165 Rosewood Rd · Springhill, LA 71075

$75,000

2 bd · 2.0 ba · 550 sqft · SingleFamily · 95 Days on market

Built 2022 Fair condition 5.35 ac lot ↓ 25% 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 +20.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• DSCR +6.4/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0

Listing remarks MLS

BACK ON THE MARKET! PRICE REDUCED BY$10,000! TWO RUSTIC CABINS CAJUN WHARF STYLE LOCATED ON 5.35 TREE COVERED ACRES. EFFICIENCY ONE BEDROOMS WITH ADJOINING DECKS. HIS & HER SUITES. BEDROOM-BATHROOM-LAUNDRY WITH MICROFRIDGE KITCHENETTE-WHIRLPOOL BATH-WALKIN SHOWER-CEILING FANS-AIR CONDITIONING. UPSTAIRS LOFT-DOWNSTAIRS WORKSHOP AREA. NO FORMAL KITCHEN. THESE CABINS ARE VERY RUSTIC WITH METAL ROOFS-METAL SIDING AND SECURITY CAMERAS. UNDERGROUND UTILITIES, ONE HALF ACRE CLEARED. THESE CABINS ARE BUILT ON PIERS, THUS CAJUN WHARF STYLE. LAND IS SECLUDED-PRIVATE!

Key facts

• Air conditioning
• Adjoining decks
• Walkin shower

Tags

• TREE COVERED ACRES
• ADJOINING DECKS
• WHIRLPOOL BATH
• WALKIN SHOWER
• CEILING FANS
• AIR CONDITIONING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($777 rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

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 $3k of equity ($519 loan paydown + $3k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 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, 44% 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.04% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.83×
• Total profit: $17,394
• Equity at exit: $36,142

10-year hold

• IRR: 15.5%
• Equity multiple: 3.41×
• Total profit: $50,687
• Equity at exit: $57,658

Cash invested: $21,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $777 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $95

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 83%

Sensitivity live

Price	-10% $147	-5% $121	+0% $95	+5% $69	+10% $44
Rent	-10% $34	-5% $65	+0% $95	+5% $126	+10% $157
Rate	-1.0pp $133	-0.5pp $114	base $95	+0.5pp $76	+1.0pp $56

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $75,000 Active 95 DOM
2. 2026-06-18
   days on market $75,000 Active 92 DOM
3. 2026-06-17
   days on market $75,000 Active 91 DOM
4. 2026-06-16
   days on market $75,000 Active 90 DOM
5. 2026-06-15
   days on market $75,000 Active 89 DOM
6. 2026-06-14
   days on market $75,000 Active 87 DOM
7. 2026-06-13
   days on market $75,000 Active 86 DOM
8. 2026-06-10
   days on market $75,000 Active 84 DOM
9. 2026-06-09
   days on market $75,000 Active 83 DOM
10. 2026-06-08
    days on market $75,000 Active 82 DOM
11. 2026-06-07
    days on market $75,000 Active 81 DOM
12. 2026-06-02
    days on market $75,000 Active 76 DOM
13. 2026-06-01
    days on market $75,000 Active 75 DOM
14. 2026-05-31
    days on market $75,000 Active 74 DOM
15. 2026-05-30
    days on market $75,000 Active 73 DOM
16. 2026-03-18
    listed $75,000 Active 567-char remark

    Show marketing remark (567 chars)

    BACK ON THE MARKET! PRICE REDUCED BY$10,000! TWO RUSTIC CABINS CAJUN WHARF STYLE LOCATED ON 5.35 TREE COVERED ACRES. EFFICIENCY ONE BEDROOMS WITH ADJOINING DECKS. HIS & HER SUITES. BEDROOM-BATHROOM-LAUNDRY WITH MICROFRIDGE KITCHENETTE-WHIRLPOOL BATH-WALKIN SHOWER-CEILING FANS-AIR CONDITIONING. UPSTAIRS LOFT-DOWNSTAIRS WORKSHOP AREA. NO FORMAL KITCHEN. THESE CABINS ARE VERY RUSTIC WITH METAL ROOFS-METAL SIDING AND SECURITY CAMERAS. UNDERGROUND UTILITIES, ONE HALF ACRE CLEARED. THESE CABINS ARE BUILT ON PIERS, THUS CAJUN WHARF STYLE. LAND IS SECLUDED-PRIVATE!

17. 2025-10-14
    historical
18. 2025-04-18
    listed $85,000 Active
19. 2025-01-20
    historical
20. 2024-12-14
    price $97,000
21. 2024-08-30
    price $139,900
22. 2024-07-20
    listed $100,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥113°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 44% 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: $9,322
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$746
• − Management: −$746
• − Depreciation: −$2,182
• Taxable loss: −$53
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $1,157/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires moderate repairs and maintenance, including painting and replacing damaged siding. Upgrading the interior and appliances can significantly increase its value for resale or rental.

Repairs flagged

• Major Metal siding — Some panels are missing or damaged, indicating significant structural issues.
• Minor Interior walls — Paint appears chipped in some areas, indicating minor wear and tear.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make the interior look more appealing and modern.
• Resale Replace damaged metal siding — Aesthetically pleasing and structurally sound siding can significantly increase the home's curb appeal.
• Rental Upgrade kitchen appliances — Modern appliances can attract renters and increase rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal siding · Some panels are missing or damaged, indicating significant structural issues.	Major	$15,000–50,000
Interior walls · Paint appears chipped in some areas, indicating minor wear and tear.	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make the interior look more appealing and modern. ↑
• Resale Replace damaged metal siding — Aesthetically pleasing and structurally sound siding can significantly increase the home's curb appeal. ↑
• Rental Upgrade kitchen appliances — Modern appliances can attract renters and increase rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-25.0% since first listed

7 events — show timeline

• 2026-03-18 Listed $75,000 NTREIS
• 2025-10-14 Listing Removed — NTREIS
• 2025-04-18 Listed $85,000 NTREIS
• 2025-01-20 Listing Removed — NTREIS
• 2024-12-14 Price Changed $97,000 NTREIS
• 2024-08-30 Price Changed $139,900 NTREIS
• 2024-07-20 Listed $100,000 NTREIS