1121 Tulane Ave · West Monroe, LA 71291

$140,000

3 bd · 1.0 ba · 1,106 sqft · SingleFamily public records · 22 Days on market

Built 1947 8,276 sqft lot Est $145k · at est.

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +9.0/15.0
• 1% rule +6.7/10.0
• Rent growth +4.7/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1121 Tulane Ave in central West Monroe - a 3-Bedroom, 1.5 Bathroom home located in the garden district of West Monroe. Currently occupied by a Tenant. The rent is $1,200. The property received a new roof in 2022. The kitchen offers plenty countertop space and cabinets. The open living room area creates a seamless flow and provides plenty of space for daily living. The hall bathroom includes a bathtub/shower combo and single vanity. The primary suite features a nicely-sized closet. Centrally located in West Monroe you don't want to miss out on this investment property with access to local schools, shopping and everyday amenities.

Key facts

• Access to shopping
• Nicely-sized closet
• 8,276 sq ft lot

Tags

• KITCHEN COUNTERTOP SPACE
• OPEN LIVING ROOM AREA
• NICELY-SIZED CLOSET
• ACCESS TO LOCAL SCHOOLS
• ACCESS TO SHOPPING
• ACCESS TO EVERYDAY AMENITIES

Property features AI

Finance

• Other: Lot approximately 0.19 acres; Zoned Res Improv

Exterior

• Parking: 1 covered parking space; Open parking available
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available and connected; Electric service
• Home design: Residential income property; Single-family residence
• Construction: Vinyl siding with frame construction; Asphalt roof; Pillar/post/pier foundation; Built as single-family residence
• Exterior features: Storage; Paved road access; No patio or porch listed

Interior

• Kitchen: Dishwasher; Refrigerator; Range hood
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: Ceiling fan(s); Smoke detector(s)
• Laundry & utility: In-unit laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 5.5% in West 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 70/100 on livability (#53 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, commute F, employment 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: Good Hope Middle School (math 35% / reading 53%, grade D, #51 of 218 statewide, top 24%, 602 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising fast (+8.9%/yr); 199 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $94k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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. Schools are B-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?
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: 1.17% ✓
• Cap rate: 9.93%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $144,886
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Otis St	0.26mi	2/1.0 (-1)	1,129 (+2%)	7mo	$148,000	$131	74
2520 N 11th St	0.38mi	3/1.0	1,134 (+2%)	14mo	$145,000	$128	66
1309 Wellerman Rd	0.27mi	2/1.0 (-1)	1,110 (+0%)	22mo	$147,800	$133	63
509 Splane Dr	0.18mi	2/1.0 (-1)	946 (-14%)	2mo	$143,000	$151	61
2504 Swiss St	0.27mi	3/1.5	1,139 (+3%)	23mo	$87,000	$76	61
2516 N 9th St	0.44mi	3/2.0	1,218 (+10%)	1mo	$140,000	$115	58
206 Gross St	0.47mi	3/1.0	1,201 (+9%)	13mo	$155,000	$129	53
115 Height St	0.06mi	2/1.5 (-1)	952 (-14%)	18mo	$117,000	$123	52
2500 N 10th St	0.34mi	2/1.0 (-1)	1,033 (-7%)	20mo	$115,000	$111	51
101 Clay St	0.22mi	3/2.0	1,254 (+13%)	15mo	$224,900	$179	51
615 Splane Dr	0.20mi	2/1.0 (-1)	995 (-10%)	24mo	$153,500	$154	50
1010 Audubon Ave	0.70mi	3/1.5	1,266 (+14%)	2mo	$188,000	$148	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.33×
• Total profit: $12,993
• Equity at exit: $20,874

10-year hold

• IRR: 21.0%
• Equity multiple: 3.18×
• Total profit: $85,398
• Equity at exit: $12,105

Cash invested: $39,200 (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 71291

• Home prices YoY: -30.2%
• Rents YoY: 8.9%
• Active inventory: 199
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $425

Break-even live

Break-even rent $1,099

Max offer price $140,000

Occupancy floor 69%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1114 Otis St West Monroe, LA	3.0	2.0	1304	$1,595	$1.22	43d	1	0.27mi
2417 N 9th St West Monroe, LA	2.0	1.0	900	$2,000	$2.22	43d	1	0.32mi
202 Gross St West Monroe, LA	3.0	1.0	1100	$1,350	$1.23	43d	1	0.49mi
112 Fairlane Dr Unit 8 West Monroe, LA	2.0	2.0	1050	$1,600	$1.52	21d	1	0.95mi

Listing history 26 events

1. 2026-06-19
   days on market $140,000 Active 22 DOM
2. 2026-06-18
   days on market $140,000 Active 21 DOM
3. 2026-06-17
   days on market $140,000 Active 20 DOM
4. 2026-06-16
   days on market $140,000 Active 19 DOM
5. 2026-06-15
   days on market $140,000 Active 18 DOM
6. 2026-06-14
   days on market $140,000 Active 16 DOM
7. 2026-06-13
   days on market $140,000 Active 15 DOM
8. 2026-06-10
   days on market $140,000 Active 13 DOM
9. 2026-06-09
   days on market $140,000 Active 12 DOM
10. 2026-06-08
    days on market $140,000 Active 11 DOM
11. 2026-06-07
    days on market $140,000 Active 10 DOM
12. 2026-06-03
    days on market $140,000 Active 6 DOM
13. 2026-06-02
    days on market $140,000 Active 5 DOM
14. 2026-06-01
    days on market $140,000 Active 4 DOM
15. 2026-05-31
    days on market $140,000 Active 3 DOM
16. 2026-05-30
    days on market $140,000 Active 2 DOM
17. 2026-05-28
    listed $140,000 Active
18. 2026-01-07
    historical $1,200
19. 2025-11-22
    price $1,200
20. 2025-11-12
    price $1,295
21. 2025-10-28
    price $1,300
22. 2025-10-18
    price $1,395
23. 2025-10-17
    price $1,495
24. 2025-09-30
    listed $1,500
25. 2016-04-07
    soldstatus $94,500
26. 2013-07-12
    soldstatus $52,000

ⓘ 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: $913 · $76/mo
• Projected year-2 tax: $913 · $76/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 (unshaded) · 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 6/10 Major 74% 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: $19,648
• − Mortgage interest: −$7,842
• − Property taxes: −$913
• − Insurance: −$700
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$4,073
• Taxable income: $2,976
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $4,384/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 — West Monroe

• Score: 70/100
• State rank: #53
• US rank: #7498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Monroe, LA
• County: Ouachita Parish · 118,340 people
• City population: 58,204
• Metro: Monroe, LA
• Population (ZIP): 35,269
• Household income: $71,639
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 847.0

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: Predominantly White (78%)
• Race & ethnicity: White 78% Black 13% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -95.15%
• Current HPI: 220.1737
• Rent YoY: ▲ 8.93%
• 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

+169.2% since first listed

10 events — show timeline

• 2026-05-28 Listed $140,000 NELABOR
• 2026-01-07 Rental Removed $1,200 BUILDIUM
• 2025-11-22 Price Changed $1,200 BUILDIUM
• 2025-11-12 Price Changed $1,295 BUILDIUM
• 2025-10-28 Price Changed $1,300 BUILDIUM
• 2025-10-18 Price Changed $1,395 BUILDIUM
• 2025-10-17 Price Changed $1,495 BUILDIUM
• 2025-09-30 Listed for Rent $1,500 BUILDIUM
• 2016-04-07 Sold (Public Records) $94,500 Public Records
• 2013-07-12 Sold (Public Records) $52,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $913 · +5.8% YoY. Source: county tax records.