1202 N Mcguire Ave · Monroe, LA 71203

$145,000

4 bd · 2.0 ba · 1,769 sqft · MultiFamily public records · 88 Days on market

0.26 ac lot

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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 +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Location, Location, Location! This duplex is a great investment opportunity located near the ULM area. Currently used as an income-producing property, it offers flexibility for a new owner to continue renting both units or live in one side while renting the other. Each unit features 2 bedrooms and 1 bathroom, along with washer and dryer hookups. The property has seen several updates over the past few years, including some new windows and A/C units. Convenient rear parking adds to the functionality of the property. This duplex is an excellent opportunity for investors or owner-occupants alike. Don’t miss your chance to add this property to your portfolio.

Key facts

• Rear parking
• Duplex
• New windows

Tags

• DUPLEX
• WASHER AND DRYER HOOKUPS
• NEW WINDOWS
• REAR PARKING

Property features AI

Finance

• Other: Subdivision: COLE ADDN; Directions: From Hwy 165 turn onto LaSalle and then to N. McGuire Ave.
• HOA & community: No association amenities

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Residential property; One-story (entry level 1)
• Construction: Frame construction; Slab foundation; Asphalt roof; Built on a 0.26-acre lot
• Exterior features: Covered patio/porch; Cleared lot; Paved road access

Interior

• Kitchen: Refrigerator; Range hood; Electric range
• Bedrooms: 4 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Wall/window AC units; Ceiling fans
• Interior features: Ceiling fans throughout; Double-pane windows
• Laundry & utility: Gas and electric water heaters

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $994 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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.
• Zoned schools: Cypress Point Elementary School (math 18% / reading 21%, grade F, #448 of 646 statewide, top 71%, 451 students, 84% FRL); Neville Junior High School (math 29% / reading 53%, grade F, #61 of 218 statewide, top 28%, 480 students, 58% FRL).
• 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 $2,330/mo this rent would consume 53% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.61% ✓
• Cap rate: 14.52%
• Cash-on-cash: 29.39%
• DSCR: 2.31
• GRM: 5.2

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: 23.8%
• Equity multiple: 1.98×
• Total profit: $39,777
• Equity at exit: $21,620

10-year hold

• IRR: 31.7%
• Equity multiple: 3.86×
• Total profit: $115,944
• Equity at exit: $12,537

Cash invested: $40,600 (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 71203

• Home prices YoY: -32.4%
• Active inventory: 437
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,330 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$25 /mo · $306/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $994

Break-even live

Break-even rent $1,071

Max offer price $145,000

Occupancy floor 52%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,330
Total (2 units)			$2,330

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: $36,250
• Closing costs: $4,350
• 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	20d	1	0.21mi
3717 Grammont St Monroe, LA	4.0	1.0	1543	$825	$0.53	20d	1	0.85mi
320 Bell Ave Monroe, LA	3.0	2.0	1800	$985	$0.55	20d	1	0.99mi

Listing history 27 events

1. 2026-06-19
   days on market $145,000 Active 88 DOM
2. 2026-06-18
   days on market $145,000 Active 87 DOM
3. 2026-06-17
   days on market $145,000 Active 86 DOM
4. 2026-06-16
   days on market $145,000 Active 85 DOM
5. 2026-06-15
   days on market $145,000 Active 84 DOM
6. 2026-06-14
   days on market $145,000 Active 82 DOM
7. 2026-06-13
   days on market $145,000 Active 81 DOM
8. 2026-06-10
   days on market $145,000 Active 79 DOM
9. 2026-06-09
   days on market $145,000 Active 78 DOM
10. 2026-06-08
    days on market $145,000 Active 77 DOM
11. 2026-06-07
    days on market $145,000 Active 76 DOM
12. 2026-06-05
    days on market $145,000 Active 73 DOM
13. 2026-06-02
    days on market $145,000 Active 71 DOM
14. 2026-06-01
    days on market $145,000 Active 70 DOM
15. 2026-05-31
    days on market $145,000 Active 69 DOM
16. 2026-05-30
    days on market $145,000 Active 68 DOM
17. 2026-03-14
    listed $145,000 Active
18. 2026-03-01
    status Active 668-char remark

    Show marketing remark (668 chars)

    Location, Location, Location! This duplex is a great investment opportunity located near the ULM area. Currently used as an income-producing property, it offers flexibility for a new owner to continue renting both units or live in one side while renting the other. Each unit features 2 bedrooms and 1 bathroom, along with washer and dryer hookups. The property has seen several updates over the past few years, including some new windows and A/C units. Convenient rear parking adds to the functionality of the property. This duplex is an excellent opportunity for investors or owner-occupants alike. Don’t miss your chance to add this property to your portfolio.

