204 SE 3rd St · Springhill, LA 71075

$95,000

2 bd · 1.0 ba · 1,382 sqft · SingleFamily · 29 Days on market

Built 1960 8,712 sqft lot Est $87k · 9% over

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Why this score? — see what drove the C+ 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 +27.4/30.0
• DSCR +9.6/10.0
• Appreciation +6.8/10.0
• 1% rule +6.5/10.0
• ARV discount +3.4/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

THIS 2 BEDROOM 1 BATHROOM HOME IS CURRENTLY TENANT OCCUPIED. THE KITCHEN AND BATHROOM WERE UPDATED LESS THAN ONE YEAR AGO. THIS HOME HAS RECENTLY BEEN UPDATED WITH NEW ELECTRIC, PLUMBING, PAINT, FLOORING, FIXTURES, CABINETS & COUNTERTOPS.

Key facts

• New plumbing
• New flooring
• Kitchen updated

Tags

• KITCHEN UPDATED
• BATHROOM UPDATED
• NEW ELECTRIC
• NEW PLUMBING
• NEW PAINT
• NEW FLOORING

Property features AI

Finance

• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Attached carport; 2 covered parking spaces; 2 carport spaces
• Utilities: City water; City sewer; Power and utilities available via municipal services (no municipal utility district)
• Home design: Single-family residence; Residential property; Built in 1960; One story; Not attached to another property
• Construction: Frame construction; Composition roof; Slab foundation
• Exterior features: All-weather road access; Asphalt surfaces; City sewer; City water; Lot less than 0.5 acre (approximately 0.20 acre); Subdivision: EAST SIDE; Use GPS or Google Maps for directions

Interior

• Kitchen: Other appliances
• Bedrooms: 2 bedrooms (Primary bedroom on level 1)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; One level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 $4k of equity ($657 loan paydown + $3k 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($94k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $87,066
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 SE 3rd St	0.04mi	2/2.0	1,332 (-4%)	11mo	$39,900	$30	79
303 Center Park Dr	0.11mi	2/1.0	1,278 (-8%)	16mo	$30,000	$23	69
400 3rd St SE	0.08mi	3/2.0 (+1)	1,260 (-9%)	5mo	$87,000	$69	68
709 W Church St	0.70mi	2/1.0	1,397 (+1%)	2mo	$40,000	$29	64
205 8th St NE	0.46mi	3/1.5 (+1)	1,360 (-2%)	6mo	$117,500	$86	63
700 Reynolds St	0.37mi	2/2.0	1,520 (+10%)	7mo	$149,500	$98	56
201 North St	0.49mi	3/2.0 (+1)	1,297 (-6%)	9mo	$53,000	$41	50
603 Center Park Dr	0.23mi	2/1.0	1,200 (-13%)	23mo	$75,000	$63	49
201 NW 4th St	0.49mi	3/1.0 (+1)	1,539 (+11%)	6mo	$99,900	$65	48
114 7th St	0.48mi	3/2.0 (+1)	1,319 (-5%)	21mo	$55,000	$42	44
106 Farrar St	0.40mi	3/2.0 (+1)	1,280 (-7%)	23mo	$57,500	$45	41
702 S Park Dr	0.45mi	3/2.0 (+1)	1,536 (+11%)	13mo	$109,500	$71	41

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: 20.5%
• Equity multiple: 2.20×
• Total profit: $31,955
• Equity at exit: $45,780

10-year hold

• IRR: 21.2%
• Equity multiple: 4.21×
• Total profit: $85,503
• Equity at exit: $73,033

Cash invested: $26,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $277

Break-even live

Break-even rent $739

Max offer price $95,000

Occupancy floor 70%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $95,000 Active 29 DOM
2. 2026-06-17
   days on market $95,000 Active 28 DOM
3. 2026-06-16
   days on market $95,000 Active 27 DOM
4. 2026-06-15
   days on market $95,000 Active 26 DOM
5. 2026-06-14
   days on market $95,000 Active 24 DOM
6. 2026-06-13
   days on market $95,000 Active 23 DOM
7. 2026-06-10
   days on market $95,000 Active 21 DOM
8. 2026-06-09
   days on market $95,000 Active 20 DOM
9. 2026-06-08
   days on market $95,000 Active 19 DOM
10. 2026-06-07
    days on market $95,000 Active 18 DOM
11. 2026-06-02
    days on market $95,000 Active 13 DOM
12. 2026-06-01
    days on market $95,000 Active 12 DOM
13. 2026-05-31
    days on market $95,000 Active 11 DOM
14. 2026-05-30
    days on market $95,000 Active 10 DOM
15. 2026-05-20
    listed $95,000 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: $554 · $46/mo
• Projected year-2 tax: $554 · $46/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 23 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: $13,082
• − Mortgage interest: −$5,321
• − Property taxes: −$554
• − Insurance: −$475
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,764
• Taxable income: $1,874
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $2,877/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

1 event — show timeline

• 2026-05-20 Listed $95,000 NTREIS

Property tax history

+5.4%/yr

Latest (2025): $554 · +2.2% YoY. Source: county tax records.