1006 Roselawn Ave · Monroe, LA 71201

$179,000

3 bd · 2.0 ba · 2,098 sqft · SingleFamily public records · 3 Days on market

Built 1957 0.33 ac lot Est $187k · at est.

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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 +26.3/30.0
• ARV discount +9.4/15.0
• DSCR +8.9/10.0
• 1% rule +6.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this spacious 3-bedroom, 1.5-bath home offering more than 2,000 heated square feet. Featuring a large living room, an additional den off the kitchen, and a sunroom that adds even more functional living space, this home provides a versatile floor plan with plenty of room to grow. Whether you're an investor looking for your next project or a buyer searching for a home with solid square footage and the chance to add your own personal touches, this property offers plenty of potential. With multiple living areas and a convenient Monroe location, the possibilities are endless.

Key facts

• Additional den
• Large living room
• Sunroom

Tags

• LARGE LIVING ROOM
• ADDITIONAL DEN
• SUNROOM
• VERSATILE FLOOR PLAN
• MULTIPLE LIVING AREAS

Property features AI

Finance

• Other: Located in the Roselawn subdivision; Directions: Off North 18th, turn on Roselawn; house is on the left
• HOA & community: No association amenities

Exterior

• Parking: 2-car garage; Has carport
• Utilities: Public water; Public sewer; Natural gas not available; Electric heating; Central air conditioning; Ceiling fan(s) for cooling
• Home design: Single-family residence; Site-built property; One story; Entry at level 1
• Construction: Brick veneer construction; Asphalt roof; Slab foundation; Built as residential site-built home
• Exterior features: Landscaped and cleared yard; Paved road access; Wood fencing; No patio or porch

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms; 1 partial bathroom
• Interior features: Ceiling fan(s); One fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $38 ($455/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Cap rate 9.4% 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.
• City Of Monroe School District (urban): math 21% / reading 31% proficiency, ranked #60 of 98 in LA (top 61%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Neville Junior High School (math 29% / reading 53%, grade F, #61 of 218 statewide, top 28%, 480 students, 58% FRL) — zoned schools average 58% FRL vs 82% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 41% at this address vs 26% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the City Of Monroe School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 142 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 37% of the median local income ($65k/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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 74% 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 $179,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.13% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $186,722
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Glenmar Ave	0.15mi	3/2.0	2,040 (-3%)	13mo	$180,000	$88	78
407 Rochelle Ave	0.47mi	3/2.0	2,115 (+1%)	5mo	$261,500	$124	73
1000 N 7th St	0.27mi	3/2.0	1,966 (-6%)	6mo	$125,000	$64	72
209 Stubbs Ave	0.52mi	3/2.0	2,219 (+6%)	5mo	$267,500	$121	62
1008 Auburn Ave	0.07mi	3/2.0	1,783 (-15%)	14mo	$145,000	$81	61
201 Auburn Ave	0.61mi	3/2.0	2,184 (+4%)	6mo	$195,000	$89	60
1701 N 5th St	0.54mi	3/2.0	1,924 (-8%)	2mo	$247,000	$128	59
1611 N 8th St	0.38mi	3/2.0	2,381 (+14%)	1mo	$46,500	$20	59
1110 Hilton St	0.57mi	3/2.0	1,856 (-12%)	4mo	$230,000	$124	51
1302 N 2nd St	0.55mi	3/2.0	1,869 (-11%)	8mo	$149,000	$80	49
1503 Glenmar Ave	0.36mi	3/3.0	2,409 (+15%)	12mo	$115,000	$48	44
1702 N 2nd St	0.68mi	3/3.0	2,000 (-5%)	15mo	$227,500	$114	44

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-26,361
• Equity at exit: $26,689

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-18,914
• Equity at exit: $15,477

Cash invested: $50,120 (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 71201

• Home prices YoY: -31.9%
• Active inventory: 142
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,023 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$75
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $38

Break-even live

Break-even rent $1,975

Max offer price $179,000

Occupancy floor 93%

Sensitivity live

Price	-10% $139	-5% $89	+0% $38	+5% $-13	+10% $-63
Rent	-10% $-122	-5% $-42	+0% $38	+5% $118	+10% $198
Rate	-1.0pp $128	-0.5pp $83	base $38	+0.5pp $-8	+1.0pp $-56

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 N 5th St Monroe, LA	3.0	2.0	1694	$3,500	$2.07	22d	1	0.57mi
403 K St Monroe, LA	3.0	2.0	1561	$1,100	$0.70	22d	1	0.62mi
212 Ludwig Ave West Monroe, LA	3.0	2.0	2600	$1,350	$0.52	22d	1	1.43mi

Listing history 3 events

1. 2026-06-21
   days on market $179,000 Active 3 DOM
2. 2026-06-19
   remarks 599-char remark
3. 2026-06-19
   listed $179,000 Active 1 DOM

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $1,441 · $120/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 6/10 Major FEMA zone AE · 75% 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 6/10 Major 74% 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: $24,271
• − Mortgage interest: −$10,027
• − Property taxes: −$1,441
• − Insurance: −$6,014
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − Depreciation: −$5,207
• Taxable loss: −$2,301
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $1,007/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: City Of Monroe School District
• NCES district ID: 2201080
• Math proficiency: 21% ▼ -36.00%
• Reading proficiency: 31% ▼ -34.00%
• Median HH income: $28,751
• Composite: 20.82/100
• National rank: #8505
• State rank: #60 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

• Census place: Monroe, LA
• County: Ouachita Parish · 118,340 people
• City population: 60,136
• Metro: Monroe, LA
• Population (ZIP): 21,782
• Household income: $65,446
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 1466.0

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 0.55)
• Race & ethnicity: White 57% Black 35% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 1%
• Foreign-born: 3% · Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Arabic 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: ▼ -92.35%
• Current HPI: 196.7468
• 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

1 event — show timeline

• 2026-06-18 Listed $179,000 NELABOR

Property tax history

+2.7%/yr

Latest (2025): $1,441 · -0.1% YoY. Source: county tax records.