307 N Laurel St · Winnfield, LA 71483

$40,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily · 117 Days on market

Built 1945 0.25 ac lot $32/sqft · 50% below area ↓ 50% 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 +6.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Investor Special in Winnfield! This 3 bedroom, 2 bathroom home sits on approximately 0.25 acres just two blocks from downtown Winnfield, offering convenience and strong rental potential. Currently tenant occupied, this property provides an immediate income-producing opportunity. A new roof was installed in August 2024, adding peace of mind for the next owner. Inside, you'll find original hardwood floors throughout that are in good condition and add timeless character to the home. The yard includes a 12x18 shed, for additional storage. Whether you're looking to expand your rental portfolio or secure a property in a prime in-town location, this one is worth a look.

Key facts

• 12x18 shed
• New roof
• 0.25 acre lot

Tags

• NEW ROOF
• ORIGINAL HARDWOOD FLOORS
• 12X18 SHED
• STRONG RENTAL POTENTIAL
• PRIME IN TOWN LOCATION

🏷️ Possibly a rental listed for sale. The $40,000 price doesn't fit this home's estimated sale value (~$80,237) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $551 ($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: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#319 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• Winn Parish (rural): math 20% / reading 30% proficiency, ranked #61 of 98 in LA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 1 units permitted in Winn Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($277 loan paydown + $1k appreciation (3.2% local appreciation)).
• Winn County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% 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 117 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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?
6. 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.
7. 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.
8. 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: 2.54% ✓
• Cap rate: 22.84%
• Cash-on-cash: 59.08%
• DSCR: 3.63
• GRM: 3.3

CMA / ARV

• ARV (median comp): $80,237
• List price: $40,000
• Delta: -50.15%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Pecan St	0.38mi	3/1.0	1,245 (-0%)	3mo	$124,500	$100	75
1306 N Boundary St	0.49mi	3/1.5	1,309 (+5%)	20mo	$35,000	$27	51

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

Projected returns pro-forma

3.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.2%
• Equity multiple: 4.60×
• Total profit: $40,337
• Equity at exit: $18,408

10-year hold

• IRR: 63.5%
• Equity multiple: 9.38×
• Total profit: $93,889
• Equity at exit: $28,702

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 71483

• Home prices YoY: 3.9%
• Active inventory: 29
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $551

Break-even live

Break-even rent $316

Max offer price $40,000

Occupancy floor 41%

Sensitivity live

Price	-10% $574	-5% $563	+0% $551	+5% $540	+10% $529
Rent	-10% $471	-5% $511	+0% $551	+5% $592	+10% $632
Rate	-1.0pp $572	-0.5pp $562	base $551	+0.5pp $541	+1.0pp $531

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 21 events

1. 2026-06-21
   days on market $40,000 Active 117 DOM
2. 2026-06-18
   days on market $40,000 Active 115 DOM
3. 2026-06-17
   days on market $40,000 Active 114 DOM
4. 2026-06-16
   days on market $40,000 Active 113 DOM
5. 2026-06-15
   days on market $40,000 Active 112 DOM
6. 2026-06-13
   days on market $40,000 Active 110 DOM
7. 2026-06-12
   days on market $40,000 Active 109 DOM
8. 2026-06-09
   days on market $40,000 Active 106 DOM
9. 2026-06-08
   days on market $40,000 Active 105 DOM
10. 2026-06-07
    days on market $40,000 Active 104 DOM
11. 2026-06-07
    days on market $40,000 Active 103 DOM
12. 2026-06-04
    days on market $40,000 Active 100 DOM
13. 2026-06-02
    days on market $40,000 Active 99 DOM
14. 2026-06-01
    days on market $40,000 Active 98 DOM
15. 2026-05-31
    days on market $40,000 Active 97 DOM
16. 2026-05-31
    days on market $40,000 Active 96 DOM
17. 2026-02-23
    listed $40,000 Active 671-char remark

    Show marketing remark (671 chars)

    Investor Special in Winnfield! This 3 bedroom, 2 bathroom home sits on approximately 0.25 acres just two blocks from downtown Winnfield, offering convenience and strong rental potential. Currently tenant occupied, this property provides an immediate income-producing opportunity. A new roof was installed in August 2024, adding peace of mind for the next owner. Inside, you'll find original hardwood floors throughout that are in good condition and add timeless character to the home. The yard includes a 12x18 shed, for additional storage. Whether you're looking to expand your rental portfolio or secure a property in a prime in-town location, this one is worth a look.

18. 2025-01-15
    price $68,500
19. 2024-12-27
    price $72,500
20. 2024-11-01
    price $76,400
21. 2024-09-05
    listed $79,900 Active

ⓘ 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: $281 · $23/mo
• Projected year-2 tax: $281 · $23/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,172
• − Mortgage interest: −$2,241
• − Property taxes: −$281
• − Insurance: −$200
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$1,164
• Taxable income: $6,339
• Est. tax owed @ 24.0%: −$1,521
• After-tax cash flow: $5,096/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: Winn Parish
• NCES district ID: 2202010
• Math proficiency: 20% ▼ -38.00%
• Reading proficiency: 30% ▼ -39.00%
• Median HH income: $32,872
• Composite: 20.39/100
• National rank: #8592
• State rank: #61 of 98 in LA

Livability — Winnfield

• Score: 57/100
• State rank: #319
• US rank: #21768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnfield, LA
• Population (ZIP): 9,360

Population outlook (Winn County) Hauer SSP2

• Today (2025): 13,367 people
• By 2030: 12,675 · -5.2%
• By 2040: 11,391 · -14.8%
• By 2050: 10,231 · -23.5%
• By 2075: 7,699 · -42.4%
• By 2100: 5,547 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Winn

• 2024 margin: Solid R (+54.4) · D 22.4% · R 76.8%
• 2008→2024 swing: -16.2pp toward R · 2008: -38.2pp · 2024: -54.4pp
• All cycles: 2024: R+54.4 2020: R+49.4 2016: R+46.5 2012: R+40.1 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.19%
• Current HPI: 84.0519
• 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

-49.9% since first listed

5 events — show timeline

• 2026-02-23 Listed $40,000 AcadianaMLS
• 2025-01-15 Price Changed $68,500 AcadianaMLS
• 2024-12-27 Price Changed $72,500 AcadianaMLS
• 2024-11-01 Price Changed $76,400 AcadianaMLS
• 2024-09-05 Listed $79,900 AcadianaMLS

Property tax history

-1.8%/yr

Latest (2025): $281 · +0.0% YoY. Source: county tax records.