1620 Milton St · Monroe, LA 71201

$199,000

2 bd · 2.0 ba · 1,518 sqft · SingleFamily public records · 20 Days on market

Built 1950 Est $187k · 7% over

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Why this score? — see what drove the D 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 +16.8/30.0
• DSCR +5.2/10.0
• ARV discount +4.5/15.0
• 1% rule +3.8/10.0
• 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

This 3-bedroom, 1.5 bath home sits on a large lot in a fantastic location and has been nicely updated inside, making it truly move-in ready. Great Location! Great Home! Half bath is located in extra room in garage. The layout offers comfortable living with an extra room off the carport—perfect for a home office, bonus space, or additional storage. Currently operating as a successful Airbnb, giving you options: Continue as a short-term rental Convert to a long-term investment Or enjoy as a primary residence with added flexibility ?? Showing Notice: Home is actively used as an Airbnb—please allow time for coordinated showings.

Key facts

• Short term rental
• Large lot
• Successful airbnb

Tags

• LARGE LOT
• HOME OFFICE
• BONUS SPACE
• ADDITIONAL STORAGE
• SUCCESSFUL AIRBNB
• SHORT TERM RENTAL

Property features AI

Finance

• Other: Lot dimensions approximately 75 x 174.12 x 84.57 x 174
• HOA & community: No association amenities

Exterior

• Parking: 2-car garage; Carport; Open parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas available and connected; Electric service (implied by electric cooling)
• Home design: Single-family residence (site built); One story; Entry level: 1; Brick veneer construction; Facing direction not specified
• Construction: Brick veneer exterior; Asphalt roof; Slab foundation; Built year not specified
• Exterior features: Covered patio/porch; Landscaped lot; Irregular-shaped lot; Other lot features; Paved road access

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms; One partial bathroom
• Heating & cooling: Central heating (natural gas); Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans; No fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (12.3% below list).
• Recommended offer: $175k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.7% in Monroe — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: 142 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 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 $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $174,516 (12.3% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $186,714
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Richard Dr	0.28mi	3/2.0 (+1)	1,468 (-3%)	2mo	$200,000	$136	75
1601 Bois D'arc Pl	0.12mi	3/2.0 (+1)	1,636 (+8%)	4mo	$160,000	$98	72
2004 Oakmont St	0.52mi	2/2.0	1,484 (-2%)	9mo	$207,000	$139	65
1311 Spencer Ave	0.42mi	3/1.0 (+1)	1,465 (-4%)	2mo	$180,000	$123	63
1604 Fairview Ave	0.21mi	2/2.0	1,722 (+13%)	6mo	$295,000	$171	62
1801 Milton St	0.18mi	3/2.0 (+1)	1,661 (+9%)	10mo	$220,000	$132	62
1805 Townhouse Dr Unit A	0.55mi	2/2.0	1,468 (-3%)	11mo	$163,000	$111	60
1012 Emerson St	0.53mi	3/2.0 (+1)	1,592 (+5%)	8mo	$208,000	$131	55
2007 Park Ave	0.55mi	3/1.5 (+1)	1,624 (+7%)	8mo	$147,500	$91	49
1803 Townhouse Dr #4	0.56mi	3/2.0 (+1)	1,406 (-7%)	12mo	$165,000	$117	47
1916 Spencer Ave	0.38mi	3/2.0 (+1)	1,718 (+13%)	11mo	$165,000	$96	46
1003 Emerson St	0.60mi	3/1.5 (+1)	1,363 (-10%)	12mo	$120,000	$88	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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-24,205
• Equity at exit: $29,672

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-10,861
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$125 /mo · $1,502/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $127

Break-even live

Break-even rent $1,584

Max offer price $199,000

Occupancy floor 88%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	21d	1	1.11mi
403 K St Monroe, LA	3.0	2.0	1561	$1,100	$0.70	21d	1	1.12mi

Listing history 8 events

1. 2026-05-23
   status Active
2. 2026-05-06
   status Pending
3. 2026-04-23
   status Active
4. 2026-04-03
   status Pending
5. 2026-03-31
   listed $199,000 Active
6. 2025-05-13
   soldstatus $150,000
7. 2014-12-03
   soldstatus $125,000
8. 2012-07-20
   soldstatus $107,000

ⓘ 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: $1,502 · $125/mo
• Projected year-2 tax: $1,502 · $125/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 ≥111°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: $20,942
• − Mortgage interest: −$11,147
• − Property taxes: −$1,502
• − Insurance: −$995
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − Depreciation: −$5,789
• Taxable loss: −$1,842
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $1,966/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

+86.0% since first listed

8 events — show timeline

• 2026-05-23 Relisted — NELABOR
• 2026-05-06 Pending — NELABOR
• 2026-04-23 Relisted — NELABOR
• 2026-04-03 Pending — NELABOR
• 2026-03-31 Listed $199,000 NELABOR
• 2025-05-13 Sold (Public Records) $150,000 Public Records
• 2014-12-03 Sold (Public Records) $125,000 Public Records
• 2012-07-20 Sold (Public Records) $107,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,502 · -0.1% YoY. Source: county tax records.