Emerald Plan · Springfield, LA 70462

$234,900

3 bd · 2.0 ba · 1,543 sqft · SingleFamily · 231 Days on market

---

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).

• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

The Emerald is a beautifully designed one-story home offering comfort, functionality, and style in every detail. Located in the sought-after community of Berry Ridge in Springfield, Louisiana. This thoughtfully planned 3-bedroom, 2-bathroom home spans 1,543 square feet of open-concept living space - perfect for families and first-time homeowners alike. Step inside and you'll find two spacious secondary bedrooms near the entryway, ideal for guests, children, or a home office. Continue through the foyer to discover the heart of the home - a bright, open living area that seamlessly connects the kitchen, dining, and family room. The modern kitchen features shaker-style cabinets, 3 cm granite countertops, a gooseneck pull-down faucet, and stainless steel appliances including a stove, microwave hood, dishwasher, and single-basin undermount sink. A walk-in pantry and conveniently located laundry room make everyday living simple and organized. The primary suite, tucked at the rear of the home for privacy, includes a luxurious en suite bathroom with dual vanities, a tub/shower combo, a separate linen closet, and a spacious walk-in closet. Every bedroom comes complete with soft carpeting and generous closet space, offering comfort for every member of the family. Whether you're hosting guests, relaxing after a long day, or creating memories in the heart of your home, the Emerald delivers a perfect balance of style and convenience. Schedule your tour today and see why the Emerald

Key facts

• One story home
• Laundry room
• Modern kitchen

Tags

• ONE STORY HOME
• SOUGHT AFTER COMMUNITY
• OPEN CONCEPT LIVING SPACE
• MODERN KITCHEN
• WALK IN PANTRY
• LAUNDRY ROOM

🏗️ New construction. The $234,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $230,392.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (25.5% below list).
• Recommended offer: $175k (25.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#218 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: employment C-, health & safety C-, crime F.
• Livingston Parish (suburban): math 40% / reading 52% proficiency, ranked #13 of 98 in LA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 214 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 794 units permitted in Livingston Parish in 2024 (99 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,000 (25.5% 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 231 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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?
6. Crime grade is F 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?
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: 0.76% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $230,392
• List price: $234,900
• Delta: 1.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24777 Berry Ridge Ln	0.15mi	3/2.0	1,543 (0%)	6mo	$223,900	$145	88
25010 Berry Ridge Ln	0.16mi	4/2.0 (+1)	1,555 (+1%)	1mo	$232,900	$150	86
24825 Berry Ridge Ln	0.01mi	4/2.0 (+1)	1,555 (+1%)	10mo	$239,900	$154	85
24759 Berry Ridge Ln	0.40mi	3/2.0	1,543 (0%)	1mo	$231,900	$150	81
24986 Berry Ridge Ln	0.20mi	3/2.0	1,386 (-10%)	2mo	$212,900	$154	72
24747 Berry Ridge Ln	0.19mi	3/2.0	1,343 (-13%)	1mo	$222,900	$166	69
24801 Berry Ridge Ln	0.38mi	4/2.0 (+1)	1,555 (+1%)	9mo	$239,900	$154	68
24782 Berry Ridge Ln	0.39mi	3/2.0	1,386 (-10%)	0mo	$214,900	$155	65
24813 Berry Ridge Ln	0.12mi	3/2.0	1,343 (-13%)	10mo	$229,900	$171	65
24771 Berry Ridge Ln	0.42mi	3/2.0	1,343 (-13%)	4mo	$233,900	$174	56
24807 Berry Ridge Ln	0.36mi	3/2.0	1,343 (-13%)	9mo	$229,900	$171	54
24789 Berry Ridge Ln	0.40mi	3/2.0	1,343 (-13%)	9mo	$229,900	$171	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $112,149
• Equity at exit: $207,555

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $340,815
• Equity at exit: $447,601

Cash invested: $64,510 (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 70462

• Active inventory: 214
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$1,208
• Tax est. 1.5%: −$288 /mo · $3,456/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-210

