2614 N 11th St · West Monroe, LA 71291

$135,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 5 Days on market

Built 1958 6,969 sqft lot $152/sqft · 6% below area Est $144k · 6% under

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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 +29.4/30.0
• ARV discount +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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 MLS

Come see this cute 2 bed/1 bath home in the heart of West Monroe. Nestled in a quiet neighborhood and seconds from amenities the city offers. Complete with a newer water heater and spacious backyard. This listing will not last long. Make a viewing appointment with an agent today!!

Key facts

• Covered front porch
• Built-in bookshelf
• Well-sized pantry

Tags

• SPACIOUS OPEN BACKYARD
• REFURBISHED A C SYSTEM
• BUILT-IN BOOKSHELF
• WELL-SIZED PANTRY
• ENCLOSED WASHER AND DRYER AREA
• COVERED FRONT PORCH

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Detached or attached garage with 1 car space
• Security: Security system
• Utilities: Public water; Public sewer; Natural gas not available
• Home design: Single-family residence; Site-built home; One story; Entry level: 1
• Construction: Frame construction; Asphalt roof; Pillar/post/pier foundation; Built as a residential single-family home
• Exterior features: Covered patio/porch; Chain link fencing; Landscaped and cleared lot; Storage structure on property

Interior

• Kitchen: Dishwasher; Microwave; Electric range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 10.6% 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); West Monroe High School (math 32% / reading 48%, grade F, #77 of 265 statewide, top 29%, 2,189 students, 58% FRL) — zoned schools at 55% 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 $933 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 $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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.
• Current owner paid $93k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $135,000

Questions for the listing agent

1. Built in 1958 — 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: 1.23% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.25%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (median comp): $143,624
• List price: $135,000
• Delta: -6.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2417 N 9th St	0.31mi	2/1.0	816 (-8%)	5mo	$109,000	$134	68
509 Splane Dr	0.46mi	2/1.0	946 (+6%)	2mo	$143,000	$151	66
105 Joy St	0.52mi	3/1.0 (+1)	900 (+1%)	4mo	$145,000	$161	65
1104 Tulane Ave	0.44mi	2/1.0	849 (-4%)	22mo	$119,000	$140	54
120 Neal Ave	0.59mi	3/1.0 (+1)	950 (+7%)	10mo	$90,000	$95	47
115 Height St	0.55mi	2/1.5	952 (+7%)	18mo	$117,000	$123	46
615 Splane Dr	0.51mi	2/1.0	995 (+12%)	24mo	$153,500	$154	36

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: 11.0%
• Equity multiple: 1.46×
• Total profit: $17,436
• Equity at exit: $20,129

10-year hold

• IRR: 23.6%
• Equity multiple: 3.49×
• Total profit: $94,282
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $480

Break-even live

Break-even rent $1,049

Max offer price $135,000

Occupancy floor 66%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2417 N 9th St West Monroe, LA	2.0	1.0	900	$2,000	$2.22	43d	1	0.30mi
202 Gross St West Monroe, LA	3.0	1.0	1100	$1,350	$1.23	43d	1	0.85mi
112 Fairlane Dr Unit 8 West Monroe, LA	2.0	2.0	1050	$1,600	$1.52	21d	1	1.03mi
100 Willow Ridge Dr Unit B West Monroe, LA	2.0	1.0	667	$2,000	$3.00	43d	1	1.24mi

Listing history 9 events

1. 2026-05-05
   status Pending 810-char remark
2. 2026-04-30
   listed $135,000 Active 810-char remark
3. 2023-02-27
   soldstatus Closed 281-char remark

   Show marketing remark (281 chars)

   Come see this cute 2 bed/1 bath home in the heart of West Monroe. Nestled in a quiet neighborhood and seconds from amenities the city offers. Complete with a newer water heater and spacious backyard. This listing will not last long. Make a viewing appointment with an agent today!!

4. 2022-12-20
   status Active 281-char remark

   Show marketing remark (281 chars)

   Come see this cute 2 bed/1 bath home in the heart of West Monroe. Nestled in a quiet neighborhood and seconds from amenities the city offers. Complete with a newer water heater and spacious backyard. This listing will not last long. Make a viewing appointment with an agent today!!

5. 2022-11-02
   status Pending 281-char remark

   Show marketing remark (281 chars)

   Come see this cute 2 bed/1 bath home in the heart of West Monroe. Nestled in a quiet neighborhood and seconds from amenities the city offers. Complete with a newer water heater and spacious backyard. This listing will not last long. Make a viewing appointment with an agent today!!

6. 2022-10-23
   listed $119,900 Active 281-char remark

   Show marketing remark (281 chars)

   Come see this cute 2 bed/1 bath home in the heart of West Monroe. Nestled in a quiet neighborhood and seconds from amenities the city offers. Complete with a newer water heater and spacious backyard. This listing will not last long. Make a viewing appointment with an agent today!!

7. 2019-01-29
   soldstatus $93,000
8. 2008-11-21
   soldstatus
9. 2007-03-02
   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: $777 · $65/mo
• Projected year-2 tax: $777 · $65/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 ≥111°F today · 19 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: $19,888
• − Mortgage interest: −$7,562
• − Property taxes: −$777
• − Insurance: −$675
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$3,927
• Taxable income: $3,764
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $4,860/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

+45.2% since first listed

10 events — show timeline

• 2026-06-09 Sold (MLS) — NELABOR
• 2026-05-05 Pending — NELABOR
• 2026-04-30 Listed $135,000 NELABOR
• 2023-02-27 Sold (MLS) — NELABOR
• 2022-12-20 Relisted — NELABOR
• 2022-11-02 Pending — NELABOR
• 2022-10-23 Listed $119,900 NELABOR
• 2019-01-29 Sold (Public Records) $93,000 Public Records
• 2008-11-21 Sold (Public Records) — Public Records
• 2007-03-02 Sold (Public Records) — Public Records

Property tax history

+5.9%/yr

Latest (2025): $777 · +5.8% YoY. Source: county tax records.