714 Butler St · Springhill, LA 71075

$150,000

4 bd · 2.0 ba · 2,616 sqft · SingleFamily · 8 Days on market

Built 1965 0.55 ac lot Est $207k · 27% under

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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 +18.4/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +5.8/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Great opportunity for investors, flippers, or buyers looking to add value! This spacious brick home offers 4 bedrooms, 1 full bathroom, and 2 half bathrooms with excellent potential to create additional living space. One of the half baths could easily be converted into a second full bathroom by adding a shower, increasing both functionality and value. Several major improvements have already been completed, including updated flooring, fresh paint, updated lighting, plumbing improvements, and foundation work, providing a solid starting point for the next owner. The flexible floor plan features oversized rooms, abundant natural light, multiple living spaces, and a large dining or conference-st

Key facts

• Spacious brick home
• Fresh paint
• Foundation work

Tags

• SPACIOUS BRICK HOME
• UPDATED FLOORING
• FRESH PAINT
• UPDATED LIGHTING
• PLUMBING IMPROVEMENTS
• FOUNDATION WORK

Property features AI

Finance

• Other: Property does not lie in a municipal utility district; Community amenities nearby include airport/runway, fishing, fitness center, golf, jogging/bike path, laundry, park and restaurant
• Financial info: Listing accepts Cash and Conventional financing
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; Covered parking for 2 vehicles; Carport with concrete surface
• Utilities: City water; City sewer; Electricity available; Natural gas available; Individual gas meter; Individual water meter; Cable available
• Home design: Single-family residence; One-story home; Accessible approach with ramp and accessible full bath and entrance; Residential property
• Construction: Brick construction; Asphalt roof; Pillar/post/pier foundation; Built in 1965
• Exterior features: Covered patio/porch; Utilities easement on property; All-weather road access; Concrete surfaces

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: Primary bedroom on the main level; Three additional bedrooms on the main level (four bedrooms total)
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; Two half bathrooms (three total bathrooms)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Cable TV available; Breakfast bar
• Laundry & utility: Laundry area located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $140 ($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 $131k (12.5% below list).
• Recommended offer: $131k (12.5% 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 $6k of equity ($1k loan paydown + $5k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% 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 $131,265 (12.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $206,664
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 NW 6th St NW	0.39mi	3/2.0 (-1)	2,554 (-2%)	5mo	$137,000	$54	69
1402 N Acres Cir	0.66mi	4/2.0	2,733 (+4%)	6mo	$249,999	$91	56
810 Hill St	0.24mi	3/1.0 (-1)	2,351 (-10%)	13mo	$29,000	$12	52
601 Browning Dr	0.27mi	3/2.0 (-1)	2,225 (-15%)	10mo	$130,000	$58	49
104 Janice Dr Ext	0.70mi	3/2.5 (-1)	2,590 (-1%)	14mo	$299,000	$115	47
1207 North Acres Cir	0.72mi	4/2.5	2,518 (-4%)	15mo	$234,900	$93	46
1200 North Acres Cir	0.64mi	4/2.5	2,963 (+13%)	4mo	$399,900	$135	42
702 N Acres Ln	0.72mi	4/3.0	2,454 (-6%)	12mo	$194,900	$79	42
704 8th St NW	0.34mi	3/2.0 (-1)	2,286 (-13%)	23mo	$165,000	$72	39
1002 N Acres Ln	0.74mi	4/3.0	2,880 (+10%)	13mo	$365,000	$127	34
507 NW 12th St	0.59mi	3/2.0 (-1)	2,249 (-14%)	15mo	$164,900	$73	32

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: 12.7%
• Equity multiple: 1.75×
• Total profit: $31,459
• Equity at exit: $72,284

10-year hold

• IRR: 14.3%
• Equity multiple: 3.24×
• Total profit: $93,941
• Equity at exit: $115,315

Cash invested: $42,000 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $140

Break-even live

Break-even rent $1,136

Max offer price $150,000

Occupancy floor 84%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $150,000 Active 8 DOM
2. 2026-06-17
   days on market $150,000 Active 7 DOM
3. 2026-06-16
   days on market $150,000 Active 6 DOM
4. 2026-06-15
   days on market $150,000 Active 5 DOM
5. 2026-06-14
   days on market $150,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $150,000 Active 2 DOM

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$249/yr (+$21/mo · 43.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥111°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $15,752
• − Mortgage interest: −$8,402
• − Property taxes: −$576
• − Insurance: −$750
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$4,364
• Taxable loss: −$861
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $1,885/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

2 events — show timeline

• 2026-06-10 Listed $150,000 NTREIS
• 2004-08-20 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2024): $576 · +20.5% YoY. Source: county tax records.