140 Brookwood Dr · Monroe, LA 71203

$76,400

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 108 Days on market

Built 2000 8,100 sqft lot $61/sqft · 49% below area ↓ 13% since listing

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

Listing remarks MLS

3 BR, 2BA home on a tree shaded lot, front porch, open floor plan,

Key facts

• Open floor plan
• Front porch
• Tree shaded lot

Tags

• TREE SHADED LOT
• FRONT PORCH
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $711 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $70k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.5% 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.
• 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($52k/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 $528 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $16k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $69,524 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.07% ✓
• Cap rate: 17.46%
• Cash-on-cash: 39.88%
• DSCR: 2.77
• GRM: 4.0

CMA / ARV

• ARV (median comp): $155,745
• List price: $76,400
• Delta: -50.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Shady Ln	0.28mi	3/2.0	1,244 (-1%)	6mo	$142,000	$114	80
207 Shady Ln	0.32mi	3/2.0	1,316 (+4%)	14mo	$158,000	$120	66
536 Woodhaven Dr	0.09mi	3/1.0	1,120 (-11%)	10mo	$120,900	$108	65
206 Bastrop Dr	0.48mi	3/2.0	1,312 (+4%)	12mo	$155,000	$118	61
542 Woodhaven Dr	0.10mi	3/1.0	1,108 (-12%)	13mo	$120,000	$108	60
123 Shady Ln	0.47mi	3/1.5	1,193 (-5%)	9mo	$152,000	$127	60
423 Birchwood Dr	0.39mi	3/2.0	1,407 (+12%)	12mo	$169,500	$120	52
226 Monroe Dr	0.63mi	3/1.0	1,152 (-9%)	4mo	$162,000	$141	49

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: 36.2%
• Equity multiple: 2.54×
• Total profit: $32,926
• Equity at exit: $11,391

10-year hold

• IRR: 42.9%
• Equity multiple: 5.07×
• Total profit: $87,092
• Equity at exit: $6,606

Cash invested: $21,392 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$401
• Tax from tax record: −$104 /mo · $1,251/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $711

Break-even live

Break-even rent $679

Max offer price $76,400

Occupancy floor 50%

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: $19,100
• Closing costs: $2,292
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3418 Medical Park Dr Unit 103 Monroe, LA	2.0	2.0	900	$2,000	$2.22	20d	1	0.72mi
3200 Sterlington Rd Unit HC Monroe, LA	2.0	2.0	1112	$1,150	$1.03	20d	1	0.99mi
323 Woodale Dr Monroe, LA	1.0–2.0	1.0–2.5	962	$1,120	$1.16	43d	8	1.29mi

Listing history 24 events

1. 2026-06-19
   days on market $76,400 Active 108 DOM
2. 2026-06-18
   days on market $76,400 Active 107 DOM
3. 2026-06-17
   days on market $76,400 Active 106 DOM
4. 2026-06-16
   days on market $76,400 Active 105 DOM
5. 2026-06-15
   days on market $76,400 Active 104 DOM
6. 2026-06-14
   days on market $76,400 Active 102 DOM
7. 2026-06-13
   days on market $76,400 Active 101 DOM
8. 2026-06-10
   days on market $76,400 Active 99 DOM
9. 2026-06-09
   days on market $76,400 Active 98 DOM
10. 2026-06-08
    days on market $76,400 Active 97 DOM
11. 2026-06-07
    remarks 69-char remark
12. 2026-06-07
    days on market $76,400 Active 96 DOM
13. 2026-06-03
    days on market $76,400 Active 92 DOM
14. 2026-06-02
    days on market $76,400 Active 91 DOM
15. 2026-06-01
    days on market $76,400 Active 90 DOM
16. 2026-05-31
    days on market $76,400 Active 89 DOM
17. 2026-05-30
    days on market $76,400 Active 88 DOM
18. 2026-05-06
    price $76,400 66-char remark

    Show marketing remark (66 chars)

    3 BR, 2BA home on a tree shaded lot, front porch, open floor plan,

19. 2026-04-02
    price $86,400 66-char remark

    Show marketing remark (66 chars)

    3 BR, 2BA home on a tree shaded lot, front porch, open floor plan,

20. 2026-02-25
    listed $92,400 Active 66-char remark

    Show marketing remark (66 chars)

    3 BR, 2BA home on a tree shaded lot, front porch, open floor plan,

21. 2014-05-12
    listed $87,500
22. 2010-01-27
    soldstatus
23. 2001-02-01
    soldstatus
24. 2000-05-01
    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: $1,251 · $104/mo
• Projected year-2 tax: $1,251 · $104/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,951
• − Mortgage interest: −$4,280
• − Property taxes: −$1,251
• − Insurance: −$382
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$2,223
• Taxable income: $7,784
• Est. tax owed @ 24.0%: −$1,868
• After-tax cash flow: $6,663/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 — 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

-12.7% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $76,400 NELABOR
• 2026-04-02 Price Changed $86,400 NELABOR
• 2026-02-25 Listed $92,400 NELABOR
• 2014-05-12 Listed $87,500 NELABOR
• 2010-01-27 Sold (Public Records) — Public Records
• 2001-02-01 Sold (Public Records) — Public Records
• 2000-05-01 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,251 · -0.3% YoY. Source: county tax records.