300 S Main St · Springhill, LA 71075

$139,900

3 bd · 2.0 ba · 1,489 sqft · SingleFamily · 24 Days on market

Built 1950 Good condition 9,757 sqft lot

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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).

• Cash flow +10.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0

Listing remarks

THIS UNIQUE MID CENTURY MODERN 3 BEDROOM 2 BATHROOM HOME HAS APPROXIMATELY 1,489 SQUARE FEET OF LIVING AREA. THIS HOME FEATURES ARCHED CEILINGS WITH EXPOSED BEAMS THROUGHOUT, FRESH PAINT INSIDE & OUT, LOTS OF CLOSETS & STORAGE & GALLEY STYLE KITCHEN THAT FEATURES A COFFEE BAR. HOME ALSO HAS A 1 CFAR CARPORT WITH LARGE STORAGE-UTILITY ROOM. THIS HOME IS LOCATED WITHIN WALKING DISTANCE TO SHOPPING INCLUDING TRACTOR SUPPLY & WAL MART AS WELL AS THE URGENT CARE & CHAVO'S MEXICAN RESTAURANT. MUST SEE TO APPRECIATE!

Key facts

• Arched ceilings
• Fresh paint
• Lots of closets

Tags

• ARCHED CEILINGS
• EXPOSED BEAMS
• FRESH PAINT
• LOTS OF CLOSETS
• GALLEY STYLE KITCHEN
• COFFEE BAR

Property features AI

Finance

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

Exterior

• Parking: Attached carport (covered, 1 space); 1 carport space
• Utilities: City water; City sewer; Power and utilities available
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Composition roof; Built in 1950
• Exterior features: Less than 0.5-acre lot; All-weather road access; Asphalt on site

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: 3 bedrooms (primary bedroom on level 1)
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Decorative lighting; Paneling; Other
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-71 ($-856/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (19.0% below list).
• Recommended offer: $113k (19.0% below list) — sets the bar for 1% rule.

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 $6k of equity ($967 loan paydown + $5k 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,350 (19.0% 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. Built in 1950 — 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. 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?
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: 0.81% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $77,428
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 NW 4th St	0.47mi	3/1.0	1,539 (+3%)	6mo	$99,900	$65	64
700 Reynolds St	0.55mi	2/2.0 (-1)	1,520 (+2%)	7mo	$149,500	$98	60
702 S Park Dr	0.51mi	3/2.0	1,536 (+3%)	13mo	$109,500	$71	60
201 SE 3rd St	0.24mi	2/2.0 (-1)	1,332 (-10%)	11mo	$39,900	$30	57
709 W Church St	0.59mi	2/1.0 (-1)	1,397 (-6%)	2mo	$40,000	$29	51
405 SE 8th St	0.56mi	3/2.0	1,682 (+13%)	4mo	$89,900	$53	49
114 7th St	0.34mi	3/2.0	1,319 (-11%)	21mo	$55,000	$42	48
205 8th St NE	0.66mi	3/1.5	1,360 (-9%)	6mo	$117,500	$86	48
303 Center Park Dr	0.22mi	2/1.0 (-1)	1,278 (-14%)	16mo	$30,000	$23	44
201 North St	0.62mi	3/2.0	1,297 (-13%)	9mo	$53,000	$41	42
201 2nd St NW	0.42mi	3/2.0	1,685 (+13%)	21mo	$87,500	$52	41
107 Willow St	0.72mi	2/2.0 (-1)	1,620 (+9%)	22mo	$40,000	$25	29

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: 7.1%
• Equity multiple: 1.42×
• Total profit: $16,567
• Equity at exit: $67,417

10-year hold

• IRR: 9.6%
• Equity multiple: 2.54×
• Total profit: $60,262
• Equity at exit: $107,551

Cash invested: $39,172 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-71

Break-even live

Break-even rent $1,224

Max offer price $129,575

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $139,900 Active 24 DOM
2. 2026-06-17
   days on market $139,900 Active 23 DOM
3. 2026-06-16
   days on market $139,900 Active 22 DOM
4. 2026-06-15
   days on market $139,900 Active 21 DOM
5. 2026-06-14
   days on market $139,900 Active 19 DOM
6. 2026-06-13
   days on market $139,900 Active 18 DOM
7. 2026-06-10
   days on market $139,900 Active 16 DOM
8. 2026-06-09
   days on market $139,900 Active 15 DOM
9. 2026-06-08
   days on market $139,900 Active 14 DOM
10. 2026-06-07
    days on market $139,900 Active 13 DOM
11. 2026-06-02
    days on market $139,900 Active 8 DOM
12. 2026-06-01
    days on market $139,900 Active 7 DOM
13. 2026-05-31
    days on market $139,900 Active 6 DOM
14. 2026-05-30
    days on market $139,900 Active 5 DOM
15. 2026-05-25
    listed $139,900 Active

ⓘ 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: $13,602
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$4,070
• Taxable loss: −$3,279
• Est. tax savings @ 24.0%: +$787
• After-tax cash flow: $-69/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.

Condition & rehab AI · 3 photos

Good 75/100 Cosmetic rehab

This mid-century modern home is in good condition with fresh paint and a well-maintained exterior. It offers a good investment opportunity with potential for cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 2026-05-25 Listed $139,900 NTREIS