156 Yelverton Rd · West Monroe, LA 71292

$155,000

3 bd · 1.0 ba · 1,572 sqft · SingleFamily public records · 111 Days on market

Built 1950 1.26 ac lot $99/sqft · 28% below area Est $224k · 31% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A hidden gem tucked away on 1.26-acre parcel on a dead-end road. This home features wooden floors throughout, a cozy living room and a spacious separate dining room. The kitchen has been updated w/ butcher block countertops and tile backsplash. Country living but convenient to everything. Lots of outdoor space for outdoor activities.

Key facts

• 1.26 acre lot
• Built 1950
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (19.6% below list).
• Recommended offer: $125k (19.6% below list) — sets the bar for 1% rule.

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: Calhoun Elementary School (519 students, 57% FRL); Calhoun Middle School (math 36% / reading 52%, grade D, #51 of 218 statewide, top 24%, 491 students, 57% FRL); West Ouachita High School (math 36% / reading 47%, grade F, #71 of 265 statewide, top 27%, 1,080 students, 54% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 195 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.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $124,585 (19.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $224,094
• List price: $155,000
• Delta: -30.83%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2643 Caples Rd	0.12mi	2/2.0 (-1)	1,610 (+2%)	24mo	$218,000	$135	62

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: -20.3%
• Equity multiple: 0.29×
• Total profit: $-30,635
• Equity at exit: $23,111

10-year hold

• IRR: -13.3%
• Equity multiple: 0.22×
• Total profit: $-33,730
• Equity at exit: $13,402

Cash invested: $43,400 (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 71292

• Home prices YoY: -22.1%
• Active inventory: 195
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-87

Break-even live

Break-even rent $1,356

Max offer price $142,420

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-33	+0% $-87	+5% $-140	+10% $-194
Rent	-10% $-185	-5% $-136	+0% $-87	+5% $-38	+10% $11
Rate	-1.0pp $-9	-0.5pp $-48	base $-87	+0.5pp $-127	+1.0pp $-168

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-22
   days on market $155,000 Active 111 DOM
2. 2026-06-19
   days on market $155,000 Active 109 DOM
3. 2026-06-18
   days on market $155,000 Active 108 DOM
4. 2026-06-17
   days on market $155,000 Active 107 DOM
5. 2026-06-16
   days on market $155,000 Active 106 DOM
6. 2026-06-15
   days on market $155,000 Active 105 DOM
7. 2026-06-14
   days on market $155,000 Active 103 DOM
8. 2026-06-13
   days on market $155,000 Active 102 DOM
9. 2026-06-10
   days on market $155,000 Active 100 DOM
10. 2026-06-09
    days on market $155,000 Active 99 DOM
11. 2026-06-08
    days on market $155,000 Active 98 DOM
12. 2026-06-07
    days on market $155,000 Active 97 DOM
13. 2026-06-03
    days on market $155,000 Active 93 DOM
14. 2026-06-02
    remarks 394-char remark
15. 2026-06-02
    days on market $155,000 Active 92 DOM
16. 2026-06-01
    days on market $155,000 Active 91 DOM
17. 2026-05-31
    days on market $155,000 Active 90 DOM
18. 2026-05-30
    days on market $155,000 Active 89 DOM
19. 2026-04-13
    price $155,000 335-char remark

    Show marketing remark (335 chars)

    A hidden gem tucked away on 1.26-acre parcel on a dead-end road. This home features wooden floors throughout, a cozy living room and a spacious separate dining room. The kitchen has been updated w/ butcher block countertops and tile backsplash. Country living but convenient to everything. Lots of outdoor space for outdoor activities.

20. 2026-04-06
    price $159,000 335-char remark

    Show marketing remark (335 chars)

    A hidden gem tucked away on 1.26-acre parcel on a dead-end road. This home features wooden floors throughout, a cozy living room and a spacious separate dining room. The kitchen has been updated w/ butcher block countertops and tile backsplash. Country living but convenient to everything. Lots of outdoor space for outdoor activities.

21. 2026-03-02
    listed $169,799 Active 335-char remark

    Show marketing remark (335 chars)

    A hidden gem tucked away on 1.26-acre parcel on a dead-end road. This home features wooden floors throughout, a cozy living room and a spacious separate dining room. The kitchen has been updated w/ butcher block countertops and tile backsplash. Country living but convenient to everything. Lots of outdoor space for outdoor activities.

22. 2024-08-07
    soldstatus Closed 606-char remark

    Show marketing remark (606 chars)

    Explore 156 Yelverton Road, West Monroe—a charming completely remodeled 3-bedroom, 1-bathroom home nestled on a spacious 1.26-acre parcel. With 1,631 square feet of living space, this home features original wooden floors, beautiful shiplap walls, a cozy living room, and a separate dining room, perfect for family gatherings. The spacious kitchen has been updated with butcher block countertops and subway tile. Located in the Calhoun School District, this property offers a peaceful country setting with a large lot that provides plenty of space for outdoor activities and potential future projects.

