3301 Earle Dr · Winnsboro, LA 71295

$95,000

3 bd · 1.5 ba · 1,292 sqft · SingleFamily · 323 Days on market

Built 1972 $74/sqft · 5% above area Est $90k · 5% over ↓ 19% since listing

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.2/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don`t miss the chance to own this beautifully maintained 3 bed/1.5 bath brick home in a quiet neighborhood near FP High School. Enjoy covered parking, a spacious fenced backyard, and plenty of room for kids or pets to play. Inside you`ll find a practical, open layout that`s perfect for first-time buyers, investors, or downsizers. Recent updates include replacement of windows and doors and new paint approx. 3yrs ago. The roof is only 4yrs old, and the main bathroom was completely renovated in 2021 with stylish tile shower/tub surround and tile flooring. This move-in ready home is priced to sell and full of potential. Don`t miss a chance to make it yours--schedule your private showing today!!!

Key facts

• Replaced windows
• Renovated bathroom
• Covered parking

Tags

• COVERED PARKING
• FENCED BACKYARD
• REPLACED WINDOWS
• NEW PAINT
• RENOVATED BATHROOM
• BEAUTIFUL SHOWER TUB TILE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#278 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime D-.
• Franklin Parish (rural): math 14% / reading 22% proficiency, ranked #71 of 98 in LA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 44 active listings in the ZIP; 17 units permitted in Franklin Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Franklin County population projected at -14% 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 323 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 323 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 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?
6. Crime grade is D 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: 2.23% ✓
• Cap rate: 19.84%
• Cash-on-cash: 48.40%
• DSCR: 3.15
• GRM: 3.7

CMA / ARV

• ARV (median comp): $90,471
• List price: $95,000
• Delta: 5.01%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.9%
• Equity multiple: 2.99×
• Total profit: $52,934
• Equity at exit: $14,165

10-year hold

• IRR: 51.7%
• Equity multiple: 6.04×
• Total profit: $134,074
• Equity at exit: $8,214

Cash invested: $26,600 (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 71295

• Home prices YoY: -20.6%
• Active inventory: 44
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $1,073

Break-even live

Break-even rent $764

Max offer price $95,000

Occupancy floor 44%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $95,000 Active 323 DOM
2. 2026-06-17
   days on market $95,000 Active 322 DOM
3. 2026-06-16
   days on market $95,000 Active 321 DOM
4. 2026-06-15
   days on market $95,000 Active 320 DOM
5. 2026-06-13
   days on market $95,000 Active 318 DOM
6. 2026-06-12
   days on market $95,000 Active 317 DOM
7. 2026-06-09
   days on market $95,000 Active 314 DOM
8. 2026-06-08
   days on market $95,000 Active 313 DOM
9. 2026-06-07
   days on market $95,000 Active 312 DOM
10. 2026-06-07
    days on market $95,000 Active 311 DOM
11. 2026-06-04
    days on market $95,000 Active 308 DOM
12. 2026-06-02
    days on market $95,000 Active 307 DOM
13. 2026-06-01
    days on market $95,000 Active 306 DOM
14. 2026-05-31
    days on market $95,000 Active 305 DOM
15. 2026-05-31
    days on market $95,000 Active 304 DOM
16. 2026-03-11
    price $95,000 700-char remark

    Show marketing remark (700 chars)

    Don`t miss the chance to own this beautifully maintained 3 bed/1.5 bath brick home in a quiet neighborhood near FP High School. Enjoy covered parking, a spacious fenced backyard, and plenty of room for kids or pets to play. Inside you`ll find a practical, open layout that`s perfect for first-time buyers, investors, or downsizers. Recent updates include replacement of windows and doors and new paint approx. 3yrs ago. The roof is only 4yrs old, and the main bathroom was completely renovated in 2021 with stylish tile shower/tub surround and tile flooring. This move-in ready home is priced to sell and full of potential. Don`t miss a chance to make it yours--schedule your private showing today!!!

17. 2025-09-08
    price $100,000 700-char remark

    Show marketing remark (700 chars)

    Don`t miss the chance to own this beautifully maintained 3 bed/1.5 bath brick home in a quiet neighborhood near FP High School. Enjoy covered parking, a spacious fenced backyard, and plenty of room for kids or pets to play. Inside you`ll find a practical, open layout that`s perfect for first-time buyers, investors, or downsizers. Recent updates include replacement of windows and doors and new paint approx. 3yrs ago. The roof is only 4yrs old, and the main bathroom was completely renovated in 2021 with stylish tile shower/tub surround and tile flooring. This move-in ready home is priced to sell and full of potential. Don`t miss a chance to make it yours--schedule your private showing today!!!

18. 2025-07-30
    listed $118,000 Active 700-char remark

    Show marketing remark (700 chars)

    Don`t miss the chance to own this beautifully maintained 3 bed/1.5 bath brick home in a quiet neighborhood near FP High School. Enjoy covered parking, a spacious fenced backyard, and plenty of room for kids or pets to play. Inside you`ll find a practical, open layout that`s perfect for first-time buyers, investors, or downsizers. Recent updates include replacement of windows and doors and new paint approx. 3yrs ago. The roof is only 4yrs old, and the main bathroom was completely renovated in 2021 with stylish tile shower/tub surround and tile flooring. This move-in ready home is priced to sell and full of potential. Don`t miss a chance to make it yours--schedule your private showing today!!!

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $785 · $65/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 8/10 Severe 7 d/yr ≥112°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $25,458
• − Mortgage interest: −$5,321
• − Property taxes: −$785
• − Insurance: −$475
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$2,764
• Taxable income: $12,040
• Est. tax owed @ 24.0%: −$2,890
• After-tax cash flow: $9,984/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: Franklin Parish
• NCES district ID: 2200660
• Math proficiency: 14% ▼ -42.00%
• Reading proficiency: 22% ▼ -35.00%
• Median HH income: $32,403
• Composite: 14.55/100
• National rank: #9416
• State rank: #71 of 98 in LA

Livability — Winnsboro

• Score: 59/100
• State rank: #278
• US rank: #20151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnsboro, LA
• Population (ZIP): 14,008

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 19,537 people
• By 2030: 18,985 · -2.8%
• By 2040: 17,886 · -8.5%
• By 2050: 16,828 · -13.9%
• By 2075: 14,273 · -26.9%
• By 2100: 11,435 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 33% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+49.2) · D 25.0% · R 74.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -35.5pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+44.4 2016: R+43.8 2012: R+36.1 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.67%
• Current HPI: 137.0883
• 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

-19.5% since first listed

3 events — show timeline

• 2026-03-11 Price Changed $95,000 NELABOR
• 2025-09-08 Price Changed $100,000 NELABOR
• 2025-07-30 Listed $118,000 NELABOR

Property tax history

+3.0%/yr

Latest (2025): $785 · +0.1% YoY. Source: county tax records.