606 Highway 555 · Winnsboro, LA 71295

$135,000

2 bd · 1.0 ba · 960 sqft · Other · 160 Days on market

Good condition 1.00 ac lot ↓ 7% 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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New on the market is this adorable house located in Crowville, LA. A freshly updated home including new roof, new windows, new exterior and interior paint that is nicely finished in neutral colors. Beautiful wood floors and wood finishes contribute to the overall charm found in this 2 bedroom and 1 bath property. Also includes all new plumbing, electrical and ductless HVAC! Ready for a new owner now so call today to make your appointment for a private showing before it's sold!

Key facts

• New plumbing
• New exterior paint
• New electrical

Tags

• NEW ROOF
• NEW WINDOWS
• NEW EXTERIOR PAINT
• NEW INTERIOR PAINT
• NEW PLUMBING
• NEW ELECTRICAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#278 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime D-.
• Franklin Parish (rural): math 14% / reading 22% proficiency, ranked #71 of 98 in LA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 44 active listings in the ZIP; 17 units permitted in Franklin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Franklin County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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: 1.38% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.51%
• DSCR: 1.87
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.5%
• Equity multiple: 1.46×
• Total profit: $17,240
• Equity at exit: $20,129

10-year hold

• IRR: 20.5%
• Equity multiple: 2.73×
• Total profit: $65,323
• Equity at exit: $11,672

Cash invested: $37,800 (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 71295

• Home prices YoY: -20.6%
• Active inventory: 44
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,858 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $614

Break-even live

Break-even rent $1,080

Max offer price $135,000

Occupancy floor 62%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $135,000 Active 160 DOM
2. 2026-06-17
   days on market $135,000 Active 159 DOM
3. 2026-06-16
   days on market $135,000 Active 158 DOM
4. 2026-06-15
   days on market $135,000 Active 157 DOM
5. 2026-06-13
   days on market $135,000 Active 155 DOM
6. 2026-06-12
   days on market $135,000 Active 154 DOM
7. 2026-06-09
   days on market $135,000 Active 151 DOM
8. 2026-06-08
   days on market $135,000 Active 150 DOM
9. 2026-06-07
   days on market $135,000 Active 149 DOM
10. 2026-06-07
    days on market $135,000 Active 148 DOM
11. 2026-06-04
    days on market $135,000 Active 145 DOM
12. 2026-06-02
    days on market $135,000 Active 144 DOM
13. 2026-06-01
    days on market $135,000 Active 143 DOM
14. 2026-05-31
    days on market $135,000 Active 142 DOM
15. 2026-05-31
    days on market $135,000 Active 141 DOM
16. 2026-03-16
    price $135,000 483-char remark

    Show marketing remark (483 chars)

    New on the market is this adorable house located in Crowville, LA. A freshly updated home including new roof, new windows, new exterior and interior paint that is nicely finished in neutral colors. Beautiful wood floors and wood finishes contribute to the overall charm found in this 2 bedroom and 1 bath property. Also includes all new plumbing, electrical and ductless HVAC! Ready for a new owner now so call today to make your appointment for a private showing before it's sold!

17. 2026-01-09
    listed $145,000 Active 483-char remark

    Show marketing remark (483 chars)

    New on the market is this adorable house located in Crowville, LA. A freshly updated home including new roof, new windows, new exterior and interior paint that is nicely finished in neutral colors. Beautiful wood floors and wood finishes contribute to the overall charm found in this 2 bedroom and 1 bath property. Also includes all new plumbing, electrical and ductless HVAC! Ready for a new owner now so call today to make your appointment for a private showing before it's sold!

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/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: $22,299
• − Mortgage interest: −$7,562
• − Property taxes: −$1,072
• − Insurance: −$675
• − Repairs & maintenance: −$1,784
• − Management: −$1,784
• − Depreciation: −$3,927
• Taxable income: $5,495
• Est. tax owed @ 24.0%: −$1,319
• After-tax cash flow: $6,055/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.

Condition & rehab AI · 11 photos

Good 80/100 Cosmetic rehab

This charming 2-bedroom, 1-bath home is freshly updated with new roof, windows, siding, paint, flooring, and HVAC. It's move-in ready and ready for a new owner.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting exterior — fresh paint improves curb appeal and value
• Both upgrading appliances — modern appliances increase appeal and value
• Both installing smart home features — enhances comfort and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting exterior — fresh paint improves curb appeal and value ↑
• Both upgrading appliances — modern appliances increase appeal and value ↑
• Both installing smart home features — enhances comfort and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Franklin Parish
• NCES district ID: 2200660
• Math proficiency: 14% ▼ -42.00%
• Reading proficiency: 22% ▼ -35.00%
• Median HH income: $32,403
• Composite: 14.55/100
• National rank: #9416
• State rank: #71 of 98 in LA

Livability — Winnsboro

• Score: 59/100
• State rank: #278
• US rank: #20151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,008

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 19,537 people
• By 2030: 18,985 · -2.8%
• By 2040: 17,886 · -8.5%
• By 2050: 16,828 · -13.9%
• By 2075: 14,273 · -26.9%
• By 2100: 11,435 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 33% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+49.2) · D 25.0% · R 74.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -35.5pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+44.4 2016: R+43.8 2012: R+36.1 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.67%
• Current HPI: 137.0883
• 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

-6.9% since first listed

2 events — show timeline

• 2026-03-16 Price Changed $135,000 NELABOR
• 2026-01-09 Listed $145,000 NELABOR

Property tax history

+0.1%/yr

Latest (2025): $1,072 · +0.1% YoY. Source: county tax records.