313 Tennessee St · Monroe, LA 71203

$68,500

2 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 105 Days on market

Built 1957 8,276 sqft lot $65/sqft · 46% below area Est $130k · 47% under ↓ 9% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home at 313 Tennessee St featuring a welcoming covered front porch—perfect for relaxing with your morning coffee or unwinding in the evening. This cozy home offers comfortable living spaces filled with natural light and a functional, easy-flow layout. Ideal for first-time renters or those looking to downsize, this property combines comfort and convenience in one inviting package. Conveniently located with easy access to local amenities, shopping, and dining. Rental rate ranges from $825–$850 per month. Don’t miss your opportunity to make this charming home yours!

Key facts

• Covered front porch
• Natural light
• 8,276 sq ft lot

Tags

• COVERED FRONT PORCH
• NATURAL LIGHT
• EASY ACCESS TO LOCAL AMENITIES

🏷️ Possibly a rental listed for sale. The $68,500 price doesn't fit this home's estimated sale value (~$129,992) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $62k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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.
• 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; 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 $474 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $62,335 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.82% ✓
• Cap rate: 16.31%
• Cash-on-cash: 35.79%
• DSCR: 2.59
• GRM: 4.6

CMA / ARV

• ARV (median comp): $129,992
• List price: $68,500
• Delta: -47.30%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.32×
• Total profit: $25,314
• Equity at exit: $10,214

10-year hold

• IRR: 38.6%
• Equity multiple: 4.59×
• Total profit: $68,881
• Equity at exit: $5,923

Cash invested: $19,180 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$359
• Tax from tax record: −$25 /mo · $297/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $572

Break-even live

Break-even rent $522

Max offer price $68,500

Occupancy floor 49%

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   status $68,500 Pending 105 DOM
2. 2026-06-18
   days on market $68,500 Active 105 DOM
3. 2026-06-17
   days on market $68,500 Active 104 DOM
4. 2026-06-16
   days on market $68,500 Active 103 DOM
5. 2026-06-15
   days on market $68,500 Active 102 DOM
6. 2026-06-14
   days on market $68,500 Active 100 DOM
7. 2026-06-13
   days on market $68,500 Active 99 DOM
8. 2026-06-10
   days on market $68,500 Active 97 DOM
9. 2026-06-09
   days on market $68,500 Active 96 DOM
10. 2026-06-08
    days on market $68,500 Active 95 DOM
11. 2026-06-07
    days on market $68,500 Active 94 DOM
12. 2026-06-03
    days on market $68,500 Active 90 DOM
13. 2026-06-02
    days on market $68,500 Active 89 DOM
14. 2026-06-01
    days on market $68,500 Active 88 DOM
15. 2026-05-31
    days on market $68,500 Active 87 DOM
16. 2026-05-30
    days on market $68,500 Active 86 DOM
17. 2026-04-27
    price $68,500 614-char remark

    Show marketing remark (614 chars)

    Charming 2-bedroom, 1-bath home at 313 Tennessee St featuring a welcoming covered front porch—perfect for relaxing with your morning coffee or unwinding in the evening. This cozy home offers comfortable living spaces filled with natural light and a functional, easy-flow layout. Ideal for first-time renters or those looking to downsize, this property combines comfort and convenience in one inviting package. Conveniently located with easy access to local amenities, shopping, and dining. Rental rate ranges from $825–$850 per month. Don’t miss your opportunity to make this charming home yours!

18. 2026-03-27
    status Active 614-char remark

    Show marketing remark (614 chars)

    Charming 2-bedroom, 1-bath home at 313 Tennessee St featuring a welcoming covered front porch—perfect for relaxing with your morning coffee or unwinding in the evening. This cozy home offers comfortable living spaces filled with natural light and a functional, easy-flow layout. Ideal for first-time renters or those looking to downsize, this property combines comfort and convenience in one inviting package. Conveniently located with easy access to local amenities, shopping, and dining. Rental rate ranges from $825–$850 per month. Don’t miss your opportunity to make this charming home yours!

19. 2026-03-21
    status Pending 614-char remark

    Show marketing remark (614 chars)

    Charming 2-bedroom, 1-bath home at 313 Tennessee St featuring a welcoming covered front porch—perfect for relaxing with your morning coffee or unwinding in the evening. This cozy home offers comfortable living spaces filled with natural light and a functional, easy-flow layout. Ideal for first-time renters or those looking to downsize, this property combines comfort and convenience in one inviting package. Conveniently located with easy access to local amenities, shopping, and dining. Rental rate ranges from $825–$850 per month. Don’t miss your opportunity to make this charming home yours!

20. 2026-02-26
    listed $75,000 Active 614-char remark

    Show marketing remark (614 chars)

    Charming 2-bedroom, 1-bath home at 313 Tennessee St featuring a welcoming covered front porch—perfect for relaxing with your morning coffee or unwinding in the evening. This cozy home offers comfortable living spaces filled with natural light and a functional, easy-flow layout. Ideal for first-time renters or those looking to downsize, this property combines comfort and convenience in one inviting package. Conveniently located with easy access to local amenities, shopping, and dining. Rental rate ranges from $825–$850 per month. Don’t miss your opportunity to make this charming home yours!

ⓘ 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: $297 · $25/mo
• Projected year-2 tax: $377 · $31/mo
• Expected delta: +$80/yr (+$7/mo · 26.8%)

ⓘ 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 · 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: $14,955
• − Mortgage interest: −$3,837
• − Property taxes: −$297
• − Insurance: −$342
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$1,993
• Taxable income: $6,093
• Est. tax owed @ 24.0%: −$1,462
• After-tax cash flow: $5,402/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 — 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

• County: Ouachita Parish · 118,340 people
• City population: 60,136
• 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

-8.7% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $68,500 NELABOR
• 2026-03-27 Relisted — NELABOR
• 2026-03-21 Pending — NELABOR
• 2026-02-26 Listed $75,000 NELABOR

Property tax history

+0.6%/yr

Latest (2025): $297 · -0.7% YoY. Source: county tax records.