128 Dillingham Dr · Swartz, LA 71203

$161,000

3 bd · 2.0 ba · 1,305 sqft · SingleFamily public records · 4 Days on market

Built 1978 0.25 ac lot $123/sqft · 8% below area Est $176k · 8% under

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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 +24.3/30.0
• ARV discount +11.3/15.0
• DSCR +7.8/10.0
• 1% rule +5.9/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Peaceful 3-bedroom, 1.5-bath home nestled in a quiet neighborhood. With a functional layout and inviting atmosphere, this home offers both comfort and practicality in a peaceful setting. This property features a beautiful fenced-in backyard, perfect for relaxing, entertaining, or giving pets space to play.

Key facts

• Fenced-in backyard
• 0.25 acre lot
• Garage

Tags

• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $161k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $161k).
• Cap rate 8.7% vs local median 6.2% in Swartz — 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 64/100 on livability (#184 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime C-, health & safety D.
• 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; 1 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $161,000

Questions for the listing agent

1. Built in 1978 — 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. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.6

CMA / ARV

• ARV (median comp): $175,870
• List price: $161,000
• Delta: -8.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Liner Dr	0.46mi	3/2.0	1,350 (+3%)	1mo	$182,000	$135	72
401 Bayou Oaks Dr	0.22mi	3/1.0	1,400 (+7%)	7mo	$180,000	$129	68
106 Westchester Dr	0.08mi	3/1.5	1,210 (-7%)	19mo	$152,000	$126	66
121 Liner Dr	0.41mi	3/2.0	1,342 (+3%)	13mo	$192,000	$143	66
534 Lakeside Dr	0.48mi	3/2.0	1,200 (-8%)	6mo	$150,500	$125	60
138 Liner Dr	0.41mi	2/2.0 (-1)	1,242 (-5%)	12mo	$152,000	$122	58
501 Lakeside Dr	0.47mi	3/1.5	1,346 (+3%)	16mo	$152,900	$114	58
529 Lakeside Dr	0.49mi	3/2.0	1,429 (+10%)	12mo	$180,000	$126	51
514 Lakeside Dr	0.44mi	3/2.0	1,463 (+12%)	14mo	$163,000	$111	48
323 Cedarbrook Dr	0.68mi	3/2.0	1,350 (+3%)	18mo	$153,000	$113	47
515 Lincoln Rd #168	0.50mi	2/2.5 (-1)	1,131 (-13%)	7mo	$171,100	$151	42
515 Lincoln Rd #120	0.50mi	2/2.0 (-1)	1,487 (+14%)	13mo	$167,750	$113	38

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: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,426
• Equity at exit: $24,006

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $21,871
• Equity at exit: $13,920

Cash invested: $45,080 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,757 medium
• Mortgage (P&I): −$844
• Tax from tax record: −$152 /mo · $1,822/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $324

Break-even live

Break-even rent $1,346

Max offer price $161,000

Occupancy floor 77%

Sensitivity live

Price	-10% $416	-5% $370	+0% $324	+5% $279	+10% $233
Rent	-10% $186	-5% $255	+0% $324	+5% $394	+10% $463
Rate	-1.0pp $406	-0.5pp $365	base $324	+0.5pp $283	+1.0pp $240

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: $40,250
• Closing costs: $4,830
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Leisure Dr Monroe, LA	3.0	2.0	1472	$2,500	$1.70	22d	1	0.83mi

Listing history 6 events

1. 2026-05-16
   status Pending 307-char remark

   Show marketing remark (307 chars)

   Peaceful 3-bedroom, 1.5-bath home nestled in a quiet neighborhood. With a functional layout and inviting atmosphere, this home offers both comfort and practicality in a peaceful setting. This property features a beautiful fenced-in backyard, perfect for relaxing, entertaining, or giving pets space to play.

2. 2026-05-14
   status Active 307-char remark

   Show marketing remark (307 chars)

   Peaceful 3-bedroom, 1.5-bath home nestled in a quiet neighborhood. With a functional layout and inviting atmosphere, this home offers both comfort and practicality in a peaceful setting. This property features a beautiful fenced-in backyard, perfect for relaxing, entertaining, or giving pets space to play.

3. 2026-04-20
   price $161,000 307-char remark

   Show marketing remark (307 chars)

   Peaceful 3-bedroom, 1.5-bath home nestled in a quiet neighborhood. With a functional layout and inviting atmosphere, this home offers both comfort and practicality in a peaceful setting. This property features a beautiful fenced-in backyard, perfect for relaxing, entertaining, or giving pets space to play.

4. 2026-04-20
   status Pending 307-char remark

   Show marketing remark (307 chars)

   Peaceful 3-bedroom, 1.5-bath home nestled in a quiet neighborhood. With a functional layout and inviting atmosphere, this home offers both comfort and practicality in a peaceful setting. This property features a beautiful fenced-in backyard, perfect for relaxing, entertaining, or giving pets space to play.

5. 2026-04-16
   listed $155,000 Active 307-char remark

   Show marketing remark (307 chars)

   Peaceful 3-bedroom, 1.5-bath home nestled in a quiet neighborhood. With a functional layout and inviting atmosphere, this home offers both comfort and practicality in a peaceful setting. This property features a beautiful fenced-in backyard, perfect for relaxing, entertaining, or giving pets space to play.

6. 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: $1,822 · $152/mo
• Projected year-2 tax: $1,822 · $152/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 2/10 Low
• 🌡 Heat 7/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,078
• − Mortgage interest: −$9,019
• − Property taxes: −$1,822
• − Insurance: −$805
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$4,684
• Taxable income: $1,377
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $3,563/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 — Swartz

• Score: 64/100
• State rank: #184
• US rank: #14862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ouachita Parish · 118,340 people
• 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

+3.9% since first listed

6 events — show timeline

• 2026-05-16 Pending — NELABOR
• 2026-05-14 Relisted — NELABOR
• 2026-04-20 Price Changed $161,000 NELABOR
• 2026-04-20 Pending — NELABOR
• 2026-04-16 Listed $155,000 NELABOR
• 2006-01-01 Sold (Public Records) — Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,822 · -0.7% YoY. Source: county tax records.