108 Morris Ave · West Monroe, LA 71291

$160,000

3 bd · 2.0 ba · 1,646 sqft · SingleFamily public records · 164 Days on market

Built 1941 $97/sqft · 6% above area Est $151k · 6% over

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• ARV discount +4.7/15.0
• 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 MLS

INVESTMENT OPPORTUNITY – Below Appraisal 3/2 Brick on slab in West Monroe conveniently located. Currently occupied by long term tenant (2+ years) on a month to month lease agreement due for renewal. Please call for current rental income or additional information. Preferred to bundle with 205 Jackson St, WM for discount, see additional listing.

Key facts

• Built 1941
• Listed 164 days

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 $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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.
• Market conditions: Rents rising fast (+8.9%/yr); 199 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 33% of the median local income ($72k/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 + 8.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 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 $116k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 164 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 1941 — 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 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?
6. 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?
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: 1.22% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.59%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (median comp): $150,657
• List price: $160,000
• Delta: 6.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1704 N 2nd St	0.46mi	3/1.0	1,710 (+4%)	2mo	$206,000	$120	66
309 Erin Ave	0.55mi	3/2.0	1,713 (+4%)	7mo	$230,000	$134	62
1404 N 2nd St	0.44mi	2/1.0 (-1)	1,614 (-2%)	14mo	$150,000	$93	56
1709 N 5th St	0.64mi	3/2.0	1,596 (-3%)	12mo	$219,900	$138	55
500 Rochelle Ave	0.64mi	3/2.0	1,501 (-9%)	2mo	$245,000	$163	54
506 Rochelle Ave	0.68mi	2/1.0 (-1)	1,622 (-2%)	5mo	$87,000	$54	53
1305 N 2nd St	0.25mi	2/2.0 (-1)	1,505 (-9%)	23mo	$173,000	$115	49
1302 N 2nd St	0.46mi	3/2.0	1,869 (+14%)	8mo	$149,000	$80	49
404 Register St	0.30mi	3/1.0	1,886 (+15%)	11mo	$99,900	$53	48
1703 Trenton St	0.33mi	3/1.5	1,422 (-14%)	15mo	$85,000	$60	47
714 N 7th St	0.58mi	3/2.0	1,467 (-11%)	13mo	$55,000	$37	44
1608 N 6th St	0.72mi	4/2.0 (+1)	1,832 (+11%)	19mo	$224,000	$122	27

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: 10.2%
• Equity multiple: 1.42×
• Total profit: $19,038
• Equity at exit: $23,857

10-year hold

• IRR: 22.9%
• Equity multiple: 3.41×
• Total profit: $108,009
• 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: 6.8×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$90 /mo · $1,083/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $545

Break-even live

Break-even rent $1,261

Max offer price $160,000

Occupancy floor 67%

Sensitivity live

Price	-10% $635	-5% $590	+0% $545	+5% $499	+10% $454
Rent	-10% $391	-5% $468	+0% $545	+5% $622	+10% $699
Rate	-1.0pp $625	-0.5pp $585	base $545	+0.5pp $503	+1.0pp $461

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 K St Monroe, LA	3.0	2.0	1561	$1,100	$0.70	21d	1	0.63mi
1707 N 5th St Monroe, LA	3.0	2.0	1694	$3,500	$2.07	21d	1	0.64mi

Listing history 23 events

1. 2026-06-19
   days on market $160,000 Active 164 DOM
2. 2026-06-18
   days on market $160,000 Active 163 DOM
3. 2026-06-17
   days on market $160,000 Active 162 DOM
4. 2026-06-16
   days on market $160,000 Active 161 DOM
5. 2026-06-15
   days on market $160,000 Active 160 DOM
6. 2026-06-14
   days on market $160,000 Active 158 DOM
7. 2026-06-13
   days on market $160,000 Active 157 DOM
8. 2026-06-10
   days on market $160,000 Active 155 DOM
9. 2026-06-09
   days on market $160,000 Active 154 DOM
10. 2026-06-08
    days on market $160,000 Active 153 DOM
11. 2026-06-07
    days on market $160,000 Active 152 DOM
12. 2026-06-03
    days on market $160,000 Active 148 DOM
13. 2026-06-02
    days on market $160,000 Active 147 DOM
14. 2026-06-01
    days on market $160,000 Active 146 DOM
15. 2026-05-31
    days on market $160,000 Active 145 DOM
16. 2026-05-30
    days on market $160,000 Active 144 DOM
17. 2026-01-02
    listed $160,000 Active 351-char remark

    Show marketing remark (351 chars)

    INVESTMENT OPPORTUNITY – Below Appraisal 3/2 Brick on slab in West Monroe conveniently located. Currently occupied by long term tenant (2+ years) on a month to month lease agreement due for renewal. Please call for current rental income or additional information. Preferred to bundle with 205 Jackson St, WM for discount, see additional listing.

18. 2022-11-15
    soldstatus $115,500
19. 2022-11-14
    soldstatus Closed 239-char remark

    Show marketing remark (239 chars)

    Convenient 3 bedroom, 2 bathroom, home with easy access to downtown Monroe, West Monroe. Home features: 2 living areas, updated AC within the last 2 years, carport, large fenced back yard with storage building. Make your appointment today!

20. 2022-09-22
    status Pending 239-char remark

    Show marketing remark (239 chars)

    Convenient 3 bedroom, 2 bathroom, home with easy access to downtown Monroe, West Monroe. Home features: 2 living areas, updated AC within the last 2 years, carport, large fenced back yard with storage building. Make your appointment today!

21. 2022-09-02
    status Active 239-char remark

    Show marketing remark (239 chars)

    Convenient 3 bedroom, 2 bathroom, home with easy access to downtown Monroe, West Monroe. Home features: 2 living areas, updated AC within the last 2 years, carport, large fenced back yard with storage building. Make your appointment today!

22. 2022-08-29
    status Pending 239-char remark

    Show marketing remark (239 chars)

    Convenient 3 bedroom, 2 bathroom, home with easy access to downtown Monroe, West Monroe. Home features: 2 living areas, updated AC within the last 2 years, carport, large fenced back yard with storage building. Make your appointment today!

23. 2022-08-10
    listed $131,000 Active 239-char remark

    Show marketing remark (239 chars)

    Convenient 3 bedroom, 2 bathroom, home with easy access to downtown Monroe, West Monroe. Home features: 2 living areas, updated AC within the last 2 years, carport, large fenced back yard with storage building. Make your appointment today!

ⓘ 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: $1,083 · $90/mo
• Projected year-2 tax: $1,083 · $90/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥112°F today · 20 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 76% 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: $23,403
• − Mortgage interest: −$8,962
• − Property taxes: −$1,083
• − Insurance: −$800
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$4,655
• Taxable income: $4,159
• Est. tax owed @ 24.0%: −$998
• After-tax cash flow: $5,539/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

+22.1% since first listed

7 events — show timeline

• 2026-01-02 Listed $160,000 Fizber.com
• 2022-11-15 Sold (Public Records) $115,500 Public Records
• 2022-11-14 Sold (MLS) — NELABOR
• 2022-09-22 Pending — NELABOR
• 2022-09-02 Relisted — NELABOR
• 2022-08-29 Pending — NELABOR
• 2022-08-10 Listed $131,000 NELABOR

Property tax history

+9.4%/yr

Latest (2025): $1,083 · +5.7% YoY. Source: county tax records.