254 Chatham Spur Rd · Ruston, LA 71270

$120,000

4 bd · 2.0 ba · 1,692 sqft · SingleFamily public records · 71 Days on market

Built 1950 1.03 ac lot $71/sqft · 20% below area Est $150k · 20% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4-Bedroom, 2-Bath Home with Endless Potential! Enjoy peace, privacy, and the freedom to make this home truly your own! Whether you’re a first-time homebuyer or looking for a great investment opportunity, this property is full of potential. With four spacious bedrooms, two full baths, and plenty of room to grow, it’s a place you can settle into or update to add value. Nestled on over an acre, you’ll love the quiet surroundings and the sense of space—ideal for relaxing, entertaining, or even expanding. Conveniently located just minutes from downtown Ruston, you get the best of both worlds: tranquility and accessibility. Don’t miss your chance to own this hidden gem with so much to offer!

Key facts

• Quiet surroundings
• 1.03 acre lot
• Garage

Tags

• QUIET SURROUNDINGS
• MINUTES FROM DOWNTOWN RUSTON

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.2% in Ruston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#86 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Lincoln Parish (town): math 35% / reading 45% proficiency, ranked #24 of 98 in LA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 276 active listings in the ZIP; lower-income renter base — watch delinquency; 171 units permitted in Lincoln Parish in 2024 (0 in 5+ unit buildings).
• At $1,563/mo this rent would consume 51% of the median local household income ($37k/yr) (locally 2476% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lincoln County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($113k) 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F 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: 1.30% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.30%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

• ARV (median comp): $149,536
• List price: $120,000
• Delta: -19.75%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1304 Lewis St	0.60mi	3/1.0 (-1)	1,661 (-2%)	1mo	$110,000	$66	59

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 · 6.6% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.57×
• Total profit: $19,015
• Equity at exit: $17,892

10-year hold

• IRR: 24.9%
• Equity multiple: 3.51×
• Total profit: $84,336
• Equity at exit: $10,375

Cash invested: $33,600 (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 71270

• Home prices YoY: -16.1%
• Rents YoY: 6.6%
• Active inventory: 276
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$43 /mo · $517/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $512

Break-even live

Break-even rent $914

Max offer price $120,000

Occupancy floor 62%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $120,000 Active 71 DOM
2. 2026-06-18
   days on market $120,000 Active 70 DOM
3. 2026-06-17
   days on market $120,000 Active 69 DOM
4. 2026-06-16
   days on market $120,000 Active 68 DOM
5. 2026-06-15
   days on market $120,000 Active 67 DOM
6. 2026-06-14
   days on market $120,000 Active 65 DOM
7. 2026-06-12
   days on market $120,000 Active 64 DOM
8. 2026-06-09
   days on market $120,000 Active 61 DOM
9. 2026-06-08
   days on market $120,000 Active 60 DOM
10. 2026-06-07
    days on market $120,000 Active 59 DOM
11. 2026-06-05
    days on market $120,000 Active 56 DOM
12. 2026-06-03
    days on market $120,000 Active 55 DOM
13. 2026-06-02
    days on market $120,000 Active 54 DOM
14. 2026-06-01
    days on market $120,000 Active 53 DOM
15. 2026-05-31
    days on market $120,000 Active 52 DOM
16. 2026-05-30
    days on market $120,000 Active 51 DOM
17. 2026-04-09
    listed $120,000 Active 733-char remark

    Show marketing remark (733 chars)

    Charming 4-Bedroom, 2-Bath Home with Endless Potential! Enjoy peace, privacy, and the freedom to make this home truly your own! Whether you’re a first-time homebuyer or looking for a great investment opportunity, this property is full of potential. With four spacious bedrooms, two full baths, and plenty of room to grow, it’s a place you can settle into or update to add value. Nestled on over an acre, you’ll love the quiet surroundings and the sense of space—ideal for relaxing, entertaining, or even expanding. Conveniently located just minutes from downtown Ruston, you get the best of both worlds: tranquility and accessibility. Don’t miss your chance to own this hidden gem with so much to offer!

18. 2025-03-21
    price $103,000
19. 2025-03-21
    price $103,000
20. 2025-02-11
    price $108,000
21. 2025-02-11
    price $108,000
22. 2025-01-30
    listed $118,000 Active
23. 2024-03-13
    status Pending
24. 2024-03-08
    price $94,000
25. 2024-03-05
    listed $99,000 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: $517 · $43/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$143/yr (+$12/mo · 27.6%)

ⓘ 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 ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $18,757
• − Mortgage interest: −$6,722
• − Property taxes: −$517
• − Insurance: −$600
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$3,491
• Taxable income: $4,426
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $5,087/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: Lincoln Parish
• NCES district ID: 2200990
• Math proficiency: 35% ▼ -32.00%
• Reading proficiency: 45% ▼ -27.00%
• Median HH income: $33,901
• Composite: 32.92/100
• National rank: #5599
• State rank: #24 of 98 in LA

Livability — Ruston

• Score: 68/100
• State rank: #86
• US rank: #9522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lincoln Parish · 32,885 people
• City population: 32,885
• Metro: Ruston, LA
• Population (ZIP): 32,885
• Household income: $36,791
• Rent vs Own: 50.0% rent · 50.0% own
• Severe rent burden: 2476.0

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 49,595 people
• By 2030: 50,954 · +2.7%
• By 2040: 53,601 · +8.1%
• By 2050: 57,178 · +15.3%
• By 2075: 69,580 · +40.3%
• By 2100: 79,862 · +61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Black 38% Two or more races 6% Hispanic / Latino 4% Asian 2% Native American 1%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Lincoln

• 2024 margin: Strong R (+25.4) · D 36.5% · R 62.0% · Other 1.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -12.5pp · 2024: -25.4pp
• All cycles: 2024: R+25.4 2020: R+19.5 2016: R+19.6 2012: R+14.7 2008: R+12.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.69%
• Current HPI: 212.8211
• Rent YoY: ▲ 6.60%
• Metro: Ruston, LA
• 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

+21.2% since first listed

9 events — show timeline

• 2026-04-09 Listed $120,000 NELABOR
• 2025-03-21 Price Changed $103,000 AcadianaMLS
• 2025-03-21 Price Changed $103,000 GSREIN
• 2025-02-11 Price Changed $108,000 AcadianaMLS
• 2025-02-11 Price Changed $108,000 GSREIN
• 2025-01-30 Listed $118,000 AcadianaMLS
• 2024-03-13 Pending — NELABOR
• 2024-03-08 Price Changed $94,000 NELABOR
• 2024-03-05 Listed $99,000 NELABOR

Property tax history

+0.7%/yr

Latest (2025): $517 · +0.0% YoY. Source: county tax records.