1411 Griffin St Unit 1413 Griffin Street · Monroe, LA 71203

$179,000

8 bd · 0.0 ba · 2,480 sqft · MultiFamily · 71 Days on market

Built 1968 Fair condition 0.28 ac lot

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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
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Introducing 1411 & 1413 Griffin Street in Monroe featuring a duplex and triplex investment opportunity with five total units and recent interior updates. 1411 Griffin Street includes a duplex configuration, while 1413 Griffin Street offers a triplex, providing a total of five rental units with a mix of functional layouts. Select units have seen recent improvements, including remodeled interiors in 1413 #2 and 1411 #1 completed in the past year. All units are equipped with a new Fridge and Stove and four of the five units feature updated & new HVAC systems. This income-producing property reported a gross income of $30,600 and a net income of $26,971, with current rental rates ran

Key facts

• Triplex
• Remodeled interiors
• Updated hvac systems

Tags

• DUPLEX CONFIGURATION
• TRIPLEX
• RECENT INTERIOR UPDATES
• REMODELED INTERIORS
• NEW FRIDGE AND STOVE
• UPDATED HVAC SYSTEMS

Property features AI

Finance

• Other: Zoned Res. Impro

Exterior

• Parking: Open parking available
• Utilities: Public water; Septic tank sewer; Natural gas available and connected
• Home design: Multi-family residential income property; Brick veneer construction; Slab foundation
• Construction: Brick veneer exterior
• Exterior features: Covered patio/porch; Paved road access

Interior

• Kitchen: Refrigerator; Gas range
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fan(s) for cooling
• Interior features: Ceiling fans throughout; No fireplace
• Laundry & utility: In-unit laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $179k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $674/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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.
• Market conditions: 437 active listings in the ZIP; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• At $3,273/mo this rent would consume 75% of the median local household income ($52k/yr) (locally 2085% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 + 3.0% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.

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 $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.83% ✓
• Cap rate: 15.33%
• Cash-on-cash: 32.29%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 2.14×
• Total profit: $56,939
• Equity at exit: $26,689

10-year hold

• IRR: 34.9%
• Equity multiple: 4.20×
• Total profit: $160,387
• 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 71203

• Home prices YoY: -32.4%
• Active inventory: 437
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,273 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $1,349

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,472	-5% $1,410	+0% $1,349	+5% $1,287	+10% $1,225
Rent	-10% $1,090	-5% $1,219	+0% $1,349	+5% $1,478	+10% $1,607
Rate	-1.0pp $1,439	-0.5pp $1,394	base $1,349	+0.5pp $1,302	+1.0pp $1,255

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$3,272
Total (2 units)			$3,273

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: —

Listing history 17 events

1. 2026-06-19
   days on market $179,000 Active 71 DOM
2. 2026-06-18
   days on market $179,000 Active 70 DOM
3. 2026-06-17
   days on market $179,000 Active 69 DOM
4. 2026-06-16
   days on market $179,000 Active 68 DOM
5. 2026-06-15
   days on market $179,000 Active 67 DOM
6. 2026-06-14
   days on market $179,000 Active 65 DOM
7. 2026-06-13
   days on market $179,000 Active 64 DOM
8. 2026-06-10
   pricedays on market $179,000 Active 62 DOM
9. 2026-06-09
   days on market $189,000 Active 61 DOM
10. 2026-06-08
    days on market $189,000 Active 60 DOM
11. 2026-06-07
    days on market $189,000 Active 59 DOM
12. 2026-06-05
    days on market $189,000 Active 56 DOM
13. 2026-06-02
    days on market $189,000 Active 54 DOM
14. 2026-06-01
    days on market $189,000 Active 53 DOM
15. 2026-05-31
    days on market $189,000 Active 52 DOM
16. 2026-05-30
    days on market $189,000 Active 51 DOM
17. 2026-04-09
    listed $189,000 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 (shaded) · 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 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: $39,276
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$3,142
• − Management: −$3,142
• − Depreciation: −$5,207
• Taxable income: $14,178
• Est. tax owed @ 24.0%: −$3,403
• After-tax cash flow: $12,781/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs and maintenance to improve its condition and increase its value. Immediate attention to the exterior, roof, flooring, and landscaping is recommended.

Repairs flagged

• Major Exterior siding — Significant damage and wear.
• Major Roof — Missing shingles and general wear.
• Major Flooring — Exposed concrete and uneven surfaces.
• Major Interior walls/paint — Chipped and peeling paint.
• Major HVAC/mechanicals — No visible signs of recent maintenance or updates.
• Major Landscaping — Sparse and unkempt, with visible debris and overgrown areas.

Value-add opportunities

• Both Painting and repainting the exterior and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics.
• Both Landscaping and yard maintenance — A well-maintained yard can enhance the home's curb appeal and attract potential buyers/tenants.
• Both Roof repair and replacement — A new roof can significantly increase the home's value and reduce maintenance costs.
• Both HVAC system replacement — A new HVAC system can improve comfort and energy efficiency, attracting more tenants and increasing rental income.
• Both Exterior siding repair and replacement — A new exterior siding can improve the home's curb appeal and increase its resale value.
• Both Flooring repair and replacement — A new flooring system can improve the home's appearance and increase its rental value by attracting more tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant damage and wear.	Major	$15,000–50,000
Roof · Missing shingles and general wear.	Major	$15,000–50,000
Flooring · Exposed concrete and uneven surfaces.	Major	$15,000–50,000
Interior walls/paint · Chipped and peeling paint.	Major	$15,000–50,000
HVAC/mechanicals · No visible signs of recent maintenance or updates.	Major	$15,000–50,000
Landscaping · Sparse and unkempt, with visible debris and overgrown areas.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting and repainting the exterior and interior walls — Fresh paint can improve the home's curb appeal and interior aesthetics. ↑
• Both Landscaping and yard maintenance — A well-maintained yard can enhance the home's curb appeal and attract potential buyers/tenants. ↑
• Both Roof repair and replacement — A new roof can significantly increase the home's value and reduce maintenance costs. ↑
• Both HVAC system replacement — A new HVAC system can improve comfort and energy efficiency, attracting more tenants and increasing rental income. ↑
• Both Exterior siding repair and replacement — A new exterior siding can improve the home's curb appeal and increase its resale value. ↑
• Both Flooring repair and replacement — A new flooring system can improve the home's appearance and increase its rental value by attracting more tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

1 event — show timeline

• 2026-04-09 Listed $189,000 NELABOR