607 5th St NE · Springhill, LA 71075

$110,000

3 bd · 1.5 ba · 1,806 sqft · SingleFamily · 82 Days on market

Built 1958 0.45 ac lot Est $121k · 9% under

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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 +24.7/30.0
• ARV discount +11.6/15.0
• DSCR +8.0/10.0
• Appreciation +6.8/10.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

* * MORE PHOTOS TO COME * * Welcome home to 607 5th St NE in Springhill, LA, where space, comfort, and charm come together beautifully. This 3 bedroom, 1.5 bath home offers 1,806 heated square feet that feels both roomy and cozy, making it the perfect place to spread out and settle in. One of the highlights of this home is the double living spaces, giving you flexibility for entertaining, relaxing, or creating that perfect home office or playroom. The inviting den features a gas log fireplace, ready to keep you warm and cozy all winter long while creating the perfect spot for family nights or quiet evenings in. Outside, you’ll love the abundant parking with a double carport PLUS a

Key facts

• Double carport
• Abundant parking
• Gas log fireplace

Tags

• DOUBLE LIVING SPACES
• GAS LOG FIREPLACE
• ABUNDANT PARKING
• DOUBLE CARPORT
• TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 7.0% in Springhill — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $5k of equity ($761 loan paydown + $4k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 82 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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: 1.07% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $121,002
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 5th St NE	0.00mi	3/1.5	1,806 (0%)	1mo	$110,000	$61	99
106 NW 3rd St	0.61mi	3/2.0	1,780 (-1%)	16mo	$119,900	$67	54
113 Sherman Dr	0.48mi	3/1.5	1,620 (-10%)	9mo	$125,000	$77	53
509 10th St NE	0.51mi	2/2.0 (-1)	1,974 (+9%)	9mo	$170,000	$86	46
201 2nd St NW	0.53mi	3/2.0	1,685 (-7%)	21mo	$87,500	$52	45
107 Willow St	0.38mi	2/2.0 (-1)	1,620 (-10%)	22mo	$40,000	$25	40
201 NW 4th St	0.62mi	3/1.0	1,539 (-15%)	6mo	$99,900	$65	39
1020 Machen Dr	0.70mi	3/2.0	1,603 (-11%)	12mo	$165,000	$103	37
408 6th St NW	0.72mi	4/2.0 (+1)	1,963 (+9%)	12mo	$139,000	$71	35

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: 17.2%
• Equity multiple: 2.01×
• Total profit: $31,145
• Equity at exit: $53,008

10-year hold

• IRR: 18.3%
• Equity multiple: 3.81×
• Total profit: $86,408
• Equity at exit: $84,564

Cash invested: $30,800 (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 71075

• Home prices YoY: 4.1%
• Active inventory: 44
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$81 /mo · $978/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $229

Break-even live

Break-even rent $891

Max offer price $110,000

Occupancy floor 76%

Sensitivity live

Price	-10% $291	-5% $260	+0% $229	+5% $198	+10% $167
Rent	-10% $136	-5% $182	+0% $229	+5% $276	+10% $322
Rate	-1.0pp $284	-0.5pp $257	base $229	+0.5pp $200	+1.0pp $171

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-22
   status Pending
2. 2026-04-01
   historical Active Contingent
3. 2026-02-11
   price $110,000
4. 2026-01-30
   listed $125,000 Active
5. 2008-08-14
   soldstatus $75,000

ⓘ 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: $978 · $81/mo
• Projected year-2 tax: $978 · $81/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $14,172
• − Mortgage interest: −$6,162
• − Property taxes: −$978
• − Insurance: −$550
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$3,200
• Taxable income: $1,015
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $2,503/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

+46.7% since first listed

5 events — show timeline

• 2026-04-22 Pending — NTREIS
• 2026-04-01 Contingent — NTREIS
• 2026-02-11 Price Changed $110,000 NTREIS
• 2026-01-30 Listed $125,000 NTREIS
• 2008-08-14 Sold (Public Records) $75,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $978 · +2.2% YoY. Source: county tax records.