404 Bres Ave · Monroe, LA 71201

$156,900

3 bd · 2.0 ba · 1,610 sqft · SingleFamily public records · 85 Days on market

Built 1947 6,969 sqft lot Est $203k · 23% 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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 MLS

This is a great 3 bedroom/ 2 bath home located in Monroe's Garden District! The home features a great floor plan, wood flooring, crown molding, and plenty of kitchen cabinet space! The Master suite features dual sinks and a walk-in closet! The property also offers a spacious fenced-in backyard! Schedule your private showing for this one before it's too late!

Key facts

• 6,969 sq ft lot
• Built 1947
• Listed 84 days

Property features AI

Finance

• Other: Subdivision: D A BREARD ADDN; Directions: From North 4th to Bres, house is on the right.
• HOA & community: No association amenities listed

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence (site built); One story; Entry level: 1; Residential zoning
• Construction: Vinyl siding; Asphalt roof; Pillar/post/pier foundation
• Exterior features: Covered patio/porch; Wood fencing; Landscaped and cleared yard; Paved road access; Storage structure

Interior

• Kitchen: Dishwasher; Refrigerator; Gas cooktop; Oven; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric cooling; Ceiling fan(s)
• Interior features: Ceiling fans; Walk-in closets; Fireplace (1)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $147k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Neville Junior High School (math 29% / reading 53%, grade F, #61 of 218 statewide, top 28%, 480 students, 58% FRL) — zoned schools average 58% FRL vs 82% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 26% district-wide (+15 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; 2 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 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: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,486 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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: 1.24% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.38%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $202,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Auburn Ave	0.50mi	3/2.0	1,550 (-4%)	10mo	$175,000	$113	62
500 Rochelle Ave	0.55mi	3/2.0	1,501 (-7%)	2mo	$245,000	$163	61
700 K St	0.74mi	3/2.0	1,644 (+2%)	2mo	$207,000	$126	61
506 Rochelle Ave	0.56mi	2/1.0 (-1)	1,622 (+1%)	5mo	$87,000	$54	60
309 Erin Ave	0.51mi	3/2.0	1,713 (+6%)	7mo	$230,000	$134	60
1709 N 5th St	0.72mi	3/2.0	1,596 (-1%)	12mo	$219,900	$138	55
1005 N 7th St	0.19mi	2/2.0 (-1)	1,388 (-14%)	11mo	$192,000	$138	54
1704 N 2nd St	0.71mi	3/1.0	1,710 (+6%)	2mo	$206,000	$120	51
800 Glenmar Ave	0.48mi	3/2.0	1,432 (-11%)	11mo	$233,500	$163	50
1102 Auburn Ave	0.55mi	3/2.0	1,449 (-10%)	10mo	$143,500	$99	49
1008 Auburn Ave	0.52mi	3/2.0	1,783 (+11%)	14mo	$145,000	$81	46
1304 Glenmar Ave	0.72mi	3/2.0	1,762 (+9%)	7mo	$150,000	$85	45

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $10,393
• Equity at exit: $23,394

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $55,073
• Equity at exit: $13,566

Cash invested: $43,932 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,952 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $563

Break-even live

Break-even rent $1,239

Max offer price $156,900

Occupancy floor 66%

Sensitivity live

Price	-10% $652	-5% $607	+0% $563	+5% $519	+10% $474
Rent	-10% $409	-5% $486	+0% $563	+5% $640	+10% $717
Rate	-1.0pp $642	-0.5pp $603	base $563	+0.5pp $522	+1.0pp $481

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: $39,225
• Closing costs: $4,707
• 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	0.71mi
403 K St Monroe, LA	3.0	2.0	1561	$1,100	$0.70	21d	1	0.75mi

Listing history 23 events

1. 2026-06-19
   days on market $156,900 Active 85 DOM
2. 2026-06-18
   days on market $156,900 Active 84 DOM
3. 2026-06-17
   days on market $156,900 Active 83 DOM
4. 2026-06-16
   days on market $156,900 Active 82 DOM
5. 2026-06-15
   days on market $156,900 Active 81 DOM
6. 2026-06-14
   days on market $156,900 Active 79 DOM
7. 2026-06-13
   days on market $156,900 Active 78 DOM
8. 2026-06-10
   days on market $156,900 Active 76 DOM
9. 2026-06-09
   days on market $156,900 Active 75 DOM
10. 2026-06-08
    days on market $156,900 Active 74 DOM
11. 2026-06-07
    days on market $156,900 Active 73 DOM
12. 2026-06-05
    days on market $156,900 Active 70 DOM
13. 2026-06-02
    days on market $156,900 Active 68 DOM
14. 2026-06-01
    days on market $156,900 Active 67 DOM
15. 2026-05-31
    days on market $156,900 Active 66 DOM
16. 2026-05-30
    days on market $156,900 Active 65 DOM
17. 2026-04-27
    price $156,900
18. 2026-03-26
    listed $159,000 Active
19. 2021-11-24
    soldstatus $150,000
20. 2021-11-23
    soldstatus 360-char remark

    Show marketing remark (360 chars)

    This is a great 3 bedroom/ 2 bath home located in Monroe's Garden District! The home features a great floor plan, wood flooring, crown molding, and plenty of kitchen cabinet space! The Master suite features dual sinks and a walk-in closet! The property also offers a spacious fenced-in backyard! Schedule your private showing for this one before it's too late!

21. 2021-09-21
    listed $145,000 360-char remark

    Show marketing remark (360 chars)

    This is a great 3 bedroom/ 2 bath home located in Monroe's Garden District! The home features a great floor plan, wood flooring, crown molding, and plenty of kitchen cabinet space! The Master suite features dual sinks and a walk-in closet! The property also offers a spacious fenced-in backyard! Schedule your private showing for this one before it's too late!

22. 2018-06-25
    soldstatus $102,500
23. 2010-11-03
    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: $1,088 · $91/mo
• Projected year-2 tax: $1,088 · $91/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 8/10 Severe 7 d/yr ≥112°F today · 21 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: $23,419
• − Mortgage interest: −$8,789
• − Property taxes: −$1,088
• − Insurance: −$784
• − Repairs & maintenance: −$1,874
• − Management: −$1,874
• − Depreciation: −$4,564
• Taxable income: $4,446
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $5,688/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

+53.1% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $156,900 NELABOR
• 2026-03-26 Listed $159,000 NELABOR
• 2021-11-24 Sold (Public Records) $150,000 Public Records
• 2021-11-23 Sold (MLS) — NELABOR
• 2021-09-21 Listed $145,000 NELABOR
• 2018-06-25 Sold (Public Records) $102,500 Public Records
• 2010-11-03 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,088 · -0.1% YoY. Source: county tax records.