Break-even live

Break-even rent $2,015

Max offer price $200,050

Occupancy floor —

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: $57,598
• Closing costs: $6,912
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24125 John McKigney Rd Springfield, LA	3.0	2.0	1369	$1,750	$1.28	43d	1	1.36mi

Listing history 16 events

1. 2026-06-18
   days on market $234,900 Active 231 DOM
2. 2026-06-17
   days on market $234,900 Active 230 DOM
3. 2026-06-16
   days on market $234,900 Active 229 DOM
4. 2026-06-15
   days on market $234,900 Active 228 DOM
5. 2026-06-14
   days on market $234,900 Active 226 DOM
6. 2026-06-13
   days on market $234,900 Active 225 DOM
7. 2026-06-10
   days on market $234,900 Active 223 DOM
8. 2026-06-08
   days on market $234,900 Active 221 DOM
9. 2026-06-07
   days on market $234,900 Active 220 DOM
10. 2026-06-03
    days on market $234,900 Active 216 DOM
11. 2026-06-03
    price $234,900 Active 215 DOM
12. 2026-06-02
    days on market $233,900 Active 215 DOM
13. 2026-06-01
    days on market $233,900 Active 214 DOM
14. 2026-05-31
    days on market $233,900 Active 213 DOM
15. 2026-05-31
    days on market $233,900 Active 212 DOM
16. 2025-10-30
    listed $233,900 Active 1492-char remark

    Show marketing remark (1492 chars)

    The Emerald is a beautifully designed one-story home offering comfort, functionality, and style in every detail. Located in the sought-after community of Berry Ridge in Springfield, Louisiana. This thoughtfully planned 3-bedroom, 2-bathroom home spans 1,543 square feet of open-concept living space - perfect for families and first-time homeowners alike. Step inside and you'll find two spacious secondary bedrooms near the entryway, ideal for guests, children, or a home office. Continue through the foyer to discover the heart of the home - a bright, open living area that seamlessly connects the kitchen, dining, and family room. The modern kitchen features shaker-style cabinets, 3 cm granite countertops, a gooseneck pull-down faucet, and stainless steel appliances including a stove, microwave hood, dishwasher, and single-basin undermount sink. A walk-in pantry and conveniently located laundry room make everyday living simple and organized. The primary suite, tucked at the rear of the home for privacy, includes a luxurious en suite bathroom with dual vanities, a tub/shower combo, a separate linen closet, and a spacious walk-in closet. Every bedroom comes complete with soft carpeting and generous closet space, offering comfort for every member of the family. Whether you're hosting guests, relaxing after a long day, or creating memories in the heart of your home, the Emerald delivers a perfect balance of style and convenience. Schedule your tour today and see why the Emerald

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,000
• − Mortgage interest: −$12,906
• − Property taxes: −$3,456
• − Insurance: −$1,152
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$6,702
• Taxable loss: −$6,576
• Est. tax savings @ 24.0%: +$1,578
• After-tax cash flow: $-938/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: Livingston Parish
• NCES district ID: 2201020
• Math proficiency: 40% ▼ -38.00%
• Reading proficiency: 52% ▼ -32.00%
• Median HH income: $56,755
• Composite: 40.07/100
• National rank: #3811
• State rank: #13 of 98 in LA

Livability — Springfield

• Score: 62/100
• State rank: #218
• US rank: #16782

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,428

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 158,511 people
• By 2030: 168,241 · +6.1%
• By 2040: 186,252 · +17.5%
• By 2050: 201,516 · +27.1%
• By 2075: 231,217 · +45.9%
• By 2100: 241,697 · +52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 15% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+68.5) · D 15.1% · R 83.6% · Other 1.3%
• 2008→2024 swing: +3.4pp toward D · 2008: -71.9pp · 2024: -68.5pp
• All cycles: 2024: R+68.5 2020: R+70.0 2016: R+72.5 2012: R+70.4 2008: R+71.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 115.93%
• Current HPI: 389.85
• 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

• 2025-10-30 Listed $233,900 Zillow