1611 N 8th St · Monroe, LA 71201

$50,000

2 bd · 3.0 ba · 2,418 sqft · SingleFamily public records · 3 Days on market

Built 1949 0.26 ac lot ↓ 33% since listing

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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

Listing remarks MLS

Check out this great investor special! 3 bedroom, 2 bath brick home in Monroe's Garden District!

Key facts

• Spacious lot
• 0.26 acre lot
• Garage

Tags

• SPACIOUS LOT
• COMPLETE TRANSFORMATION

Property features AI

Finance

• Other: Zoning: residential; Subdivision: HUDSON'S RIVERS; Directions: North on 8th Street, house on right
• HOA & community: No association amenities

Exterior

• Parking: Attached or detached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site built); One story, entry level 1; Brick veneer construction
• Construction: Brick veneer construction; Asphalt roof; Crawl space foundation
• Exterior features: Patio/porch: other; Cleared lot; Paved road access; Asphalt roof

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; No cooling system
• Interior features: Crawl space basement; No built-in appliances listed; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 21.6% 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: Lexington Elementary School (604 students, 48% FRL); Neville Junior High School (math 29% / reading 53%, grade F, #61 of 218 statewide, top 28%, 480 students, 58% FRL); Neville High School (math 35% / reading 52%, grade F, #64 of 265 statewide, top 24%, 1,121 students, 49% FRL) — zoned schools average 52% FRL vs 82% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 26% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the City Of Monroe School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 142 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 $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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

• Watch-outs: property tax is 3.1% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• 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 $50,000

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.66% ✓
• Cap rate: 21.62%
• Cash-on-cash: 54.73%
• DSCR: 3.44
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $222,456
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1611 N 8th St	0.00mi	3/2.0 (+1)	2,381 (-2%)	1mo	$46,500	$20	88
1010 Glenmar Ave	0.28mi	3/2.0 (+1)	2,423 (+0%)	7mo	$224,000	$92	72
1503 Glenmar Ave	0.50mi	3/3.0 (+1)	2,409 (-0%)	12mo	$115,000	$48	61
407 Rochelle Ave	0.21mi	3/2.0 (+1)	2,115 (-12%)	5mo	$261,500	$124	56
1001 Milton St	0.53mi	3/2.0 (+1)	2,182 (-10%)	1mo	$267,500	$123	49
209 Stubbs Ave	0.55mi	3/2.0 (+1)	2,219 (-8%)	5mo	$267,500	$121	48
201 Auburn Ave	0.52mi	3/2.0 (+1)	2,184 (-10%)	6mo	$195,000	$89	46
2315 Jasmine St	0.65mi	3/2.0 (+1)	2,516 (+4%)	12mo	$205,000	$81	44
2310 Myrtle St	0.70mi	3/3.0 (+1)	2,720 (+12%)	15mo	$480,000	$176	29
112 Glenmar Ave	0.50mi	3/2.0 (+1)	2,080 (-14%)	20mo	$145,000	$70	28

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: 53.0%
• Equity multiple: 3.33×
• Total profit: $32,631
• Equity at exit: $7,455

10-year hold

• IRR: 58.2%
• Equity multiple: 6.79×
• Total profit: $81,037
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $639

Break-even live

Break-even rent $524

Max offer price $50,000

Occupancy floor 47%

Sensitivity live

Price	-10% $667	-5% $653	+0% $639	+5% $624	+10% $610
Rent	-10% $533	-5% $586	+0% $639	+5% $691	+10% $744
Rate	-1.0pp $664	-0.5pp $651	base $639	+0.5pp $626	+1.0pp $612

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 N 5th St Monroe, LA	3.0	2.0	1694	$3,500	$2.07	23d	1	0.21mi

Listing history 6 events

1. 2026-05-04
   status Pending
2. 2026-05-01
   listed $50,000 Active
3. 2022-02-10
   soldstatus 96-char remark

   Show marketing remark (96 chars)

   Check out this great investor special! 3 bedroom, 2 bath brick home in Monroe's Garden District!

4. 2022-02-10
   soldstatus $75,000

   Show marketing remark (96 chars)

   Check out this great investor special! 3 bedroom, 2 bath brick home in Monroe's Garden District!

5. 2021-12-09
   listed $75,000 96-char remark

   Show marketing remark (96 chars)

   Check out this great investor special! 3 bedroom, 2 bath brick home in Monroe's Garden District!

6. 2002-11-01
   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: $1,571 · $131/mo
• Projected year-2 tax: $1,571 · $131/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: $15,988
• − Mortgage interest: −$2,801
• − Property taxes: −$1,571
• − Insurance: −$250
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$1,455
• Taxable income: $7,353
• Est. tax owed @ 24.0%: −$1,765
• After-tax cash flow: $5,898/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

-33.3% since first listed

6 events — show timeline

• 2026-05-04 Pending — NELABOR
• 2026-05-01 Listed $50,000 NELABOR
• 2022-02-10 Sold (Public Records) $75,000 Public Records
• 2022-02-10 Sold (MLS) — NELABOR
• 2021-12-09 Listed $75,000 NELABOR
• 2002-11-01 Sold (Public Records) — Public Records

Property tax history

-0.9%/yr

Latest (2025): $1,571 · -34.2% YoY. Source: county tax records.