254 Chatham Spur Rd · Ruston, LA 71270

$120,000

4 bd · 2.0 ba · 1,692 sqft · SingleFamily public records · 105 Days on market

Built 1950 Good condition 1.03 ac lot 1-car garage $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 +7.8/10.0
• Rent growth +4.2/5.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

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.

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. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $491 ($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: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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.
• Zoned schools: Hillcrest Elementary School (397 students, 70% FRL); Ruston Junior High School (math 23% / reading 38%, grade F, #112 of 218 statewide, top 52%, 558 students, 60% FRL); Ruston High School (math 53% / reading 60%, grade C, #26 of 265 statewide, top 10%, 1,310 students, 50% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 332 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 $1,536/mo this rent would consume 50% of the median local household income ($37k/yr) — 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 105 days — a 9% lower offer ($109k) 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.28% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.54%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (median comp): $149,751
• List price: $120,000
• Delta: -19.87%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 11 sales 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%)	3mo	$110,000	$66	58
112 Biltmore St	1.37mi	3/2.0 (-1)	1,750 (+3%)	9mo	$208,000	$119	47
1203 Kenwood Dr	1.49mi	3/1.0 (-1)	1,762 (+4%)	4mo	$171,000	$97	46
1415 Davis Blvd	1.38mi	3/2.0 (-1)	1,728 (+2%)	12mo	$154,503	$89	46
806 Eastland Ave	1.21mi	3/2.0 (-1)	1,762 (+4%)	10mo	$92,500	$52	44
509 Second Ave	1.27mi	5/2.0 (+1)	2,028 (+20%)	4mo	$70,000	$35	32
106 E Charlotte Ave	1.41mi	3/2.0 (-1)	1,384 (-18%)	12mo	$75,000	$54	25
1859 Edmiston Rd	1.42mi	3/3.0 (-1)	1,550 (-8%)	21mo	$268,000	$173	24
1207 Kenwood Dr	1.48mi	3/2.0 (-1)	1,534 (-9%)	27mo	$193,800	$126	24
301 Troy St	1.09mi	3/2.0 (-1)	1,320 (-22%)	14mo	$82,500	$63	23
1009 E Tennessee Ave	1.18mi	3/2.0 (-1)	1,345 (-20%)	25mo	$217,000	$161	15

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: 12.6%
• Equity multiple: 1.52×
• Total profit: $17,548
• Equity at exit: $17,892

10-year hold

• IRR: 24.0%
• Equity multiple: 3.41×
• Total profit: $80,849
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 2 under contract
• Months of supply: 132.0 mo (1%/mo absorbed)
• Median asking: $259,000 ($168/sqft)
• Median days on market: 1004 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -47.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71270

• Home prices YoY: -16.1%
• Rents YoY: 6.6%
• Active inventory: 332
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$43 /mo · $517/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $491

Break-even live

Break-even rent $914

Max offer price $120,000

Occupancy floor 63%

Sensitivity live

Price	-10% $559	-5% $525	+0% $491	+5% $457	+10% $423
Rent	-10% $370	-5% $430	+0% $491	+5% $552	+10% $612
Rate	-1.0pp $551	-0.5pp $522	base $491	+0.5pp $460	+1.0pp $428

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Directions available
• HOA & community: No association amenities

Exterior

• Parking: 1-car garageCarport
• Utilities: Public waterPublic sewerNatural gas available and connected
• Home design: Single-family residence (site built)One storyEntry level: 1
• Construction: Frame constructionPillar/post/pier foundationBuilt on a 1.03-acre lot
• Exterior features: Landscaped lotCleared lotComposition roofPatios and porches: noneFencing: none

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Gas water heaterNo fireplace

