAL DEMAND
• TWO UNITS
• CLEAN FRONT YARD
• SPACIOUS BACKYARD

Property features AI

Exterior

• Parking: Open parking with 4 spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income property)
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built on a 0.22-acre lot
• Exterior features: No patio or porch listed; Paved road access

Interior

• Kitchen: Electric range; Electric water heater
• Heating & cooling: Central heating; Central air; Ceiling fan(s) for cooling
• Interior features: Ceiling fans
• Laundry & utility: No laundry hookups listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (3.9% below list).
• Recommended offer: $148k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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.
• 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.
• Market conditions: 142 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $154k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $147,926 (3.9% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $64,032
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Bell Ave	0.52mi	3/1.0	1,263 (-5%)	4mo	$60,000	$48	64
303 Columbia Ave	0.49mi	3/1.5	1,202 (-10%)	2mo	$36,000	$30	57
309 Bell Ave	0.54mi	3/1.0	1,512 (+13%)	8mo	$60,000	$40	46
204 S College Ave	0.49mi	3/2.0	1,462 (+10%)	13mo	$100,000	$68	46
320 Bell Ave	0.59mi	3/2.0	1,242 (-7%)	17mo	$58,000	$47	43
3305 Westminister Ave	0.67mi	3/2.0	1,418 (+6%)	18mo	$190,000	$134	39
502 Darbonne St	0.72mi	3/1.0	1,150 (-14%)	16mo	$97,000	$84	30

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-11,309
• Equity at exit: $22,962

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $7,598
• Equity at exit: $13,315

Cash invested: $43,120 (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 71201

• Home prices YoY: -31.9%
• Active inventory: 142
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $215

Break-even live

Break-even rent $1,207

Max offer price $154,000

Occupancy floor 80%

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 N McGuire Ave Monroe, LA	3.0	2.0	1516	$2,100	$1.39	21d	1	0.40mi
320 Bell Ave Monroe, LA	3.0	2.0	1800	$985	$0.55	21d	1	0.58mi
3717 Grammont St Monroe, LA	4.0	1.0	1543	$825	$0.53	21d	1	0.60mi

Listing history 18 events

1. 2026-06-19
   days on market $154,000 Active 56 DOM
2. 2026-06-18
   days on market $154,000 Active 55 DOM
3. 2026-06-17
   days on market $154,000 Active 54 DOM
4. 2026-06-16
   days on market $154,000 Active 53 DOM
5. 2026-06-15
   days on market $154,000 Active 52 DOM
6. 2026-06-14
   days on market $154,000 Active 50 DOM
7. 2026-06-13
   days on market $154,000 Active 49 DOM
8. 2026-06-10
   days on market $154,000 Active 47 DOM
9. 2026-06-09
   days on market $154,000 Active 46 DOM
10. 2026-06-08
    days on market $154,000 Active 45 DOM
11. 2026-06-07
    days on market $154,000 Active 44 DOM
12. 2026-06-05
    days on market $154,000 Active 41 DOM
13. 2026-06-02
    days on market $154,000 Active 39 DOM
14. 2026-06-01
    days on market $154,000 Active 38 DOM
15. 2026-05-31
    days on market $154,000 Active 37 DOM
16. 2026-05-30
    days on market $154,000 Active 36 DOM
17. 2026-04-23
    listed $154,000 Active
18. 2012-10-30
    soldstatus $65,000

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $983 · $82/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 X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $17,751
• − Mortgage interest: −$8,626
• − Property taxes: −$983
• − Insurance: −$770
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$4,480
• Taxable income: $52
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $2,567/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: 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

+136.9% since first listed

2 events — show timeline

• 2026-04-23 Listed $154,000 NELABOR
• 2012-10-30 Sold (Public Records) $65,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $983 · -0.1% YoY. Source: county tax records.