Ravenswood V B Plan · Monroe, LA 71203

$265,990

4 bd · 2.0 ba · 1,892 sqft · SingleFamily · 392 Days on market

Poor condition

---

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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Four Bedrooms, Two Bathrooms - Brick and Stucco Exterior - Master garden tub - Separate master shower - Double master vanity - Canned lighting in kitchen - Covered rear patio - Two car garage

Key facts

• Open floor plan
• Master garden tub
• Double master vanity

Tags

• OPEN FLOOR PLAN
• BRICK AND STUCCO EXTERIOR
• MASTER GARDEN TUB
• SEPARATE MASTER SHOWER
• DOUBLE MASTER VANITY
• CANNED LIGHTING IN KITCHEN

🏗️ New construction. The $265,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $283,135.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $266k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $266k).
• Recommended offer: $234k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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.
• 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; 2 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• At $2,735/mo this rent would consume 63% of the median local household income ($52k/yr) (locally 2085% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 392 days — a 12% lower offer ($234k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,071 (12.0% below list)

Questions for the listing agent

1. It's been on market 392 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (median comp): $283,135
• List price: $265,990
• Delta: -6.06%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Raymond Dr	0.31mi	3/2.0 (-1)	1,845 (-2%)	4mo	$235,000	$127	73
110 Leon Patrick Dr	0.19mi	4/2.0	2,156 (+14%)	9mo	$267,000	$124	60
317 Raymond Dr	0.34mi	3/3.0 (-1)	2,102 (+11%)	2mo	$395,000	$188	55
218 Raymond Dr	0.23mi	3/2.0 (-1)	2,066 (+9%)	18mo	$263,700	$128	54

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-32,853
• Equity at exit: $42,216

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-11,719
• Equity at exit: $24,480

Cash invested: $79,278 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,735 medium
• Mortgage (P&I): −$1,485
• Tax est. 1.5%: −$354 /mo · $4,247/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $204

Break-even live

Break-even rent $2,477

Max offer price $283,135

Occupancy floor 88%

Sensitivity live

Price	-10% $400	-5% $302	+0% $204	+5% $106	+10% $8
Rent	-10% $-12	-5% $96	+0% $204	+5% $312	+10% $420
Rate	-1.0pp $346	-0.5pp $276	base $204	+0.5pp $131	+1.0pp $56

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: $70,784
• Closing costs: $8,494
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Raymond Dr Monroe, LA	3.0	2.0	1952	$3,500	$1.79	22d	1	0.30mi
182 Leisure Dr Monroe, LA	3.0	2.0	1472	$2,500	$1.70	22d	1	1.19mi

Listing history 17 events

1. 2026-06-19
   days on market $265,990 Active 392 DOM
2. 2026-06-18
   days on market $265,990 Active 391 DOM
3. 2026-06-17
   days on market $265,990 Active 390 DOM
4. 2026-06-16
   days on market $265,990 Active 389 DOM
5. 2026-06-15
   days on market $265,990 Active 388 DOM
6. 2026-06-14
   days on market $265,990 Active 386 DOM
7. 2026-06-13
   days on market $265,990 Active 385 DOM
8. 2026-06-10
   days on market $265,990 Active 383 DOM
9. 2026-06-09
   days on market $265,990 Active 382 DOM
10. 2026-06-08
    days on market $265,990 Active 381 DOM
11. 2026-06-07
    days on market $265,990 Active 380 DOM
12. 2026-06-03
    days on market $265,990 Active 376 DOM
13. 2026-06-02
    days on market $265,990 Active 375 DOM
14. 2026-06-01
    days on market $265,990 Active 374 DOM
15. 2026-05-31
    days on market $265,990 Active 373 DOM
16. 2026-05-30
    days on market $265,990 Active 372 DOM
17. 2025-05-23
    listed $265,990 Active 214-char remark

    Show marketing remark (214 chars)

    - Open Floor Plan - Four Bedrooms, Two Bathrooms - Brick and Stucco Exterior - Master garden tub - Separate master shower - Double master vanity - Canned lighting in kitchen - Covered rear patio - Two car garage

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,819
• − Mortgage interest: −$15,860
• − Property taxes: −$4,247
• − Insurance: −$1,416
• − Repairs & maintenance: −$2,626
• − Management: −$2,626
• − Depreciation: −$8,237
• Taxable loss: −$2,192
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $2,973/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

The property is in a state of abandonment with significant overgrowth and no visible interior condition. Extensive repairs and maintenance are required to bring it to a livable state and increase its value.

Repairs flagged

• Major landscaping — Overgrown grass and weeds
• Major exterior paint — No visible paint condition

Value-add opportunities

• Both landscaping and exterior painting — Improves curb appeal and property value
• Both interior updates — Enhances living space and attracts potential buyers/tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
landscaping · Overgrown grass and weeds	Major	$15,000–50,000
exterior paint · No visible paint condition	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and exterior painting — Improves curb appeal and property value ↑
• Both interior updates — Enhances living space and attracts potential buyers/tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2025-05-23 Listed $265,990 Zillow