Listing history 50 events

1. 2026-07-23
   days on market $120,000 Active 105 DOM
2. 2026-07-22
   days on market $120,000 Active 104 DOM
3. 2026-07-21
   days on market $120,000 Active 103 DOM
4. 2026-07-18
   days on market $120,000 Active 100 DOM
5. 2026-07-17
   days on market $120,000 Active 98 DOM
6. 2026-07-15
   days on market $120,000 Active 97 DOM
7. 2026-07-14
   days on market $120,000 Active 96 DOM
8. 2026-07-13
   days on market $120,000 Active 95 DOM
9. 2026-07-12
   days on market $120,000 Active 94 DOM
10. 2026-07-11
    days on market $120,000 Active 93 DOM
11. 2026-07-10
    days on market $120,000 Active 92 DOM
12. 2026-07-09
    days on market $120,000 Active 91 DOM
13. 2026-07-08
    days on market $120,000 Active 90 DOM
14. 2026-07-07
    days on market $120,000 Active 89 DOM
15. 2026-07-06
    days on market $120,000 Active 88 DOM
16. 2026-07-05
    days on market $120,000 Active 87 DOM
17. 2026-07-04
    days on market $120,000 Active 86 DOM
18. 2026-07-03
    days on market $120,000 Active 85 DOM
19. 2026-07-02
    days on market $120,000 Active 84 DOM
20. 2026-07-01
    days on market $120,000 Active 83 DOM
21. 2026-06-30
    days on market $120,000 Active 82 DOM
22. 2026-06-29
    days on market $120,000 Active 81 DOM
23. 2026-06-28
    days on market $120,000 Active 80 DOM
24. 2026-06-27
    days on market $120,000 Active 79 DOM
25. 2026-06-26
    days on market $120,000 Active 77 DOM
26. 2026-06-22
    days on market $120,000 Active 74 DOM
27. 2026-06-21
    days on market $120,000 Active 73 DOM
28. 2026-06-19
    days on market $120,000 Active 71 DOM
29. 2026-06-18
    days on market $120,000 Active 70 DOM
30. 2026-06-17
    days on market $120,000 Active 69 DOM
31. 2026-06-16
    days on market $120,000 Active 68 DOM
32. 2026-06-15
    days on market $120,000 Active 67 DOM
33. 2026-06-14
    days on market $120,000 Active 65 DOM
34. 2026-06-12
    days on market $120,000 Active 64 DOM
35. 2026-06-09
    days on market $120,000 Active 61 DOM
36. 2026-06-08
    days on market $120,000 Active 60 DOM
37. 2026-06-07
    days on market $120,000 Active 59 DOM
38. 2026-06-05
    days on market $120,000 Active 56 DOM
39. 2026-06-03
    days on market $120,000 Active 55 DOM
40. 2026-06-02
    days on market $120,000 Active 54 DOM
41. 2026-06-01
    days on market $120,000 Active 53 DOM
42. 2026-05-31
    days on market $120,000 Active 52 DOM
43. 2026-05-30
    days on market $120,000 Active 51 DOM
44. 2026-04-09
    listed $120,000 Active 733-char remark
45. 2025-03-21
    price $103,000
46. 2025-03-21
    price $103,000
47. 2025-02-11
    price $108,000
48. 2025-02-11
    price $108,000
49. 2025-01-30
    listed $118,000 Active
50. 2024-03-13
    status Pending

ⓘ 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 1/10 Low
• 🌡 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: $18,431
• − Mortgage interest: −$6,722
• − Property taxes: −$517
• − Insurance: −$600
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$3,491
• Taxable income: $4,152
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $4,895/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 · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $8,460–$25,380 screening

This charming 4-bedroom, 2-bath home is in good condition with minor repairs needed. Painting the exterior siding and landscaping would significantly enhance its resale and rental value.

Deferred maintenance Est. $70,000–$210,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No roof visible, but based on the age of the house and lack of visible maintenance, it's likely to be in poor condition
• Major Hvac (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No HVAC unit visible, but based on the age of the house and lack of visible maintenance, it's likely to be in poor condition
• Major Windows (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No windows visible, but based on the age of the house and lack of visible maintenance, it's likely to be in poor condition
• Major Electrical (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No electrical panel visible, but based on the age of the house and lack of visible maintenance, it's likely to be in poor condition
• Major Plumbing (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No plumbing fixtures visible, but based on the age of the house and lack of visible maintenance, it's likely to be in poor condition
• Major Exterior (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No exterior walls visible, but based on the age of the house and lack of visible maintenance, it's likely to be in poor condition
• Major Other (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No other components visible, but based on the age of the house and lack of visible maintenance, it's likely to be in poor condition

Repairs flagged

• Minor Paint — The exterior siding and interior walls appear to have some minor paint wear.
• Minor Landscaping — The landscaping could benefit from some trimming and additional plants to enhance curb appeal.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Landscaping — A well-maintained and landscaped yard can attract more renters and increase the home's rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Ruston Elementary School F LA #300/646 Nat'l #24,773/41,679 Middle I.a. Lewis School F LA #141/218 Nat'l #10,474/14,009 High Ruston High School C LA #26/265 Nat'l #4,271/17,239

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

C Composite livability gradescore 68/100

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 · 49,595 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: 14% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Finance

• Other: Directions available
• HOA & community: No association amenities

Exterior

• Parking: 1-car garageCarport
• Utilities: Public waterPublic sewerNatural gas available and connected
• Home design: Single-family residence (site built)One storyEntry level: 1
• Construction: Frame constructionPillar/post/pier foundationBuilt on a 1.03-acre lot
• Exterior features: Landscaped lotCleared lotComposition roofPatios and porches: noneFencing: none

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Gas water heaterNo fireplace

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.