206 North St · Springhill, LA 71075

$40,000

3 bd · 1.0 ba · 1,360 sqft · SingleFamily · 244 Days on market

Built 1960 0.28 ac lot $29/sqft · 51% below area ↓ 33% since listing

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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
• 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 MLS

This 3-bedroom, 1-bath home at 206 North Street in Springhill, LA offers great potential for investors or buyers looking for a project. With a spacious layout and good bones, this property is ready for someone to bring it back to life. The home needs repairs and updates throughout but provides a great opportunity to customize it to your taste. Sitting on a nice lot close to schools, shopping, and local amenities, this fixer-upper could be a great investment or starter home once restored. Large Workshop behind to help you with all your repairs!

Key facts

• Close to schools
• Large workshop
• Local amenities

Tags

• SPACIOUS LAYOUT
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• LOCAL AMENITIES
• LARGE WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.0% 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 $2k of equity ($277 loan paydown + $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% 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 $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.81% ✓
• Cap rate: 24.96%
• Cash-on-cash: 66.66%
• DSCR: 3.97
• GRM: 3.0

CMA / ARV

• ARV (median comp): $81,625
• List price: $40,000
• Delta: -51.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 North St	0.05mi	3/2.0	1,297 (-5%)	9mo	$53,000	$41	79
205 8th St NE	0.49mi	3/1.5	1,360 (0%)	6mo	$117,500	$86	70
711 NW 6th St	0.65mi	3/1.0	1,420 (+4%)	4mo	$175,000	$123	59
201 SE 3rd St	0.49mi	2/2.0 (-1)	1,332 (-2%)	11mo	$39,900	$30	56
400 3rd St SE	0.60mi	3/2.0	1,260 (-7%)	5mo	$87,000	$69	52
201 NW 4th St	0.48mi	3/1.0	1,539 (+13%)	6mo	$99,900	$65	51
901 N Arkansas St	0.72mi	2/1.0 (-1)	1,276 (-6%)	1mo	$114,900	$90	50
303 Center Park Dr	0.61mi	2/1.0 (-1)	1,278 (-6%)	16mo	$30,000	$23	43
114 7th St	0.74mi	3/2.0	1,319 (-3%)	21mo	$55,000	$42	40
206 11th St NE	0.74mi	3/1.0	1,193 (-12%)	7mo	$50,000	$42	39
507 6th St NW	0.58mi	3/2.0	1,219 (-10%)	16mo	$94,500	$78	38
700 Reynolds St	0.60mi	2/2.0 (-1)	1,520 (+12%)	7mo	$149,500	$98	38

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: 71.9%
• Equity multiple: 5.08×
• Total profit: $45,670
• Equity at exit: $19,276

10-year hold

• IRR: 71.0%
• Equity multiple: 10.43×
• Total profit: $105,597
• Equity at exit: $30,751

Cash invested: $11,200 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $622

Break-even live

Break-even rent $336

Max offer price $40,000

Occupancy floor 40%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $40,000 Active 244 DOM
2. 2026-06-17
   days on market $40,000 Active 243 DOM
3. 2026-06-16
   days on market $40,000 Active 242 DOM
4. 2026-06-15
   days on market $40,000 Active 241 DOM
5. 2026-06-14
   days on market $40,000 Active 239 DOM
6. 2026-06-13
   days on market $40,000 Active 238 DOM
7. 2026-06-10
   days on market $40,000 Active 236 DOM
8. 2026-06-09
   days on market $40,000 Active 235 DOM
9. 2026-06-08
   days on market $40,000 Active 234 DOM
10. 2026-06-07
    days on market $40,000 Active 233 DOM
11. 2026-06-02
    days on market $40,000 Active 228 DOM
12. 2026-06-01
    days on market $40,000 Active 227 DOM
13. 2026-05-31
    days on market $40,000 Active 226 DOM
14. 2026-05-30
    days on market $40,000 Active 225 DOM
15. 2026-03-09
    price $40,000 549-char remark

    Show marketing remark (549 chars)

    This 3-bedroom, 1-bath home at 206 North Street in Springhill, LA offers great potential for investors or buyers looking for a project. With a spacious layout and good bones, this property is ready for someone to bring it back to life. The home needs repairs and updates throughout but provides a great opportunity to customize it to your taste. Sitting on a nice lot close to schools, shopping, and local amenities, this fixer-upper could be a great investment or starter home once restored. Large Workshop behind to help you with all your repairs!

16. 2026-01-16
    price $45,000 549-char remark

    Show marketing remark (549 chars)

    This 3-bedroom, 1-bath home at 206 North Street in Springhill, LA offers great potential for investors or buyers looking for a project. With a spacious layout and good bones, this property is ready for someone to bring it back to life. The home needs repairs and updates throughout but provides a great opportunity to customize it to your taste. Sitting on a nice lot close to schools, shopping, and local amenities, this fixer-upper could be a great investment or starter home once restored. Large Workshop behind to help you with all your repairs!

17. 2025-12-08
    price $50,000 549-char remark

    Show marketing remark (549 chars)

    This 3-bedroom, 1-bath home at 206 North Street in Springhill, LA offers great potential for investors or buyers looking for a project. With a spacious layout and good bones, this property is ready for someone to bring it back to life. The home needs repairs and updates throughout but provides a great opportunity to customize it to your taste. Sitting on a nice lot close to schools, shopping, and local amenities, this fixer-upper could be a great investment or starter home once restored. Large Workshop behind to help you with all your repairs!

18. 2025-10-17
    listed $60,000 Active 549-char remark

    Show marketing remark (549 chars)

    This 3-bedroom, 1-bath home at 206 North Street in Springhill, LA offers great potential for investors or buyers looking for a project. With a spacious layout and good bones, this property is ready for someone to bring it back to life. The home needs repairs and updates throughout but provides a great opportunity to customize it to your taste. Sitting on a nice lot close to schools, shopping, and local amenities, this fixer-upper could be a great investment or starter home once restored. Large Workshop behind to help you with all your repairs!

ⓘ 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: $471 · $39/mo
• Projected year-2 tax: $471 · $39/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 6/10 Major 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $13,486
• − Mortgage interest: −$2,241
• − Property taxes: −$471
• − Insurance: −$200
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$1,164
• Taxable income: $7,254
• Est. tax owed @ 24.0%: −$1,741
• After-tax cash flow: $5,726/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

-33.3% since first listed

4 events — show timeline

• 2026-03-09 Price Changed $40,000 NTREIS
• 2026-01-16 Price Changed $45,000 NTREIS
• 2025-12-08 Price Changed $50,000 NTREIS
• 2025-10-17 Listed $60,000 NTREIS

Property tax history

+6.9%/yr

Latest (2025): $471 · +49.4% YoY. Source: county tax records.