307 S Bevill St · Winnfield, LA 71483

$65,000

3 bd · 1.0 ba · 1,197 sqft · SingleFamily · 132 Days on market

$54/sqft · 26% below area Est $88k · 26% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Investment potential! Calling all flippers and DIY enthusiasts, this 3 bedroom home in the heart of winnfield offers a great opportunity. Close to the center of town with a quick drive to all local amenities. Features a front and back porch and an additional storage building in the back yard. Schedule your tour today!

Key facts

• Front and back porch
• Listed 132 days

Tags

• FRONT AND BACK PORCH
• ADDITIONAL STORAGE BUILDING
• CLOSE TO CENTER OF TOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($987 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#319 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• Winn Parish (rural): math 20% / reading 30% proficiency, ranked #61 of 98 in LA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 28 active listings in the ZIP; 1 units permitted in Winn Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $2k appreciation (3.2% local appreciation)).
• Winn County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.52% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.36%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (median comp): $88,053
• List price: $65,000
• Delta: -26.18%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Pecan St	0.51mi	3/1.0	1,245 (+4%)	3mo	$124,500	$100	67
1306 N Boundary St	0.59mi	3/1.5	1,309 (+9%)	20mo	$35,000	$27	39

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

Projected returns pro-forma

3.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 2.76×
• Total profit: $31,998
• Equity at exit: $29,913

10-year hold

• IRR: 31.0%
• Equity multiple: 5.40×
• Total profit: $80,135
• Equity at exit: $46,641

Cash invested: $18,200 (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 71483

• Home prices YoY: 3.9%
• Active inventory: 28
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $987 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$43 /mo · $510/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $369

Break-even live

Break-even rent $520

Max offer price $65,000

Occupancy floor 58%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $65,000 Active 132 DOM
2. 2026-06-17
   days on market $65,000 Active 131 DOM
3. 2026-06-16
   days on market $65,000 Active 130 DOM
4. 2026-06-15
   days on market $65,000 Active 129 DOM
5. 2026-06-13
   days on market $65,000 Active 127 DOM
6. 2026-06-12
   days on market $65,000 Active 126 DOM
7. 2026-06-09
   days on market $65,000 Active 123 DOM
8. 2026-06-08
   days on market $65,000 Active 122 DOM
9. 2026-06-07
   days on market $65,000 Active 121 DOM
10. 2026-06-07
    days on market $65,000 Active 120 DOM
11. 2026-06-04
    days on market $65,000 Active 117 DOM
12. 2026-06-02
    days on market $65,000 Active 116 DOM
13. 2026-06-01
    days on market $65,000 Active 115 DOM
14. 2026-05-31
    days on market $65,000 Active 114 DOM
15. 2026-05-31
    days on market $65,000 Active 113 DOM
16. 2026-01-19
    listed $65,000 Active 319-char remark

    Show marketing remark (319 chars)

    Investment potential! Calling all flippers and DIY enthusiasts, this 3 bedroom home in the heart of winnfield offers a great opportunity. Close to the center of town with a quick drive to all local amenities. Features a front and back porch and an additional storage building in the back yard. Schedule your tour today!

17. 2019-05-13
    listed $65,000

ⓘ 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: $510 · $43/mo
• Projected year-2 tax: $510 · $43/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,847
• − Mortgage interest: −$3,641
• − Property taxes: −$510
• − Insurance: −$325
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$1,891
• Taxable income: $3,584
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $3,573/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: Winn Parish
• NCES district ID: 2202010
• Math proficiency: 20% ▼ -38.00%
• Reading proficiency: 30% ▼ -39.00%
• Median HH income: $32,872
• Composite: 20.39/100
• National rank: #8592
• State rank: #61 of 98 in LA

Livability — Winnfield

• Score: 57/100
• State rank: #319
• US rank: #21768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnfield, LA
• Population (ZIP): 9,360

Population outlook (Winn County) Hauer SSP2

• Today (2025): 13,367 people
• By 2030: 12,675 · -5.2%
• By 2040: 11,391 · -14.8%
• By 2050: 10,231 · -23.5%
• By 2075: 7,699 · -42.4%
• By 2100: 5,547 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 10% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Cuban 2%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Winn

• 2024 margin: Solid R (+54.4) · D 22.4% · R 76.8%
• 2008→2024 swing: -16.2pp toward R · 2008: -38.2pp · 2024: -54.4pp
• All cycles: 2024: R+54.4 2020: R+49.4 2016: R+46.5 2012: R+40.1 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.19%
• Current HPI: 84.0519
• 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

+0.0% since first listed

2 events — show timeline

• 2026-01-19 Listed $65,000 NELABOR
• 2019-05-13 Listed $65,000 AcadianaMLS

Property tax history

-2.0%/yr

Latest (2025): $510 · +0.0% YoY. Source: county tax records.