118 Lou Dr · Claiborne, LA 71291

$160,000

3 bd · 2.0 ba · 1,172 sqft · SingleFamily public records · 122 Days on market

Built 1979 $137/sqft · at area comps Est $159k · at est. ↓ 2% since listing

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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 +22.4/30.0
• ARV discount +7.3/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Rent growth +4.7/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly remodeled 3BR/1.5BA home in West Monroe, shaded by beautiful mature oak trees. Features include granite countertops, laminate flooring, leaf filter gutter system, a walk in pantry, and fresh modern updates. Enjoy a large fenced backyard with a 11.7 x 24 storage building equipped with electricty, perfect for extra storage or hobbies. Move-in ready with great outdoor space—don’t miss this one! Call your favorite Realtor today! Seller is offering a one year home warranty and is willing to pay some closing costs.

Key facts

• Remodeled
• Laminate flooring
• Granite countertops

Tags

• REMODELED
• GRANITE COUNTERTOPS
• LAMINATE FLOORING
• LEAF FILTER GUTTER SYSTEM
• WALK IN PANTRY
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/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 $159k (0.6% below list).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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?
6. 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?
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: 0.99% ✗
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (median comp): $159,283
• List price: $160,000
• Delta: 0.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Wilson Dr	0.06mi	3/1.5	1,195 (+2%)	2mo	$155,000	$130	91
129 Lou Dr	0.06mi	3/1.5	1,212 (+3%)	13mo	$145,000	$120	79
100 Hillside Cir	0.22mi	3/1.5	1,184 (+1%)	10mo	$140,000	$118	78
110 Brooks Ln	0.12mi	3/2.0	1,256 (+7%)	11mo	$160,000	$127	74
112 Hillside Cir	0.17mi	3/1.5	1,256 (+7%)	7mo	$165,000	$131	72
106 Brooks Ln	0.13mi	3/1.0	1,258 (+7%)	6mo	$130,000	$103	72
300 Hillside Cir	0.09mi	3/1.5	1,039 (-11%)	5mo	$139,000	$134	70
414 Hillside Cir	0.19mi	3/1.5	1,237 (+6%)	20mo	$155,000	$125	63
134 Hillside Cir	0.14mi	3/1.5	1,275 (+9%)	20mo	$163,000	$128	61
99 Valley Hill Dr	0.46mi	3/1.5	1,210 (+3%)	16mo	$161,000	$133	58
146 Valley Hill Dr	0.62mi	3/2.0	1,204 (+3%)	13mo	$167,000	$139	56

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-591
• Equity at exit: $23,857

10-year hold

• IRR: 13.6%
• Equity multiple: 2.33×
• Total profit: $59,424
• Equity at exit: $13,834

Cash invested: $44,800 (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: $1,591 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$85 /mo · $1,017/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $267

Break-even live

Break-even rent $1,254

Max offer price $160,000

Occupancy floor 78%

Sensitivity live

Price	-10% $357	-5% $312	+0% $267	+5% $221	+10% $176
Rent	-10% $141	-5% $204	+0% $267	+5% $329	+10% $392
Rate	-1.0pp $347	-0.5pp $307	base $267	+0.5pp $225	+1.0pp $183

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   statusdays on market $160,000 Pending 122 DOM
2. 2026-06-03
   days on market $160,000 Active 120 DOM
3. 2026-06-02
   days on market $160,000 Active 119 DOM
4. 2026-06-01
   days on market $160,000 Active 118 DOM
5. 2026-05-31
   days on market $160,000 Active 117 DOM
6. 2026-05-30
   days on market $160,000 Active 116 DOM
7. 2026-05-06
   status Active 532-char remark

   Show marketing remark (532 chars)

   Newly remodeled 3BR/1.5BA home in West Monroe, shaded by beautiful mature oak trees. Features include granite countertops, laminate flooring, leaf filter gutter system, a walk in pantry, and fresh modern updates. Enjoy a large fenced backyard with a 11.7 x 24 storage building equipped with electricty, perfect for extra storage or hobbies. Move-in ready with great outdoor space—don’t miss this one! Call your favorite Realtor today! Seller is offering a one year home warranty and is willing to pay some closing costs.

