501 Center Park Dr · Springhill, LA 71075

$60,000

3 bd · 2.0 ba · 1,515 sqft · SingleFamily · 30 Days on market

Built 1959 5,227 sqft lot Est $108k · 44% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Great rental property that is currently occupied. Tenants wish to stay. The owner is very motivated. Tenants currently pay $850 a month. This is an AS IS sell.

Key facts

• 5,227 sq ft lot
• Parking
• Built 1959

Property features AI

Finance

• Other: Property listed as Residential Income - Multi Family; One building with one unit; Parcel number: 125841; County: Webster; Country: United States
• Financial info: Gross annual income reported: $10,200; Gross annual expenses reported: $0; Occupancy rate listed as 850; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached carport (1 parking space)
• Utilities: City water; City sewer; Co-op electric; Other utility services
• Home design: Residential income, multi-family property; Single story; Built in 1959
• Construction: Siding and stone veneer exterior; Shingle roof; Slab foundation
• Exterior features: Lot approximately 0.12 acres; Subdivision: EAST SIDE SUBDV #2; Directions: follow GPS

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Cable TV available; One-level layout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 7.0% in Springhill — 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 65/100 on livability (#139 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, health & safety A-; Watch: amenities F, commute F, employment F.
• Webster Parish (town): math 17% / reading 26% proficiency, ranked #67 of 98 in LA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 44 active listings in the ZIP; 36 units permitted in Webster Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($415 loan paydown + $2k appreciation (3.6% local appreciation)).
• Webster County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $60k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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. 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.
4. 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.
5. 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: 1.91% ✓
• Cap rate: 16.70%
• Cash-on-cash: 37.16%
• DSCR: 2.65
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $107,565
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Reynolds St	0.24mi	2/2.0 (-1)	1,520 (+0%)	7mo	$149,500	$98	78
702 S Park Dr	0.30mi	3/2.0	1,536 (+1%)	13mo	$109,500	$71	73
405 SE 8th St	0.25mi	3/2.0	1,682 (+11%)	4mo	$89,900	$53	67
201 SE 3rd St	0.17mi	2/2.0 (-1)	1,332 (-12%)	11mo	$39,900	$30	58
205 8th St NE	0.39mi	3/1.5	1,360 (-10%)	6mo	$117,500	$86	58
201 NW 4th St	0.67mi	3/1.0	1,539 (+2%)	6mo	$99,900	$65	57
113 Sherman Dr	0.52mi	3/1.5	1,620 (+7%)	9mo	$125,000	$77	55
1020 Machen Dr	0.71mi	3/2.0	1,603 (+6%)	12mo	$165,000	$103	47
201 North St	0.60mi	3/2.0	1,297 (-14%)	9mo	$53,000	$41	41
802 Walnut	0.63mi	3/2.0	1,700 (+12%)	14mo	$125,000	$74	39
201 2nd St NW	0.57mi	3/2.0	1,685 (+11%)	21mo	$87,500	$52	38
114 7th St	0.64mi	3/2.0	1,319 (-13%)	21mo	$55,000	$42	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.6%
• Equity multiple: 3.51×
• Total profit: $42,178
• Equity at exit: $28,914

10-year hold

• IRR: 42.9%
• Equity multiple: 7.04×
• Total profit: $101,529
• Equity at exit: $46,126

Cash invested: $16,800 (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 71075

• Home prices YoY: 4.1%
• Active inventory: 44
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $520

Break-even live

Break-even rent $489

Max offer price $60,000

Occupancy floor 50%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $60,000 Active 30 DOM
2. 2026-06-17
   days on market $60,000 Active 29 DOM
3. 2026-06-16
   days on market $60,000 Active 28 DOM
4. 2026-06-15
   days on market $60,000 Active 27 DOM
5. 2026-06-14
   days on market $60,000 Active 25 DOM
6. 2026-06-13
   days on market $60,000 Active 24 DOM
7. 2026-06-10
   days on market $60,000 Active 22 DOM
8. 2026-06-09
   days on market $60,000 Active 21 DOM
9. 2026-06-08
   days on market $60,000 Active 20 DOM
10. 2026-06-07
    days on market $60,000 Active 19 DOM
11. 2026-06-02
    days on market $60,000 Active 14 DOM
12. 2026-06-01
    days on market $60,000 Active 13 DOM
13. 2026-05-31
    days on market $60,000 Active 12 DOM
14. 2026-05-30
    days on market $60,000 Active 11 DOM
15. 2026-05-19
    listed $60,000 Active
16. 2005-05-10
    soldstatus $36,000

ⓘ 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: $563 · $47/mo
• Projected year-2 tax: $563 · $47/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $13,774
• − Mortgage interest: −$3,361
• − Property taxes: −$563
• − Insurance: −$300
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$1,745
• Taxable income: $5,600
• Est. tax owed @ 24.0%: −$1,344
• After-tax cash flow: $4,898/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: Webster Parish
• NCES district ID: 2201890
• Math proficiency: 17% ▼ -39.00%
• Reading proficiency: 26% ▼ -38.00%
• Median HH income: $33,011
• Composite: 17.5/100
• National rank: #9055
• State rank: #67 of 98 in LA

Livability — Springhill

• Score: 65/100
• State rank: #139
• US rank: #12517

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springhill, LA
• Population (ZIP): 5,417

Population outlook (Webster County) Hauer SSP2

• Today (2025): 37,736 people
• By 2030: 36,203 · -4.1%
• By 2040: 32,988 · -12.6%
• By 2050: 29,743 · -21.2%
• By 2075: 22,346 · -40.8%
• By 2100: 15,045 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 34% Hispanic / Latino 6% Two or more races 2% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Iranian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+36.5) · D 31.2% · R 67.7% · Other 1.1%
• 2008→2024 swing: -10.2pp toward R · 2008: -26.3pp · 2024: -36.5pp
• All cycles: 2024: R+36.5 2020: R+31.1 2016: R+29.1 2012: R+25.0 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.57%
• Current HPI: 90.8938
• 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

+66.7% since first listed

2 events — show timeline

• 2026-05-19 Listed $60,000 NTREIS
• 2005-05-10 Sold (Public Records) $36,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $563 · +2.2% YoY. Source: county tax records.