5334 Wexford Dr · Monticello, LA 70814

$167,900

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 3 Days on market

Built 1978 9,408 sqft lot Est $206k · 19% 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).

• Cash flow +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR/2BA brick home sits on nice size lot in Shamrock Gardens! New Roof! Light and bright kitchen/den area features ceramic tile flooring throughout. Kitchen cabinets have been freshly painted and have new stainless range/oven and dishwasher. Living/Dining room off foyer has wood laminate floors. Primary bedroom has ensuite bath with shower/tub combo. Located in flood zone X and did not flood in 2016. Great opportunity for first time homebuyers!

Key facts

• New stainless range
• New stainless oven
• Brick home

Tags

• BRICK HOME
• NEW ROOF
• CERAMIC TILE FLOORING
• NEW STAINLESS RANGE
• NEW STAINLESS OVEN
• NEW STAINLESS DISHWASHER

Property features AI

Exterior

• Parking: Has carport
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; Residential property
• Construction: Frame and brick construction; Slab foundation; Built (year not provided)
• Exterior features: Wood fencing; Composition roof

Interior

• Kitchen: Range, Oven, Dishwasher
• Flooring: Tile; Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: Range, Oven, Dishwasher

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $61 ($732/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (13.8% below list).
• Recommended offer: $145k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#177 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• East Baton Rouge Parish (urban): math 22% / reading 34% proficiency, ranked #47 of 98 in LA (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Greenbrier Elementary School (math 12% / reading 27%, grade F, #448 of 646 statewide, top 71%, 344 students, 83% FRL); Park Forest Middle School (math 3% / reading 12%, grade F, #207 of 218 statewide, top 95%, 582 students, 78% FRL); Liberty High School (math 50% / reading 74%, grade B-, #15 of 265 statewide, top 6%, 1,208 students, 60% FRL) — zoned schools at 74% FRL track the district average.
• Market conditions: 69 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,252 units permitted in East Baton Rouge Parish in 2024 (440 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.
• East Baton Rouge County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 24y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $144,745 (13.8% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $206,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5244 Bangor Dr	0.12mi	3/2.0	1,478 (-2%)	3mo	$200,000	$135	87
5101 Wicklow Dr	0.22mi	3/2.0	1,506 (-1%)	2mo	$205,000	$136	87
5242 N Shamrock Ave	0.07mi	3/2.0	1,443 (-5%)	5mo	$178,000	$123	84
5319 Wexford Dr	0.03mi	4/2.0 (+1)	1,573 (+4%)	10mo	$129,900	$83	79
12688 Castle Hill Dr	0.35mi	3/2.0	1,599 (+6%)	0mo	$205,000	$128	74
5544 Goodland Dr	0.70mi	3/2.0	1,515 (-0%)	1mo	$230,000	$152	66
4405 Noble Cane Dr	0.55mi	3/2.0	1,450 (-4%)	3mo	$210,000	$145	65
12757 Canterbury Dr	0.34mi	3/2.0	1,672 (+10%)	4mo	$214,000	$128	64
4301 Blue Ribbon Dr	0.63mi	3/2.0	1,446 (-5%)	1mo	$219,900	$152	62
4342 Noble Cane Dr	0.59mi	3/2.0	1,357 (-10%)	2mo	$185,000	$136	54
5577 Mapleton Dr	0.73mi	3/2.0	1,560 (+3%)	10mo	$142,000	$91	52
5356 Goodland Dr	0.68mi	3/2.0	1,313 (-13%)	3mo	$205,000	$156	43

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-23,347
• Equity at exit: $25,034

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-15,431
• Equity at exit: $14,517

Cash invested: $47,012 (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 70814

• Home prices YoY: -19.5%
• Active inventory: 69
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$880
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $61

Break-even live

Break-even rent $1,370

Max offer price $167,900

Occupancy floor 91%

Sensitivity live

Price	-10% $156	-5% $109	+0% $61	+5% $13	+10% $-34
Rent	-10% $-53	-5% $4	+0% $61	+5% $118	+10% $175
Rate	-1.0pp $146	-0.5pp $104	base $61	+0.5pp $18	+1.0pp $-27

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: $41,975
• Closing costs: $5,037
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13548 E Shamrock Ave Baton Rouge, LA	3.0	2.0	1380	$1,600	$1.16	16d	1	0.21mi
15855 Sunderland Ave Baton Rouge, LA	2.0	1.5	1150	$900	$0.78	45d	1	0.63mi

Listing history 8 events

1. 2026-05-21
   listed $167,900 Active 448-char remark

   Show marketing remark (448 chars)

   3BR/2BA brick home sits on nice size lot in Shamrock Gardens! New Roof! Light and bright kitchen/den area features ceramic tile flooring throughout. Kitchen cabinets have been freshly painted and have new stainless range/oven and dishwasher. Living/Dining room off foyer has wood laminate floors. Primary bedroom has ensuite bath with shower/tub combo. Located in flood zone X and did not flood in 2016. Great opportunity for first time homebuyers!

2. 2026-05-08
   listed $167,900 Active
3. 2003-01-21
   soldstatus
4. 2002-10-22
   listed $92,000
5. 2002-10-22
   listed $92,000
6. 2002-05-22
   soldstatus
7. 2002-05-15
   listed $58,000
8. 2002-05-15
   listed $58,000

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $1,584 · $132/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,369
• − Mortgage interest: −$9,405
• − Property taxes: −$1,584
• − Insurance: −$840
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$4,884
• Taxable loss: −$2,123
• Est. tax savings @ 24.0%: +$509
• After-tax cash flow: $1,242/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: East Baton Rouge Parish
• NCES district ID: 2200540
• Math proficiency: 22% ▼ -36.00%
• Reading proficiency: 34% ▼ -31.00%
• Median HH income: $46,263
• Composite: 24.14/100
• National rank: #7745
• State rank: #47 of 98 in LA

Livability — Monticello

• Score: 64/100
• State rank: #177
• US rank: #14662

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monticello, LA
• Population (ZIP): 11,424

Population outlook (East Baton Rouge County) Hauer SSP2

• Today (2025): 464,810 people
• By 2030: 472,137 · +1.6%
• By 2040: 480,243 · +3.3%
• By 2050: 484,422 · +4.2%
• By 2075: 492,069 · +5.9%
• By 2100: 476,347 · +2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (83%)
• Race & ethnicity: Black 83% Hispanic / Latino 8% White 7% Two or more races 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 7% Arabic 1%

Political lean MEDSL · East Baton Rouge

• 2024 margin: D (+11.1) · D 54.5% · R 43.4% · Other 2.1%
• 2008→2024 swing: +8.9pp toward D · 2008: 2.2pp · 2024: 11.1pp
• All cycles: 2024: D+11.1 2020: D+13.1 2016: D+9.2 2012: D+5.2 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.79%
• Current HPI: 210.2213
• Rent YoY: —
• Metro: —
• 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

+189.5% since first listed

8 events — show timeline

• 2026-05-21 Listed $167,900 AcadianaMLS
• 2026-05-08 Listed $167,900 GBRMLS
• 2003-01-21 Sold (MLS) — GBRMLS
• 2002-10-22 Listed $92,000 GBRMLS
• 2002-10-22 Listed $92,000 AcadianaMLS
• 2002-05-22 Sold (MLS) — GBRMLS
• 2002-05-15 Listed $58,000 GBRMLS
• 2002-05-15 Listed $58,000 AcadianaMLS

Property tax history

+17.9%/yr

Latest (2025): $1,584 · -0.5% YoY. Source: county tax records.