6715 Springhill Rd · Ball, LA 71405

$225,000

3 bd · 2.0 ba · 1,704 sqft · SingleFamily public records · 174 Days on market

Built 1950 1.03 ac lot $132/sqft · 7% above area Est $285k · 21% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +9.3/30.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning 4-bedroom, 2-bath home with a suite of modern updates and timeless charm. Highlights include a brand new roof, new HVAC, and new hot water heater. The home also features new flooring and new paint throughout, providing a fresh, move-in-ready canvas. Inside, you'll find a bright, open floor plan that flows beautifully between living, dining and kitchen areas. Updated plumbing adds reliability and peace of mind.Both bathrooms have been refreshed and are stylishly appointed. Don't miss out on this impeccably updated home! Schedule your tour today!

Key facts

• Open floor plan
• New hvac
• New flooring

Tags

• NEW ROOF
• NEW HVAC
• NEW HOT WATER HEATER
• NEW FLOORING
• NEW PAINT
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (34.7% below list).
• Recommended offer: $147k (34.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#87 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, amenities F, commute F.
• Rapides Parish (urban): math 29% / reading 44% proficiency, ranked #31 of 98 in LA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP; 239 units permitted in Rapides Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Rapides County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $59k; list at $225k implies a 281% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,944 (34.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 12.8

CMA / ARV

• ARV (median comp): $285,000
• List price: $225,000
• Delta: -21.05%
• Verdict: UNDERPRICED
• Comps: 11 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.6%
• Equity multiple: 0.25×
• Total profit: $-47,086
• Equity at exit: $33,548

10-year hold

• IRR: -15.5%
• Equity multiple: 0.13×
• Total profit: $-55,014
• Equity at exit: $19,454

Cash invested: $63,000 (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 71405

• Home prices YoY: -23.3%
• Active inventory: 41
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-165

Break-even live

Break-even rent $1,678

Max offer price $195,856

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-101	+0% $-165	+5% $-229	+10% $-292
Rent	-10% $-281	-5% $-223	+0% $-165	+5% $-107	+10% $-49
Rate	-1.0pp $-52	-0.5pp $-108	base $-165	+0.5pp $-223	+1.0pp $-283

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-23
   status Active 559-char remark

   Show marketing remark (559 chars)

   Stunning 4-bedroom, 2-bath home with a suite of modern updates and timeless charm. Highlights include a brand new roof, new HVAC, and new hot water heater. The home also features new flooring and new paint throughout, providing a fresh, move-in-ready canvas. Inside, you'll find a bright, open floor plan that flows beautifully between living, dining and kitchen areas. Updated plumbing adds reliability and peace of mind.Both bathrooms have been refreshed and are stylishly appointed. Don't miss out on this impeccably updated home! Schedule your tour today!

2. 2026-02-14
   status Pending 559-char remark

   Show marketing remark (559 chars)

   Stunning 4-bedroom, 2-bath home with a suite of modern updates and timeless charm. Highlights include a brand new roof, new HVAC, and new hot water heater. The home also features new flooring and new paint throughout, providing a fresh, move-in-ready canvas. Inside, you'll find a bright, open floor plan that flows beautifully between living, dining and kitchen areas. Updated plumbing adds reliability and peace of mind.Both bathrooms have been refreshed and are stylishly appointed. Don't miss out on this impeccably updated home! Schedule your tour today!

3. 2026-01-05
   price $225,000 559-char remark

   Show marketing remark (559 chars)

   Stunning 4-bedroom, 2-bath home with a suite of modern updates and timeless charm. Highlights include a brand new roof, new HVAC, and new hot water heater. The home also features new flooring and new paint throughout, providing a fresh, move-in-ready canvas. Inside, you'll find a bright, open floor plan that flows beautifully between living, dining and kitchen areas. Updated plumbing adds reliability and peace of mind.Both bathrooms have been refreshed and are stylishly appointed. Don't miss out on this impeccably updated home! Schedule your tour today!

