3068 Hall And Lindsey Rd · Greensburg, LA 70441

$44,900

3 bd · 1.0 ba · 1,163 sqft · SingleFamily · 50 Days on market

Built 1965 0.90 ac lot

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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 +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Longing to get away from the hustle and bustle then try something different. This 3 bedroom 1 bath offers a quiet lifestyle shady by trees just outside Greensburg. Older home needing some tender care, but lots of potential. Large lot in Zone X.

Key facts

• 0.9 acre lot
• 2 parking spots
• Built 1965

Property features AI

Exterior

• Parking: Attached carport with two spaces
• Utilities: Public water; Septic tank sewer
• Home design: Single-story home; Raised foundation
• Construction: Brick and frame construction; Asphalt shingle roof
• Exterior features: Shed(s); Rectangular lot; Outside city limits

Interior

• Bathrooms: 1 full bathroom
• Interior features: Wood-burning fireplace; 6 total rooms; Average condition
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#185 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• St. Helena Parish (rural): math 5% / reading 11% proficiency, ranked #95 of 98 in LA (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 12 units permitted in St. Helena Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($310 loan paydown + $1k appreciation (3.0% local appreciation)).
• St. Helena County population projected at -27% 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $43,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.29% ✓
• Cap rate: 19.96%
• Cash-on-cash: 48.82%
• DSCR: 3.17
• GRM: 3.6

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: 54.0%
• Equity multiple: 4.02×
• Total profit: $37,995
• Equity at exit: $20,189

10-year hold

• IRR: 53.6%
• Equity multiple: 8.13×
• Total profit: $89,622
• Equity at exit: $31,114

Cash invested: $12,572 (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 70441

• Active inventory: 29
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $511

Break-even live

Break-even rent $379

Max offer price $44,900

Occupancy floor 45%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $44,900 Active 50 DOM
2. 2026-06-17
   days on market $44,900 Active 49 DOM
3. 2026-06-16
   days on market $44,900 Active 48 DOM
4. 2026-06-15
   days on market $44,900 Active 47 DOM
5. 2026-06-14
   days on market $44,900 Active 45 DOM
6. 2026-06-10
   days on market $44,900 Active 42 DOM
7. 2026-06-09
   days on market $44,900 Active 41 DOM
8. 2026-06-08
   days on market $44,900 Active 40 DOM
9. 2026-06-07
   days on market $44,900 Active 39 DOM
10. 2026-06-05
    days on market $44,900 Active 36 DOM
11. 2026-06-03
    days on market $44,900 Active 35 DOM
12. 2026-06-02
    days on market $44,900 Active 34 DOM
13. 2026-06-01
    days on market $44,900 Active 33 DOM
14. 2026-05-31
    days on market $44,900 Active 32 DOM
15. 2026-05-31
    days on market $44,900 Active 31 DOM
16. 2026-04-28
    listed $44,900 Active 244-char remark

    Show marketing remark (244 chars)

    Longing to get away from the hustle and bustle then try something different. This 3 bedroom 1 bath offers a quiet lifestyle shady by trees just outside Greensburg. Older home needing some tender care, but lots of potential. Large lot in Zone X.

17. 2026-04-28
    listed $44,900 Active 244-char remark

    Show marketing remark (244 chars)

    Longing to get away from the hustle and bustle then try something different. This 3 bedroom 1 bath offers a quiet lifestyle shady by trees just outside Greensburg. Older home needing some tender care, but lots of potential. Large lot in Zone X.

ⓘ 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: $546 · $46/mo
• Projected year-2 tax: $546 · $46/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: $12,322
• − Mortgage interest: −$2,515
• − Property taxes: −$546
• − Insurance: −$224
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$1,306
• Taxable income: $5,758
• Est. tax owed @ 24.0%: −$1,382
• After-tax cash flow: $4,756/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: St. Helena Parish
• NCES district ID: 2201470
• Math proficiency: 5% ▼ -14.00%
• Reading proficiency: 11% ▼ -24.00%
• Median HH income: $34,927
• Composite: 6.5/100
• National rank: #9992
• State rank: #95 of 98 in LA

Livability — Greensburg

• Score: 63/100
• State rank: #185
• US rank: #14872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,074

Population outlook (St. Helena County) Hauer SSP2

• Today (2025): 9,813 people
• By 2030: 9,345 · -4.8%
• By 2040: 8,221 · -16.2%
• By 2050: 7,194 · -26.7%
• By 2075: 5,640 · -42.5%
• By 2100: 4,813 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 32% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Chinese 1% French/Haitian/Cajun 1%

Political lean MEDSL · St. Helena

• 2024 margin: Toss-up / Even · D 49.6% · R 48.8% · Other 1.6%
• 2008→2024 swing: -16.1pp toward R · 2008: 16.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+10.3 2016: D+14.3 2012: D+20.8 2008: D+16.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-28 Listed $44,900 AcadianaMLS
• 2026-04-28 Listed $44,900 GSREIN

Property tax history

+2.3%/yr

Latest (2025): $546 · +1.3% YoY. Source: county tax records.