19. 2026-02-23
    status Pending 668-char remark

    Show marketing remark (668 chars)

    Location, Location, Location! This duplex is a great investment opportunity located near the ULM area. Currently used as an income-producing property, it offers flexibility for a new owner to continue renting both units or live in one side while renting the other. Each unit features 2 bedrooms and 1 bathroom, along with washer and dryer hookups. The property has seen several updates over the past few years, including some new windows and A/C units. Convenient rear parking adds to the functionality of the property. This duplex is an excellent opportunity for investors or owner-occupants alike. Don’t miss your chance to add this property to your portfolio.

20. 2026-02-22
    status Active 668-char remark

    Show marketing remark (668 chars)

    Location, Location, Location! This duplex is a great investment opportunity located near the ULM area. Currently used as an income-producing property, it offers flexibility for a new owner to continue renting both units or live in one side while renting the other. Each unit features 2 bedrooms and 1 bathroom, along with washer and dryer hookups. The property has seen several updates over the past few years, including some new windows and A/C units. Convenient rear parking adds to the functionality of the property. This duplex is an excellent opportunity for investors or owner-occupants alike. Don’t miss your chance to add this property to your portfolio.

21. 2026-02-20
    historical
22. 2026-01-17
    status Pending 668-char remark

    Show marketing remark (668 chars)

    Location, Location, Location! This duplex is a great investment opportunity located near the ULM area. Currently used as an income-producing property, it offers flexibility for a new owner to continue renting both units or live in one side while renting the other. Each unit features 2 bedrooms and 1 bathroom, along with washer and dryer hookups. The property has seen several updates over the past few years, including some new windows and A/C units. Convenient rear parking adds to the functionality of the property. This duplex is an excellent opportunity for investors or owner-occupants alike. Don’t miss your chance to add this property to your portfolio.

23. 2026-01-13
    listed $145,000 Active 668-char remark

    Show marketing remark (668 chars)

    Location, Location, Location! This duplex is a great investment opportunity located near the ULM area. Currently used as an income-producing property, it offers flexibility for a new owner to continue renting both units or live in one side while renting the other. Each unit features 2 bedrooms and 1 bathroom, along with washer and dryer hookups. The property has seen several updates over the past few years, including some new windows and A/C units. Convenient rear parking adds to the functionality of the property. This duplex is an excellent opportunity for investors or owner-occupants alike. Don’t miss your chance to add this property to your portfolio.

24. 2025-08-25
    listed
25. 2020-10-09
    soldstatus $135,000
26. 2020-10-08
    soldstatus 148-char remark

    Show marketing remark (148 chars)

    Time to start Investing! Updated Duplex near ULM on a quiet street. Fresh paint and carpet, ceramic tile. There are dishwasher/washer/dryer hookups.

27. 2020-05-12
    listed $145,000 148-char remark

    Show marketing remark (148 chars)

    Time to start Investing! Updated Duplex near ULM on a quiet street. Fresh paint and carpet, ceramic tile. There are dishwasher/washer/dryer hookups.

ⓘ 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: $306 · $25/mo
• Projected year-2 tax: $798 · $66/mo
• Expected delta: +$492/yr (+$41/mo · 160.8%)

ⓘ 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 · 19 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: $27,960
• − Mortgage interest: −$8,122
• − Property taxes: −$306
• − Insurance: −$725
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − Depreciation: −$4,218
• Taxable income: $10,115
• Est. tax owed @ 24.0%: −$2,428
• After-tax cash flow: $9,505/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): 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

+0.0% since first listed

11 events — show timeline

• 2026-03-14 Listed $145,000 NELABOR
• 2026-03-01 Relisted — NELABOR
• 2026-02-23 Pending — NELABOR
• 2026-02-22 Relisted — NELABOR
• 2026-02-20 Rental Removed — BUILDIUM
• 2026-01-17 Pending — NELABOR
• 2026-01-13 Listed $145,000 NELABOR
• 2025-08-25 Listed for Rent — BUILDIUM
• 2020-10-09 Sold (Public Records) $135,000 Public Records
• 2020-10-08 Sold (MLS) — NELABOR
• 2020-05-12 Listed $145,000 NELABOR

Property tax history

-0.1%/yr

Latest (2025): $306 · -0.1% YoY. Source: county tax records.