2502 Burg Jones Ln · Monroe, LA 71202

$70,000

2 bd · 1.0 ba · 1,330 sqft · SingleFamily public records · 26 Days on market

Built 1960 0.47 ac lot

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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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique wood frame home with lots of charm of time gone by. Home features two bedrooms one bath. Freshly painted, New LVP flooring throughout. Kitchen and bath area features granite countertops new cabinets.

Key facts

• Bonus room
• Covered back patio
• New hvac system

Tags

• BONUS ROOM
• SCREENED IN FRONT PORCH
• COVERED BACK PATIO
• NEW HVAC SYSTEM
• UPDATED PLUMBING
• NEW WINDOWS

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: 1-car garage; Additional open parking
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence; One level (entry level: 1); Site-built
• Construction: Vinyl siding and brick veneer exterior; Pillar/post/pier foundation; Built with typical residential construction materials
• Exterior features: Covered, screened patio/porch; Chain link fencing; Landscaped, cleared lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Gas water heater
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Double-pane windows; Crawl space foundation
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $35 ($416/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 $62k (10.7% below list).
• Recommended offer: $62k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.7% in Monroe — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Swayze Elementary School (math 8% / reading 17%, grade F, #550 of 646 statewide, top 88%, 225 students, 96% FRL); Richwood Junior High School (math 6% / reading 15%, grade F, #197 of 218 statewide, top 91%, 378 students, 93% FRL); Richwood High School (math 2% / reading 12%, grade F, #251 of 265 statewide, top 97%, 506 students, 88% FRL) — zoned schools average 92% FRL vs 52% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 38% district-wide (-28 pts) — the specific schools serving this property underperform the Ouachita Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 69 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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

• 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 $62,500 (10.7% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.89% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.12%
• DSCR: 1.09
• GRM: 9.3

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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-9,142
• Equity at exit: $10,437

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-5,143
• Equity at exit: $6,052

Cash invested: $19,600 (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 71202

• Active inventory: 69
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $625 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$63 /mo · $754/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$131
• Net cashflow: $35

Break-even live

Break-even rent $581

Max offer price $70,000

Occupancy floor 89%

Sensitivity live

Price	-10% $74	-5% $54	+0% $35	+5% $15	+10% $-5
Rent	-10% $-15	-5% $10	+0% $35	+5% $59	+10% $84
Rate	-1.0pp $70	-0.5pp $52	base $35	+0.5pp $17	+1.0pp $-2

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 S 2nd St Monroe, LA	3.0	1.0	1200	$625	$0.52	23d	1	1.27mi

Listing history 20 events

1. 2026-06-13
   statusdays on market $70,000 Pending 26 DOM
2. 2026-06-10
   days on market $70,000 Active 24 DOM
3. 2026-06-09
   days on market $70,000 Active 23 DOM
4. 2026-06-08
   days on market $70,000 Active 22 DOM
5. 2026-06-07
   days on market $70,000 Active 21 DOM
6. 2026-06-03
   days on market $70,000 Active 17 DOM
7. 2026-06-02
   days on market $70,000 Active 16 DOM
8. 2026-06-01
   days on market $70,000 Active 15 DOM
9. 2026-05-31
   days on market $70,000 Active 14 DOM
10. 2026-05-30
    days on market $70,000 Active 13 DOM
11. 2026-05-22
    status Active
12. 2026-04-21
    status Pending
13. 2026-04-16
    listed $70,000 Active
14. 2024-04-19
    soldstatus Closed 206-char remark

    Show marketing remark (206 chars)

    Unique wood frame home with lots of charm of time gone by. Home features two bedrooms one bath. Freshly painted, New LVP flooring throughout. Kitchen and bath area features granite countertops new cabinets.

15. 2024-04-12
    status Pending 206-char remark

    Show marketing remark (206 chars)

    Unique wood frame home with lots of charm of time gone by. Home features two bedrooms one bath. Freshly painted, New LVP flooring throughout. Kitchen and bath area features granite countertops new cabinets.

16. 2024-04-11
    status Active 206-char remark

    Show marketing remark (206 chars)

    Unique wood frame home with lots of charm of time gone by. Home features two bedrooms one bath. Freshly painted, New LVP flooring throughout. Kitchen and bath area features granite countertops new cabinets.

17. 2024-04-11
    status Pending 206-char remark

    Show marketing remark (206 chars)

    Unique wood frame home with lots of charm of time gone by. Home features two bedrooms one bath. Freshly painted, New LVP flooring throughout. Kitchen and bath area features granite countertops new cabinets.

18. 2024-04-08
    status Pending 206-char remark

    Show marketing remark (206 chars)

    Unique wood frame home with lots of charm of time gone by. Home features two bedrooms one bath. Freshly painted, New LVP flooring throughout. Kitchen and bath area features granite countertops new cabinets.

19. 2024-02-28
    listed $50,900 Active 206-char remark

    Show marketing remark (206 chars)

    Unique wood frame home with lots of charm of time gone by. Home features two bedrooms one bath. Freshly painted, New LVP flooring throughout. Kitchen and bath area features granite countertops new cabinets.

20. 2006-01-01
    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: $754 · $63/mo
• Projected year-2 tax: $754 · $63/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°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: $7,500
• − Mortgage interest: −$3,921
• − Property taxes: −$754
• − Insurance: −$350
• − Repairs & maintenance: −$600
• − Management: −$600
• − Depreciation: −$2,036
• Taxable loss: −$762
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $599/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 — 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

• City population: 60,136
• Population (ZIP): 26,791

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 Black (84%)
• Race & ethnicity: Black 84% White 11% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% 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: ▼ -66.58%
• Current HPI: 82.9973
• 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

+37.5% since first listed

10 events — show timeline

• 2026-05-22 Relisted — NELABOR
• 2026-04-21 Pending — NELABOR
• 2026-04-16 Listed $70,000 NELABOR
• 2024-04-19 Sold (MLS) — NELABOR
• 2024-04-12 Pending — NELABOR
• 2024-04-11 Relisted — NELABOR
• 2024-04-11 Pending — NELABOR
• 2024-04-08 Pending — NELABOR
• 2024-02-28 Listed $50,900 NELABOR
• 2006-01-01 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $754 · +10.3% YoY. Source: county tax records.