1003 Mcbride St · West Monroe, LA 71291

$149,900

2 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 37 Days on market

Built 1951 0.86 ac lot $127/sqft · 23% below area Est $182k · 18% 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +4.9/10.0
• Rent growth +4.7/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

" I know that I am cute as can be, but please, please don't fight over ME!!" If houses could talk, then that is what this little cottage would say. Darling Two Bed 1 Bath with two spacious living areas. This home has potential to easily add another bed and bath under existing roof. Oversized lot 0.86 with beautiful shrubbery and a serene setting but all close in to town. Highland, Good Hope and West Monroe School Zones.

Key facts

• 0.86 acre lot
• 2 garage spots
• Built 1951

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Natural gas available and connected
• Home design: Single-family residence; One story (entry level 1); Site-built home; Facing not specified
• Construction: Frame and asbestos siding or materials; Pillar/post/pier and slab foundation
• Exterior features: Covered patio/porch; Landscaped, wooded and cleared lot; Outbuilding and storage structure(s); Paved road access

Interior

• Kitchen: Refrigerator; Gas range; Range hood
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Blinds on windows; Fireplace (1); Other interior features
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/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 $149k (0.6% below list).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.5% in West 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 70/100 on livability (#53 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, commute F, employment 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.
• Zoned schools: Good Hope Middle School (math 35% / reading 53%, grade D, #51 of 218 statewide, top 24%, 602 students, 53% FRL); West Monroe High School (math 32% / reading 48%, grade F, #77 of 265 statewide, top 29%, 2,189 students, 58% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising fast (+8.9%/yr); 199 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.99% ✗
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (median comp): $181,753
• List price: $149,900
• Delta: -17.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Fairlane Dr	0.39mi	3/1.0 (+1)	1,160 (-2%)	1mo	$150,000	$129	73
128 Tuscany Cir	0.12mi	2/2.0	1,288 (+9%)	9mo	$202,000	$157	67
134 Fairlane Dr	0.31mi	3/1.0 (+1)	1,124 (-5%)	14mo	$108,500	$97	61
111 Lisa Ln	0.36mi	3/1.5 (+1)	1,199 (+2%)	17mo	$155,000	$129	60
114 Fairlane Dr	0.38mi	2/1.0	1,008 (-15%)	6mo	$120,000	$119	52
602 Nichols Pl	0.48mi	3/2.0 (+1)	1,280 (+8%)	3mo	$212,500	$166	52
120 Orleans Pl	0.27mi	3/2.0 (+1)	1,296 (+10%)	13mo	$213,000	$164	51
206 Gross St	0.73mi	3/1.0 (+1)	1,201 (+2%)	13mo	$155,000	$129	48
402 Nichols Dr	0.64mi	3/2.0 (+1)	1,102 (-7%)	6mo	$168,000	$152	45
1010 Audubon Ave	0.75mi	3/1.5 (+1)	1,266 (+7%)	2mo	$188,000	$148	44
101 Clay St	0.66mi	3/2.0 (+1)	1,254 (+6%)	15mo	$224,900	$179	37
117 Duncan Cir	0.73mi	3/1.0 (+1)	1,344 (+14%)	22mo	$148,000	$110	20

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: 1.4%
• Equity multiple: 1.06×
• Total profit: $2,362
• Equity at exit: $22,351

10-year hold

• IRR: 15.1%
• Equity multiple: 2.47×
• Total profit: $61,868
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$786
• Tax from tax record: −$32 /mo · $388/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $296

Break-even live

Break-even rent $1,115

Max offer price $149,900

Occupancy floor 75%

Sensitivity live

Price	-10% $381	-5% $338	+0% $296	+5% $254	+10% $211
Rent	-10% $178	-5% $237	+0% $296	+5% $355	+10% $414
Rate	-1.0pp $371	-0.5pp $334	base $296	+0.5pp $257	+1.0pp $218

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Fairlane Dr Unit 8 West Monroe, LA	2.0	2.0	1050	$1,600	$1.52	21d	1	0.39mi
202 Gross St West Monroe, LA	3.0	1.0	1100	$1,350	$1.23	44d	1	0.75mi
1114 Otis St West Monroe, LA	3.0	2.0	1304	$1,595	$1.22	44d	1	0.76mi
2417 N 9th St West Monroe, LA	2.0	1.0	900	$2,000	$2.22	44d	1	0.98mi
114 Westchase Dr West Monroe, LA	2.0	1.5	1266	$1,550	$1.22	21d	1	1.36mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $149,900 Pending 37 DOM
2. 2026-06-03
   days on market $149,900 Active 35 DOM
3. 2026-06-02
   days on market $149,900 Active 34 DOM
4. 2026-06-01
   pricedays on market $149,900 Active 33 DOM
5. 2026-05-31
   days on market $162,500 Active 32 DOM
6. 2026-05-30
   days on market $162,500 Active 31 DOM
7. 2026-04-29
   listed $162,500 Active 433-char remark
8. 2025-10-14
   soldstatus $100,000

ⓘ 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: $388 · $32/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$437/yr (+$36/mo · 112.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $17,876
• − Mortgage interest: −$8,397
• − Property taxes: −$388
• − Insurance: −$750
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$4,361
• Taxable income: $1,121
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $3,283/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 — West Monroe

• Score: 70/100
• State rank: #53
• US rank: #7498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Monroe, LA
• County: Ouachita Parish · 118,340 people
• City population: 58,204
• 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

+49.9% since first listed

4 events — show timeline

• 2026-06-05 Pending — NELABOR
• 2026-06-01 Price Changed $149,900 NELABOR
• 2026-04-29 Listed $162,500 NELABOR
• 2025-10-14 Sold (Public Records) $100,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $388 · +5.8% YoY. Source: county tax records.