23. 2024-08-07
    soldstatus $163,000

    Show marketing remark (606 chars)

    Explore 156 Yelverton Road, West Monroe—a charming completely remodeled 3-bedroom, 1-bathroom home nestled on a spacious 1.26-acre parcel. With 1,631 square feet of living space, this home features original wooden floors, beautiful shiplap walls, a cozy living room, and a separate dining room, perfect for family gatherings. The spacious kitchen has been updated with butcher block countertops and subway tile. Located in the Calhoun School District, this property offers a peaceful country setting with a large lot that provides plenty of space for outdoor activities and potential future projects.

24. 2024-08-01
    status Pending 606-char remark

    Show marketing remark (606 chars)

    Explore 156 Yelverton Road, West Monroe—a charming completely remodeled 3-bedroom, 1-bathroom home nestled on a spacious 1.26-acre parcel. With 1,631 square feet of living space, this home features original wooden floors, beautiful shiplap walls, a cozy living room, and a separate dining room, perfect for family gatherings. The spacious kitchen has been updated with butcher block countertops and subway tile. Located in the Calhoun School District, this property offers a peaceful country setting with a large lot that provides plenty of space for outdoor activities and potential future projects.

25. 2024-07-12
    status Active 606-char remark

    Show marketing remark (606 chars)

    Explore 156 Yelverton Road, West Monroe—a charming completely remodeled 3-bedroom, 1-bathroom home nestled on a spacious 1.26-acre parcel. With 1,631 square feet of living space, this home features original wooden floors, beautiful shiplap walls, a cozy living room, and a separate dining room, perfect for family gatherings. The spacious kitchen has been updated with butcher block countertops and subway tile. Located in the Calhoun School District, this property offers a peaceful country setting with a large lot that provides plenty of space for outdoor activities and potential future projects.

26. 2024-07-08
    status Pending 606-char remark

    Show marketing remark (606 chars)

    Explore 156 Yelverton Road, West Monroe—a charming completely remodeled 3-bedroom, 1-bathroom home nestled on a spacious 1.26-acre parcel. With 1,631 square feet of living space, this home features original wooden floors, beautiful shiplap walls, a cozy living room, and a separate dining room, perfect for family gatherings. The spacious kitchen has been updated with butcher block countertops and subway tile. Located in the Calhoun School District, this property offers a peaceful country setting with a large lot that provides plenty of space for outdoor activities and potential future projects.

27. 2024-06-27
    listed $165,000 Active 606-char remark

    Show marketing remark (606 chars)

    Explore 156 Yelverton Road, West Monroe—a charming completely remodeled 3-bedroom, 1-bathroom home nestled on a spacious 1.26-acre parcel. With 1,631 square feet of living space, this home features original wooden floors, beautiful shiplap walls, a cozy living room, and a separate dining room, perfect for family gatherings. The spacious kitchen has been updated with butcher block countertops and subway tile. Located in the Calhoun School District, this property offers a peaceful country setting with a large lot that provides plenty of space for outdoor activities and potential future projects.

28. 2023-04-10
    price $169,000
29. 2023-03-24
    price $170,000
30. 2023-03-14
    price $173,000
31. 2023-03-01
    listed $175,000 Active
32. 2022-06-27
    soldstatus $64,000
33. 2022-06-24
    soldstatus Closed
34. 2022-06-04
    status Pending
35. 2022-06-03
    status Active
36. 2022-05-23
    status Pending
37. 2022-05-19
    listed $65,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,950
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$4,509
• Taxable loss: −$3,733
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $-147/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

• County: Ouachita Parish · 118,340 people
• City population: 58,204
• Metro: Monroe, LA
• Population (ZIP): 22,935
• Household income: $51,355
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 1027.0

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 (73%)
• Race & ethnicity: White 73% Black 20% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -53.78%
• Current HPI: 189.9135
• 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

+138.5% since first listed

19 events — show timeline

• 2026-04-13 Price Changed $155,000 NELABOR
• 2026-04-06 Price Changed $159,000 NELABOR
• 2026-03-02 Listed $169,799 NELABOR
• 2024-08-07 Sold (Public Records) $163,000 Public Records
• 2024-08-07 Sold (MLS) — NELABOR
• 2024-08-01 Pending — NELABOR
• 2024-07-12 Relisted — NELABOR
• 2024-07-08 Pending — NELABOR
• 2024-06-27 Listed $165,000 NELABOR
• 2023-04-10 Price Changed $169,000 NELABOR
• 2023-03-24 Price Changed $170,000 NELABOR
• 2023-03-14 Price Changed $173,000 NELABOR
• 2023-03-01 Listed $175,000 NELABOR
• 2022-06-27 Sold (Public Records) $64,000 Public Records
• 2022-06-24 Sold (MLS) — NELABOR
• 2022-06-04 Pending — NELABOR
• 2022-06-03 Relisted — NELABOR
• 2022-05-23 Pending — NELABOR
• 2022-05-19 Listed $65,000 NELABOR

Property tax history

+0.1%/yr

Latest (2025): $142 · -1.2% YoY. Source: county tax records.