712 NE 5th St · Springhill, LA 71075

$125,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily · 57 Days on market

Built 1977 0.25 ac lot $104/sqft · 45% above area Est $86k · 45% over

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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 +16.1/30.0
• Appreciation +6.8/10.0
• DSCR +5.0/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks

Charming remodeled 3-bedroom, 1-bath home with adorable curb appeal, featuring brand-new appliances and fresh modern updates throughout. Call for your showing today.

Key facts

• 0.25 acre lot
• Parking
• Built 1977

Property features AI

Finance

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

Exterior

• Parking: Attached carport; Covered parking for 1 vehicle; 1 carport space
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single-family residence; Residential property; Attached property; One story; Built in 1977
• Construction: Year built: 1977
• Exterior features: Lot less than 0.5 acre (approximately 0.25 acre); Subdivision: BOUCHER & SLACK PARK; Directions: GPS

Interior

• Kitchen: Gas range
• Bedrooms: Primary bedroom on main level; Total bedrooms: 3
• Bathrooms: 1 full bathroom
• Interior features: Decorative lighting; Kitchen island; One living area; One dining area; Total rooms: 2

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 $65 ($779/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 $105k (15.8% below list).
• Recommended offer: $105k (15.8% 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 $5k of equity ($864 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, 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 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $70k; list at $125k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,303 (15.8% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 0.84% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.22%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (median comp): $86,343
• List price: $125,000
• Delta: 44.77%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 North St	0.27mi	3/2.0	1,297 (+8%)	9mo	$53,000	$41	62
901 N Arkansas St	0.61mi	2/1.0 (-1)	1,276 (+6%)	1mo	$114,900	$90	55
203 North St	0.28mi	2/1.0 (-1)	1,026 (-14%)	9mo	$57,000	$56	50
507 6th St NW	0.65mi	3/2.0	1,219 (+2%)	16mo	$94,500	$78	50
205 8th St NE	0.64mi	3/1.5	1,360 (+13%)	6mo	$117,500	$86	41
106 Farrar St	0.55mi	3/2.0	1,280 (+7%)	23mo	$57,500	$45	40
201 SE 3rd St	0.72mi	2/2.0 (-1)	1,332 (+11%)	11mo	$39,900	$30	30

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: 11.1%
• Equity multiple: 1.66×
• Total profit: $22,936
• Equity at exit: $60,237

10-year hold

• IRR: 12.9%
• Equity multiple: 3.04×
• Total profit: $71,237
• Equity at exit: $96,096

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 71075

• Home prices YoY: 4.1%
• Active inventory: 44
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $65

Break-even live

Break-even rent $971

Max offer price $125,000

Occupancy floor 89%

Sensitivity live

Price	-10% $136	-5% $100	+0% $65	+5% $30	+10% $-6
Rent	-10% $-18	-5% $23	+0% $65	+5% $106	+10% $148
Rate	-1.0pp $128	-0.5pp $97	base $65	+0.5pp $32	+1.0pp $0

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: —

Listing history 21 events

1. 2026-06-22
   days on market $125,000 Active 57 DOM
2. 2026-06-18
   days on market $125,000 Active 54 DOM
3. 2026-06-17
   days on market $125,000 Active 53 DOM
4. 2026-06-16
   days on market $125,000 Active 52 DOM
5. 2026-06-15
   days on market $125,000 Active 51 DOM
6. 2026-06-14
   days on market $125,000 Active 49 DOM
7. 2026-06-13
   days on market $125,000 Active 48 DOM
8. 2026-06-10
   days on market $125,000 Active 46 DOM
9. 2026-06-09
   days on market $125,000 Active 45 DOM
10. 2026-06-08
    days on market $125,000 Active 44 DOM
11. 2026-06-07
    days on market $125,000 Active 43 DOM
12. 2026-06-02
    days on market $125,000 Active 38 DOM
13. 2026-06-01
    days on market $125,000 Active 37 DOM
14. 2026-05-31
    days on market $125,000 Active 36 DOM
15. 2026-05-30
    days on market $125,000 Active 35 DOM
16. 2026-04-25
    listed $125,000 Active 165-char remark
17. 2026-04-22
    historical $1,150
18. 2025-08-19
    listed $1,150
19. 2025-01-22
    soldstatus $69,990
20. 2011-05-24
    soldstatus $4,127
21. 2010-06-11
    soldstatus

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $713 · $59/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 6/10 Major 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $12,636
• − Mortgage interest: −$7,002
• − Property taxes: −$713
• − Insurance: −$625
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$3,636
• Taxable loss: −$1,362
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $1,105/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

+2928.8% since first listed

6 events — show timeline

• 2026-04-25 Listed $125,000 NTREIS
• 2026-04-22 Rental Removed $1,150 NELABOR
• 2025-08-19 Listed for Rent $1,150 NELABOR
• 2025-01-22 Sold (Public Records) $69,990 Public Records
• 2011-05-24 Sold (Public Records) $4,127 Public Records
• 2010-06-11 Sold (Public Records) — Public Records

Property tax history

+13.0%/yr

Latest (2025): $713 · +232.9% YoY. Source: county tax records.