8. 2026-04-24
   status Pending 532-char remark

   Show marketing remark (532 chars)

   Newly remodeled 3BR/1.5BA home in West Monroe, shaded by beautiful mature oak trees. Features include granite countertops, laminate flooring, leaf filter gutter system, a walk in pantry, and fresh modern updates. Enjoy a large fenced backyard with a 11.7 x 24 storage building equipped with electricty, perfect for extra storage or hobbies. Move-in ready with great outdoor space—don’t miss this one! Call your favorite Realtor today! Seller is offering a one year home warranty and is willing to pay some closing costs.

9. 2026-02-20
   price $165,000 532-char remark

   Show marketing remark (532 chars)

   Newly remodeled 3BR/1.5BA home in West Monroe, shaded by beautiful mature oak trees. Features include granite countertops, laminate flooring, leaf filter gutter system, a walk in pantry, and fresh modern updates. Enjoy a large fenced backyard with a 11.7 x 24 storage building equipped with electricty, perfect for extra storage or hobbies. Move-in ready with great outdoor space—don’t miss this one! Call your favorite Realtor today! Seller is offering a one year home warranty and is willing to pay some closing costs.

10. 2026-02-20
    status Active 532-char remark

    Show marketing remark (532 chars)

    Newly remodeled 3BR/1.5BA home in West Monroe, shaded by beautiful mature oak trees. Features include granite countertops, laminate flooring, leaf filter gutter system, a walk in pantry, and fresh modern updates. Enjoy a large fenced backyard with a 11.7 x 24 storage building equipped with electricty, perfect for extra storage or hobbies. Move-in ready with great outdoor space—don’t miss this one! Call your favorite Realtor today! Seller is offering a one year home warranty and is willing to pay some closing costs.

11. 2026-02-14
    status Pending 532-char remark

    Show marketing remark (532 chars)

    Newly remodeled 3BR/1.5BA home in West Monroe, shaded by beautiful mature oak trees. Features include granite countertops, laminate flooring, leaf filter gutter system, a walk in pantry, and fresh modern updates. Enjoy a large fenced backyard with a 11.7 x 24 storage building equipped with electricty, perfect for extra storage or hobbies. Move-in ready with great outdoor space—don’t miss this one! Call your favorite Realtor today! Seller is offering a one year home warranty and is willing to pay some closing costs.

12. 2026-01-17
    listed $169,000 Active 532-char remark

    Show marketing remark (532 chars)

    Newly remodeled 3BR/1.5BA home in West Monroe, shaded by beautiful mature oak trees. Features include granite countertops, laminate flooring, leaf filter gutter system, a walk in pantry, and fresh modern updates. Enjoy a large fenced backyard with a 11.7 x 24 storage building equipped with electricty, perfect for extra storage or hobbies. Move-in ready with great outdoor space—don’t miss this one! Call your favorite Realtor today! Seller is offering a one year home warranty and is willing to pay some closing costs.

ⓘ 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: $1,017 · $85/mo
• Projected year-2 tax: $1,017 · $85/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 ≥111°F today · 20 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: $19,093
• − Mortgage interest: −$8,962
• − Property taxes: −$1,017
• − Insurance: −$800
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$4,655
• Taxable income: $604
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $3,053/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

-2.4% since first listed

6 events — show timeline

• 2026-05-06 Relisted — NELABOR
• 2026-04-24 Pending — NELABOR
• 2026-02-20 Price Changed $165,000 NELABOR
• 2026-02-20 Relisted — NELABOR
• 2026-02-14 Pending — NELABOR
• 2026-01-17 Listed $169,000 NELABOR

Property tax history

+9.9%/yr

Latest (2025): $1,017 · -1.2% YoY. Source: county tax records.