4. 2025-12-12
   price $230,000 559-char remark

   Show marketing remark (559 chars)

   Stunning 4-bedroom, 2-bath home with a suite of modern updates and timeless charm. Highlights include a brand new roof, new HVAC, and new hot water heater. The home also features new flooring and new paint throughout, providing a fresh, move-in-ready canvas. Inside, you'll find a bright, open floor plan that flows beautifully between living, dining and kitchen areas. Updated plumbing adds reliability and peace of mind.Both bathrooms have been refreshed and are stylishly appointed. Don't miss out on this impeccably updated home! Schedule your tour today!

5. 2025-09-29
   listed $235,000 Active 559-char remark

   Show marketing remark (559 chars)

   Stunning 4-bedroom, 2-bath home with a suite of modern updates and timeless charm. Highlights include a brand new roof, new HVAC, and new hot water heater. The home also features new flooring and new paint throughout, providing a fresh, move-in-ready canvas. Inside, you'll find a bright, open floor plan that flows beautifully between living, dining and kitchen areas. Updated plumbing adds reliability and peace of mind.Both bathrooms have been refreshed and are stylishly appointed. Don't miss out on this impeccably updated home! Schedule your tour today!

6. 2025-03-31
   soldstatus $59,000 Closed 365-char remark

   Show marketing remark (365 chars)

   NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this five bedroom, two bath home that is situated on a little over three acres and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

7. 2025-03-20
   status Pending 365-char remark

   Show marketing remark (365 chars)

   NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this five bedroom, two bath home that is situated on a little over three acres and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

8. 2025-02-27
   listed $58,200 Active 365-char remark

   Show marketing remark (365 chars)

   NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this five bedroom, two bath home that is situated on a little over three acres and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

9. 2025-02-27
   listed $58,200 Active

   Show marketing remark (365 chars)

   NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this five bedroom, two bath home that is situated on a little over three acres and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing.

10. 2024-12-20
    soldstatus $50,000
11. 2024-01-04
    listed $55,000

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $1,238 · $103/mo
• Expected delta: +$612/yr (+$51/mo · 97.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $17,633
• − Mortgage interest: −$12,603
• − Property taxes: −$626
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$6,545
• Taxable loss: −$6,088
• Est. tax savings @ 24.0%: +$1,461
• After-tax cash flow: $-519/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: Rapides Parish
• NCES district ID: 2201290
• Math proficiency: 29% ▼ -34.00%
• Reading proficiency: 44% ▼ -29.00%
• Median HH income: $41,057
• Composite: 30.68/100
• National rank: #6179
• State rank: #31 of 98 in LA

Livability — Ball

• Score: 68/100
• State rank: #87
• US rank: #9588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ball, LA
• City population: 5,384
• Population (ZIP): 5,384

Population outlook (Rapides County) Hauer SSP2

• Today (2025): 133,047 people
• By 2030: 132,333 · -0.5%
• By 2040: 129,355 · -2.8%
• By 2050: 124,535 · -6.4%
• By 2075: 110,338 · -17.1%
• By 2100: 88,641 · -33.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 5% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 7% Italian 2% English 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Rapides

• 2024 margin: Solid R (+36.8) · D 31.0% · R 67.7% · Other 1.3%
• 2008→2024 swing: -8.1pp toward R · 2008: -28.7pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+32.1 2016: R+32.5 2012: R+29.6 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.75%
• Current HPI: 209.5849
• 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

+309.1% since first listed

11 events — show timeline

• 2026-04-23 Relisted — AcadianaMLS
• 2026-02-14 Pending — AcadianaMLS
• 2026-01-05 Price Changed $225,000 AcadianaMLS
• 2025-12-12 Price Changed $230,000 AcadianaMLS
• 2025-09-29 Listed $235,000 AcadianaMLS
• 2025-03-31 Sold (MLS) $59,000 GSREIN
• 2025-03-20 Pending — GSREIN
• 2025-02-27 Listed $58,200 AcadianaMLS
• 2025-02-27 Listed $58,200 GSREIN
• 2024-12-20 Sold (Public Records) $50,000 Public Records
• 2024-01-04 Listed $55,000 AcadianaMLS

Property tax history

+4.0%/yr

Latest (2025): $626 · -1.0% YoY. Source: county tax records.