8635 Cypress St · Claiborne, LA 71291

$179,900

3 bd · 2.0 ba · 1,755 sqft · SingleFamily public records · 58 Days on market

Built 1961 $103/sqft · 29% below area Est $254k · 29% under

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Why this score? — see what drove the C 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Rent growth +4.7/5.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming property in the West Monroe/Calhoun area offers three bedrooms and two bathrooms. The kitchen is a cook's dream, boasting a generous workspace and plenty of cabinets. The spacious living area is filled with natural light, creating a warm and inviting atmosphere. First-time buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach a certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

Key facts

• Garage
• Built 1961
• Listed 57 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $197 ($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 $166k (7.5% below list).
• Recommended offer: $166k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.0% in Claiborne — 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 67/100 on livability (#109 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: schools D+, crime D+, health & safety D.
• 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: Rents rising fast (+8.9%/yr); 199 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 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 $88k; list at $180k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,393 (7.5% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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: 0.92% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (median comp): $253,825
• List price: $179,900
• Delta: -29.12%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
171 Slocum Rd	0.58mi	3/2.0	1,920 (+9%)	11mo	$196,000	$102	48
374 Mountain Rd	0.65mi	2/1.0 (-1)	1,882 (+7%)	9mo	$127,500	$68	41

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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-7,872
• Equity at exit: $26,824

10-year hold

• IRR: 10.4%
• Equity multiple: 1.97×
• Total profit: $49,101
• Equity at exit: $15,554

Cash invested: $50,372 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $197

Break-even live

Break-even rent $1,415

Max offer price $179,900

Occupancy floor 83%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $179,900 Active 58 DOM
2. 2026-06-18
   days on market $179,900 Active 57 DOM
3. 2026-06-17
   days on market $179,900 Active 56 DOM
4. 2026-06-16
   days on market $179,900 Active 55 DOM
5. 2026-06-15
   days on market $179,900 Active 54 DOM
6. 2026-06-14
   days on market $179,900 Active 52 DOM
7. 2026-06-13
   days on market $179,900 Active 51 DOM
8. 2026-06-10
   days on market $179,900 Active 49 DOM
9. 2026-06-09
   days on market $179,900 Active 48 DOM
10. 2026-06-08
    days on market $179,900 Active 47 DOM
11. 2026-06-07
    days on market $179,900 Active 46 DOM
12. 2026-06-03
    days on market $179,900 Active 42 DOM
13. 2026-06-02
    days on market $179,900 Active 41 DOM
14. 2026-06-01
    days on market $179,900 Active 40 DOM
15. 2026-05-31
    days on market $179,900 Active 39 DOM
16. 2026-05-30
    days on market $179,900 Active 38 DOM
17. 2026-05-15
    price $179,900 488-char remark

    Show marketing remark (488 chars)

    This charming property in the West Monroe/Calhoun area offers three bedrooms and two bathrooms. The kitchen is a cook's dream, boasting a generous workspace and plenty of cabinets. The spacious living area is filled with natural light, creating a warm and inviting atmosphere. First-time buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach a certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

18. 2026-04-20
    listed $184,900 Active 488-char remark

    Show marketing remark (488 chars)

    This charming property in the West Monroe/Calhoun area offers three bedrooms and two bathrooms. The kitchen is a cook's dream, boasting a generous workspace and plenty of cabinets. The spacious living area is filled with natural light, creating a warm and inviting atmosphere. First-time buyers, complete the HomePath Ready Buyer homeownership course on HomePath.com. Attach a certificate to offer up to 3% closing cost assistance. Check HomePath.com for more details. Restrictions apply.

19. 2025-08-05
    soldstatus $88,000
20. 2023-12-20
    price $155,000
21. 2023-10-21
    listed $159,500 Active
22. 2022-06-03
    soldstatus Closed
23. 2022-05-18
    status Pending
24. 2022-04-25
    status Active
25. 2022-04-25
    historical
26. 2022-04-06
    historical
27. 2022-01-25
    listed $145,900
28. 2010-03-31
    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: $1,191 · $99/mo
• Projected year-2 tax: $1,191 · $99/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $19,967
• − Mortgage interest: −$10,077
• − Property taxes: −$1,191
• − Insurance: −$900
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$5,233
• Taxable loss: −$629
• Est. tax savings @ 24.0%: +$151
• After-tax cash flow: $2,513/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 — Claiborne

• Score: 67/100
• State rank: #109
• US rank: #10626

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment A- Housing A+ Health & safety D User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ouachita Parish · 118,340 people
• 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

+23.3% since first listed

12 events — show timeline

• 2026-05-15 Price Changed $179,900 NELABOR
• 2026-04-20 Listed $184,900 NELABOR
• 2025-08-05 Sold (Public Records) $88,000 Public Records
• 2023-12-20 Price Changed $155,000 NELABOR
• 2023-10-21 Listed $159,500 NELABOR
• 2022-06-03 Sold (MLS) — NELABOR
• 2022-05-18 Pending — NELABOR
• 2022-04-25 Relisted — NELABOR
• 2022-04-25 Delisted — NELABOR
• 2022-04-06 Delisted — NELABOR
• 2022-01-25 Listed $145,900 NELABOR
• 2010-03-31 Sold (Public Records) — Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,191 · -1.2% YoY. Source: county tax records.