423 11th St NE · Springhill, LA 71075

$110,000

4 bd · 2.0 ba · 2,100 sqft · SingleFamily · 45 Days on market

Built 1979 0.50 ac lot $52/sqft · 17% below area Est $132k · 17% under ↓ 31% since listing

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• Appreciation +6.8/10.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Charming opportunity in the heart of Springhill! This property at 423 11th St NE offers great potential for investors or buyers looking to put their personal touch on a home. Featuring a functional layout with spacious living areas, this home sits on a generous lot with room to expand, garden, or create your ideal outdoor space. Conveniently located near local schools, shopping, and amenities, it provides both small-town charm and everyday convenience. Whether you're looking for your next rental, flip project, or a place to make your own, this property is full of possibilities—don’t miss your chance to bring it back to life!

Key facts

• Generous lot
• Room to expand
• 0.5 acre lot

Tags

• GENEROUS LOT
• ROOM TO EXPAND
• SHOPPING AND AMENITIES

Property features AI

Finance

• Other: Property is not attached and has no accessory unit
• Financial info: Listing accepts Cash, Conventional, FHA, USDA Loan, VA Loan
• HOA & community: No association

Exterior

• Parking: Attached carport with 2 covered spaces; 2 carport spaces
• Utilities: City water; City sewer; Electricity connected; Individual gas meter; Cable available; Phone available
• Home design: Single-family residence; Residential property; One story; Preowned home (built 1979)
• Construction: Brick construction; Slab foundation; Built in 1979
• Exterior features: Approximately 0.5 acre lot; Will not subdivide

Interior

• Kitchen: No appliances included
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom on main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Cable TV available; High-speed internet available; One-level floor plan; 8 total rooms; One living area; One dining area
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/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: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 $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 45 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1979 — 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. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (median comp): $132,210
• List price: $110,000
• Delta: -16.80%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 5th St NE	0.68mi	3/1.5 (-1)	1,806 (-14%)	1mo	$110,000	$61	37

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: 20.0%
• Equity multiple: 2.18×
• Total profit: $36,197
• Equity at exit: $53,008

10-year hold

• IRR: 20.8%
• Equity multiple: 4.16×
• Total profit: $97,324
• 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: 7.1×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $308

Break-even live

Break-even rent $896

Max offer price $110,000

Occupancy floor 71%

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 24 events

1. 2026-06-18
   days on market $110,000 Active 45 DOM
2. 2026-06-17
   days on market $110,000 Active 44 DOM
3. 2026-06-16
   days on market $110,000 Active 43 DOM
4. 2026-06-15
   days on market $110,000 Active 42 DOM
5. 2026-06-14
   pricedays on market $110,000 Active 40 DOM
6. 2026-06-13
   days on market $115,500 Active 39 DOM
7. 2026-06-10
   days on market $115,500 Active 37 DOM
8. 2026-06-09
   days on market $115,500 Active 36 DOM
9. 2026-06-08
   days on market $115,500 Active 35 DOM
10. 2026-06-07
    days on market $115,500 Active 34 DOM
11. 2026-06-02
    days on market $115,500 Active 29 DOM
12. 2026-06-01
    days on market $115,500 Active 28 DOM
13. 2026-05-31
    days on market $115,500 Active 27 DOM
14. 2026-05-30
    days on market $115,500 Active 26 DOM
15. 2026-04-29
    listed $120,000 Active 644-char remark
16. 2026-03-18
    historical
17. 2026-03-05
    price $119,900
18. 2026-03-03
    price $123,900
19. 2026-02-28
    price $126,900
20. 2026-02-24
    price $129,900
21. 2026-02-19
    price $139,900
22. 2026-02-13
    price $149,900
23. 2026-02-09
    price $156,900
24. 2026-02-04
    listed $159,900 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: $1,022 · $85/mo
• Projected year-2 tax: $1,022 · $85/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 7/10 Severe 7 d/yr ≥111°F today · 23 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: $15,432
• − Mortgage interest: −$6,162
• − Property taxes: −$1,022
• − Insurance: −$550
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$3,200
• Taxable income: $2,030
• Est. tax owed @ 24.0%: −$487
• After-tax cash flow: $3,210/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

-31.2% since first listed

12 events — show timeline

• 2026-06-13 Price Changed $110,000 NTREIS
• 2026-05-19 Price Changed $115,500 NTREIS
• 2026-04-29 Listed $120,000 NTREIS
• 2026-03-18 Listing Removed — NTREIS
• 2026-03-05 Price Changed $119,900 NTREIS
• 2026-03-03 Price Changed $123,900 NTREIS
• 2026-02-28 Price Changed $126,900 NTREIS
• 2026-02-24 Price Changed $129,900 NTREIS
• 2026-02-19 Price Changed $139,900 NTREIS
• 2026-02-13 Price Changed $149,900 NTREIS
• 2026-02-09 Price Changed $156,900 NTREIS
• 2026-02-04 Listed $159,900 NTREIS

Property tax history

+2.5%/yr

Latest (2025): $1,022 · +2.2% YoY. Source: county tax records.