25195 West St · Springfield, LA 70462

$125,000

3 bd · 1.0 ba · 1,060 sqft · SingleFamily · 120 Days on market

Built 1970 0.39 ac lot $118/sqft · 10% below area Est $139k · 10% 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 +21.5/30.0
• ARV discount +12.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well-located 3-bedroom, 1-bath home featuring a functional layout and an oversized backyard. Plenty of outdoor space for entertaining, gardening, or future possibilities. Less than one mile from town. Convenient access to shopping, dining, and commuter routes.

Key facts

• Convenient access
• Outdoor space
• Oversized backyard

Tags

• OVERSIZED BACKYARD
• OUTDOOR SPACE
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (4.0% below list).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.4% in Springfield — 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 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 $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Livingston County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y 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.
• Current owner paid $60k; list at $125k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $139,052
• List price: $125,000
• Delta: -10.11%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27173 42 Hwy	0.43mi	2/1.0 (-1)	999 (-6%)	12mo	$100,000	$100	56

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: 29.0%
• Equity multiple: 3.29×
• Total profit: $80,028
• Equity at exit: $112,610

10-year hold

• IRR: 25.2%
• Equity multiple: 7.46×
• Total profit: $226,144
• Equity at exit: $242,848

Cash invested: $35,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $188

Break-even live

Break-even rent $962

Max offer price $125,000

Occupancy floor 79%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23950 Coats Rd Springfield, LA	2.0	1.0	1154	$1,200	$1.04	14d	1	1.11mi

Listing history 32 events

1. 2026-06-18
   days on market $125,000 Active 120 DOM
2. 2026-06-17
   days on market $125,000 Active 119 DOM
3. 2026-06-16
   days on market $125,000 Active 118 DOM
4. 2026-06-15
   days on market $125,000 Active 117 DOM
5. 2026-06-14
   days on market $125,000 Active 115 DOM
6. 2026-06-13
   days on market $125,000 Active 114 DOM
7. 2026-06-10
   days on market $125,000 Active 112 DOM
8. 2026-06-08
   days on market $125,000 Active 110 DOM
9. 2026-06-07
   days on market $125,000 Active 109 DOM
10. 2026-06-03
    days on market $125,000 Active 105 DOM
11. 2026-06-02
    days on market $125,000 Active 104 DOM
12. 2026-06-01
    days on market $125,000 Active 103 DOM
13. 2026-05-31
    days on market $125,000 Active 102 DOM
14. 2026-05-31
    days on market $125,000 Active 101 DOM
15. 2026-02-28
    price $125,000 260-char remark

    Show marketing remark (260 chars)

    Well-located 3-bedroom, 1-bath home featuring a functional layout and an oversized backyard. Plenty of outdoor space for entertaining, gardening, or future possibilities. Less than one mile from town. Convenient access to shopping, dining, and commuter routes.

16. 2026-02-28
    price $125,000 260-char remark

    Show marketing remark (260 chars)

    Well-located 3-bedroom, 1-bath home featuring a functional layout and an oversized backyard. Plenty of outdoor space for entertaining, gardening, or future possibilities. Less than one mile from town. Convenient access to shopping, dining, and commuter routes.

17. 2026-02-18
    listed $130,000 Active 260-char remark

    Show marketing remark (260 chars)

    Well-located 3-bedroom, 1-bath home featuring a functional layout and an oversized backyard. Plenty of outdoor space for entertaining, gardening, or future possibilities. Less than one mile from town. Convenient access to shopping, dining, and commuter routes.

18. 2026-02-18
    listed $130,000 Active 260-char remark

    Show marketing remark (260 chars)

    Well-located 3-bedroom, 1-bath home featuring a functional layout and an oversized backyard. Plenty of outdoor space for entertaining, gardening, or future possibilities. Less than one mile from town. Convenient access to shopping, dining, and commuter routes.

19. 2021-05-17
    historical
20. 2021-04-22
    status Active
21. 2021-04-12
    status Pending
22. 2021-02-19
    listed $95,000 Active
23. 2021-02-19
    listed $95,000
24. 2021-02-19
    listed $95,000
25. 2021-02-15
    historical
26. 2021-02-05
    price $98,000
27. 2021-01-11
    listed $100,000 Active
28. 2021-01-11
    listed $98,000
29. 2020-10-04
    historical
30. 2020-09-28
    listed $95,000 Active
31. 2020-09-28
    listed $95,000
32. 2019-08-23
    soldstatus $60,000

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $688 · $57/mo
• Expected delta: +$63/yr (+$5/mo · 10.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$7,002
• − Property taxes: −$625
• − Insurance: −$625
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,636
• Taxable income: $208
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $2,210/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: 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

+108.3% since first listed

18 events — show timeline

• 2026-02-28 Price Changed $125,000 AcadianaMLS
• 2026-02-28 Price Changed $125,000 GSREIN
• 2026-02-18 Listed $130,000 GSREIN
• 2026-02-18 Listed $130,000 AcadianaMLS
• 2021-05-17 Delisted — GBRMLS
• 2021-04-22 Relisted — GBRMLS
• 2021-04-12 Pending — GBRMLS
• 2021-02-19 Listed $95,000 AcadianaMLS
• 2021-02-19 Listed $95,000 AcadianaMLS
• 2021-02-19 Listed $95,000 GBRMLS
• 2021-02-15 Delisted — GBRMLS
• 2021-02-05 Price Changed $98,000 GBRMLS
• 2021-01-11 Listed $98,000 AcadianaMLS
• 2021-01-11 Listed $100,000 GBRMLS
• 2020-10-04 Delisted — GBRMLS
• 2020-09-28 Listed $95,000 AcadianaMLS
• 2020-09-28 Listed $95,000 GBRMLS
• 2019-08-23 Sold (Public Records) $60,000 Public Records

Property tax history

+7.7%/yr

Latest (2024): $625 · +24.6% YoY. Source: county tax records.