112 W Highland Ave · Claiborne, LA 71291

$263,000

3 bd · 2.0 ba · 2,540 sqft · SingleFamily public records · 29 Days on market

Built 1968 $104/sqft · 6% below area Est $295k · 11% 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 +12.4/15.0
• Cash flow +8.5/30.0
• Rent growth +4.7/5.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

"Fixer Upper" in need of repairs/improvements. 3 bedrooms/2 bath, den, dining room, game/bonus room, 2392' heated, 2 lots on 0.80 acres, NO repairs to be made by Seller.

Key facts

• Built 1968
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (34.6% below list).
• Recommended offer: $172k (34.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.0% in Claiborne — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#109 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: crime D+, health & safety D, amenities 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: Highland Elementary School (math 47% / reading 62%, grade C, #93 of 646 statewide, top 15%, 296 students, 61% FRL); West Ridge Middle School (math 52% / reading 65%, grade B, #13 of 218 statewide, top 6%, 635 students, 47% FRL); West Monroe High School (math 32% / reading 48%, grade F, #77 of 265 statewide, top 29%, 2,189 students, 58% FRL) — zoned schools at 55% FRL track the district average.
• Zoned-school proficiency averages 51% at this address vs 38% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Ouachita Parish average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.9%/yr); 201 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,002 (34.6% 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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
6. 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?
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: 0.65% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 12.7

CMA / ARV

• ARV (median comp): $294,926
• List price: $263,000
• Delta: -10.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Tupawek Dr	0.51mi	3/2.5	2,548 (+0%)	19mo	$304,500	$120	58
102 Comanche Cir	0.46mi	4/2.5 (+1)	2,301 (-9%)	1mo	$298,500	$130	55
101 Shawnee Cir	0.54mi	4/2.5 (+1)	2,590 (+2%)	18mo	$320,000	$124	50
2004 Carter St	0.64mi	3/2.0	2,256 (-11%)	4mo	$170,000	$75	48
109 Tupawek Dr	0.50mi	4/2.5 (+1)	2,769 (+9%)	9mo	$250,000	$90	47
209 Eagle Ridge Ln	0.69mi	4/3.0 (+1)	2,243 (-12%)	2mo	$425,000	$189	38
126 Choctaw Dr	0.51mi	4/2.5 (+1)	2,900 (+14%)	11mo	$400,000	$138	36
222 Eagle Ridge Ln	0.67mi	4/3.0 (+1)	2,875 (+13%)	13mo	$520,000	$181	27
205 Eagle Ridge Ln	0.67mi	4/3.0 (+1)	2,179 (-14%)	17mo	$429,900	$197	22

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: -18.0%
• Equity multiple: 0.34×
• Total profit: $-48,406
• Equity at exit: $39,214

10-year hold

• IRR: -3.5%
• Equity multiple: 0.72×
• Total profit: $-20,253
• Equity at exit: $22,739

Cash invested: $73,640 (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: 201
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$1,379
• Tax from tax record: −$102 /mo · $1,222/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-232

Break-even live

Break-even rent $2,013

Max offer price $222,046

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-157	+0% $-232	+5% $-306	+10% $-381
Rent	-10% $-368	-5% $-300	+0% $-232	+5% $-164	+10% $-96
Rate	-1.0pp $-99	-0.5pp $-165	base $-232	+0.5pp $-300	+1.0pp $-369

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: $65,750
• Closing costs: $7,890
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-10
   days on market $263,000 Active 29 DOM
2. 2026-06-09
   days on market $263,000 Active 28 DOM
3. 2026-06-08
   days on market $263,000 Active 27 DOM
4. 2026-06-07
   days on market $263,000 Active 26 DOM
5. 2026-06-03
   days on market $263,000 Active 22 DOM
6. 2026-06-02
   days on market $263,000 Active 21 DOM
7. 2026-06-01
   days on market $263,000 Active 20 DOM
8. 2026-05-31
   days on market $263,000 Active 19 DOM
9. 2026-05-30
   days on market $263,000 Active 18 DOM
10. 2026-05-12
    listed $263,000 Active 171-char remark
11. 2026-01-20
    soldstatus $127,000
12. 2026-01-16
    soldstatus Closed 179-char remark

    Show marketing remark (179 chars)

    "Fixer Upper" in need of repairs/improvements. 3 bedrooms/2 bath, den, dining room, game/bonus room, 2392' heated, 2 lots on 0.80 acres, NO repairs to be made by Seller.

13. 2025-12-19
    status Pending 179-char remark

    Show marketing remark (179 chars)

    "Fixer Upper" in need of repairs/improvements. 3 bedrooms/2 bath, den, dining room, game/bonus room, 2392' heated, 2 lots on 0.80 acres, NO repairs to be made by Seller.

14. 2025-12-16
    price $140,000 179-char remark

    Show marketing remark (179 chars)

    "Fixer Upper" in need of repairs/improvements. 3 bedrooms/2 bath, den, dining room, game/bonus room, 2392' heated, 2 lots on 0.80 acres, NO repairs to be made by Seller.

15. 2025-11-29
    listed $150,000 Active 179-char remark

    Show marketing remark (179 chars)

    "Fixer Upper" in need of repairs/improvements. 3 bedrooms/2 bath, den, dining room, game/bonus room, 2392' heated, 2 lots on 0.80 acres, NO repairs to be made by Seller.

ⓘ 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: $1,222 · $102/mo
• Projected year-2 tax: $1,446 · $121/mo
• Expected delta: +$224/yr (+$19/mo · 18.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $20,640
• − Mortgage interest: −$14,732
• − Property taxes: −$1,222
• − Insurance: −$1,315
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$7,651
• Taxable loss: −$7,583
• Est. tax savings @ 24.0%: +$1,820
• After-tax cash flow: $-962/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 — Claiborne

• Score: 67/100
• State rank: #109
• US rank: #10626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claiborne, LA
• County: Ouachita Parish · 118,340 people
• 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

+78.0% since first listed

6 events — show timeline

• 2026-05-28 Sold (Public Records) $267,000 Public Records
• 2026-01-20 Sold (Public Records) $127,000 Public Records
• 2026-01-16 Sold (MLS) — NELABOR
• 2025-12-19 Pending — NELABOR
• 2025-12-16 Price Changed $140,000 NELABOR
• 2025-11-29 Listed $150,000 NELABOR

Property tax history

+0.8%/yr

Latest (2025): $1,222 · -1.2% YoY. Source: county tax records.