1911 Scott St · Monroe, LA 71201

$188,000

3 bd · 2.0 ba · 2,352 sqft · SingleFamily public records · 4 Days on market

Built 1972 0.35 ac lot Est $235k · 20% under

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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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.8/10.0
• 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

This 3-bedroom, 2-bath Monroe home is ready for a buyer with vision and the willingness to roll up their sleeves. A fireplace anchors the living room, adding warmth and character to the main living space. Out back, a screened-in patio invites you to enjoy Louisiana evenings in comfort, while a separate shop opens the door to hobbies, projects, or extra storage. With the right updates, this one has real potential to become something special.

Key facts

• Separate shop
• Screened-in patio
• Fireplace

Tags

• FIREPLACE
• SCREENED-IN PATIO
• SEPARATE SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $166k (11.6% below list).
• Recommended offer: $166k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.7% in Monroe — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Lexington Elementary School (604 students, 48% FRL); Neville Junior High School (math 29% / reading 53%, grade F, #61 of 218 statewide, top 28%, 480 students, 58% FRL); Neville High School (math 35% / reading 52%, grade F, #64 of 265 statewide, top 24%, 1,121 students, 49% FRL) — zoned schools average 52% FRL vs 82% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 26% district-wide (+16 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; 1 comparable units currently listed for rent nearby; 345 units permitted in Ouachita Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,259 (11.6% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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?
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: 0.88% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $235,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2120 Maywood Dr	0.13mi	4/2.0 (+1)	2,398 (+2%)	10mo	$200,000	$83	78
1906 Richard Dr	0.17mi	4/3.0 (+1)	2,250 (-4%)	3mo	$210,000	$93	74
1909 Richard Dr	0.19mi	3/2.0	2,032 (-14%)	5mo	$190,000	$94	64
2214 Beechwood Dr	0.40mi	3/2.0	2,618 (+11%)	4mo	$247,500	$95	59
2102 Marie Pl	0.44mi	3/3.0	2,593 (+10%)	2mo	$265,000	$102	57
1801 Oakmont St	0.30mi	4/2.0 (+1)	2,106 (-10%)	9mo	$287,500	$137	56
1713 Milton St	0.58mi	4/2.5 (+1)	2,198 (-6%)	1mo	$283,000	$129	54
2014 Frances Pl	0.65mi	2/1.5 (-1)	2,361 (+0%)	9mo	$130,000	$55	54
1503 Glenmar Ave	0.62mi	3/3.0	2,409 (+2%)	12mo	$115,000	$48	53
1702 Park Ave	0.65mi	3/2.0	2,562 (+9%)	8mo	$255,000	$100	48
1506 Park Ave	0.66mi	3/2.5	2,101 (-11%)	6mo	$475,000	$226	45
2526 Felicity Dr	0.74mi	3/2.0	2,114 (-10%)	8mo	$369,900	$175	42

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-23,230
• Equity at exit: $28,031

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-11,014
• Equity at exit: $16,255

Cash invested: $52,640 (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 71201

• Home prices YoY: -31.9%
• Active inventory: 142
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$986
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $114

Break-even live

Break-even rent $1,518

Max offer price $188,000

Occupancy floor 88%

Sensitivity live

Price	-10% $221	-5% $167	+0% $114	+5% $61	+10% $8
Rent	-10% $-17	-5% $48	+0% $114	+5% $180	+10% $245
Rate	-1.0pp $209	-0.5pp $162	base $114	+0.5pp $65	+1.0pp $16

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	23d	1	1.25mi

Listing history 3 events

1. 2026-04-28
   status Pending
2. 2026-04-24
   listed $188,000 Active
3. 2011-09-16
   soldstatus

ⓘ 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: $1,621 · $135/mo
• Projected year-2 tax: $1,621 · $135/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 18 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: $19,951
• − Mortgage interest: −$10,531
• − Property taxes: −$1,621
• − Insurance: −$940
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$5,469
• Taxable loss: −$1,802
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $1,802/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

3 events — show timeline

• 2026-04-28 Pending — NELABOR
• 2026-04-24 Listed $188,000 NELABOR
• 2011-09-16 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,621 · -0.1% YoY. Source: county tax records.