681 Smithville Rd · Cullen, LA 71071

$92,500

3 bd · 2.0 ba · 1,920 sqft · SingleFamily · 62 Days on market

Built 2011 1.52 ac lot ↓ 34% 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Welcome to 681 Smithville Road — where space, potential, and value come together on nearly an acre and a half of flat, usable land in Sarepta. This 2011 Kabco double wide offers 1,920 square feet of comfortable living with a smart, open floor plan. The kitchen flows seamlessly into the living areas, making it ideal for everyday life and casual entertaining. The generous master suite features a spacious bedroom and full bathroom, while two additional bedrooms and a second full bath round out the home. But the real story here is the opportunity. In addition to the main residence, the property includes a second structure that’s ready for your vision. With a complete remodel, it could become a second living space for family or rental income, a workshop, a she-shed, a man cave, or the ultimate outdoor entertaining setup — separate from the main home and all your own. Situated on a large, level 1.43-acre lot, this property gives you room to breathe, space to grow, and endless possibilities that are hard to come by at this price point. The home is in fair condition and is being sold strictly as-is, where-is, with no repairs or improvements made by the seller. At just $92,500 for nearly an acre and a half with two structures already in place, opportunities like this don’t sit on the market for long. Schedule your private tour today before this one is gone.

Key facts

• Second structure
• Open floor plan
• Large level lot

Tags

• USABLE LAND
• SECOND STRUCTURE
• OPEN FLOOR PLAN
• LARGE LEVEL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#386 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, amenities F, commute 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: 16 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 $3k of equity ($640 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% 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 $86,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.34% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.84%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $284,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
873 Springhill Airport Rd	0.58mi	3/2.0	2,025 (+6%)	8mo	$300,000	$148	57

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

Projected returns pro-forma

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

5-year hold

• IRR: 22.4%
• Equity multiple: 2.27×
• Total profit: $32,933
• Equity at exit: $41,592

10-year hold

• IRR: 23.4%
• Equity multiple: 4.35×
• Total profit: $86,759
• Equity at exit: $64,098

Cash invested: $25,900 (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 71071

• Active inventory: 16
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$111 /mo · $1,338/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $342

Break-even live

Break-even rent $804

Max offer price $92,500

Occupancy floor 67%

Sensitivity live

Price	-10% $394	-5% $368	+0% $342	+5% $316	+10% $290
Rent	-10% $244	-5% $293	+0% $342	+5% $391	+10% $440
Rate	-1.0pp $388	-0.5pp $365	base $342	+0.5pp $318	+1.0pp $294

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $92,500 Active 62 DOM
2. 2026-06-17
   days on market $92,500 Active 61 DOM
3. 2026-06-16
   days on market $92,500 Active 60 DOM
4. 2026-06-15
   days on market $92,500 Active 59 DOM
5. 2026-06-14
   days on market $92,500 Active 57 DOM
6. 2026-06-13
   days on market $92,500 Active 56 DOM
7. 2026-06-10
   days on market $92,500 Active 54 DOM
8. 2026-06-09
   days on market $92,500 Active 53 DOM
9. 2026-06-08
   days on market $92,500 Active 52 DOM
10. 2026-06-07
    days on market $92,500 Active 51 DOM
11. 2026-06-02
    days on market $92,500 Active 46 DOM
12. 2026-06-01
    days on market $92,500 Active 45 DOM
13. 2026-05-31
    days on market $92,500 Active 44 DOM
14. 2026-05-30
    days on market $92,500 Active 43 DOM
15. 2026-04-17
    listed $92,500 Active 1404-char remark

    Show marketing remark (1404 chars)

    Welcome to 681 Smithville Road — where space, potential, and value come together on nearly an acre and a half of flat, usable land in Sarepta. This 2011 Kabco double wide offers 1,920 square feet of comfortable living with a smart, open floor plan. The kitchen flows seamlessly into the living areas, making it ideal for everyday life and casual entertaining. The generous master suite features a spacious bedroom and full bathroom, while two additional bedrooms and a second full bath round out the home. But the real story here is the opportunity. In addition to the main residence, the property includes a second structure that’s ready for your vision. With a complete remodel, it could become a second living space for family or rental income, a workshop, a she-shed, a man cave, or the ultimate outdoor entertaining setup — separate from the main home and all your own. Situated on a large, level 1.43-acre lot, this property gives you room to breathe, space to grow, and endless possibilities that are hard to come by at this price point. The home is in fair condition and is being sold strictly as-is, where-is, with no repairs or improvements made by the seller. At just $92,500 for nearly an acre and a half with two structures already in place, opportunities like this don’t sit on the market for long. Schedule your private tour today before this one is gone.

16. 2025-11-27
    historical
17. 2025-04-02
    price $110,000
18. 2024-10-06
    price $120,000
19. 2024-09-16
    price $125,000
20. 2024-06-29
    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.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $1,338 · $111/mo
• Projected year-2 tax: $1,338 · $111/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥113°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% 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: $14,840
• − Mortgage interest: −$5,181
• − Property taxes: −$1,338
• − Insurance: −$462
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,691
• Taxable income: $2,793
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $3,432/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 — Cullen

• Score: 54/100
• State rank: #386
• US rank: #24131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 512
• Population (ZIP): 2,184

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: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Slovak 2% Lithuanian 1% Iranian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 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: —
• Current HPI: —
• 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

-33.9% since first listed

6 events — show timeline

• 2026-04-17 Listed $92,500 NTREIS
• 2025-11-27 Listing Removed — NTREIS
• 2025-04-02 Price Changed $110,000 NTREIS
• 2024-10-06 Price Changed $120,000 NTREIS
• 2024-09-16 Price Changed $125,000 NTREIS
• 2024-06-29 Listed $139,900 NTREIS

Property tax history

+0.9%/yr

Latest (2025): $1,338 · +1.3% YoY. Source: county tax records.