311 N Arkansas St · Springhill, LA 71075

$102,500

3 bd · 2.5 ba · 1,439 sqft · SingleFamily · 119 Days on market

Built 1977 6,752 sqft lot $71/sqft · 11% above area Est $92k · 11% over

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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 +25.3/30.0
• DSCR +8.3/10.0
• Appreciation +6.8/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

If you would like an immaculent, chean, updated home with 3 bedrooms 2.1 ,rear fenced patio, 2 car carport, storage building this townhome may be for you. Move in ready!

Key facts

• Rear fenced patio
• Storage building
• 2 parking spots

Tags

• REAR FENCED PATIO
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $93k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 7.0% in Springhill — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $4k of equity ($709 loan paydown + $4k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $60k; list at $102k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,275 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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 1977 — 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. 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: 1.10% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (median comp): $92,255
• List price: $102,500
• Delta: 11.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 NW 6th St	0.36mi	3/1.0	1,420 (-1%)	4mo	$175,000	$123	72
600 9th St NW	0.34mi	3/1.0	1,447 (+1%)	9mo	$114,999	$79	70
201 NW 4th St	0.18mi	3/1.0	1,539 (+7%)	6mo	$99,900	$65	69
709 W Church St	0.32mi	2/1.0 (-1)	1,397 (-3%)	2mo	$40,000	$29	68
702 Browning Dr	0.28mi	3/2.0	1,649 (+15%)	0mo	$159,000	$96	60
307 13th St SW	0.73mi	3/2.0	1,422 (-1%)	7mo	$155,000	$109	56
822 Butler St	0.36mi	3/1.0	1,307 (-9%)	10mo	$63,000	$48	54
201 North St	0.46mi	3/2.0	1,297 (-10%)	9mo	$53,000	$41	53
807 Butler St	0.34mi	3/1.0	1,224 (-15%)	10mo	$68,000	$56	45
701 10th St NW	0.39mi	3/1.0	1,243 (-14%)	10mo	$60,000	$48	45
901 N Arkansas St	0.60mi	2/1.0 (-1)	1,276 (-11%)	1mo	$114,900	$90	41
400 3rd St SE	0.71mi	3/2.0	1,260 (-12%)	5mo	$87,000	$69	40

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: 17.9%
• Equity multiple: 2.05×
• Total profit: $30,227
• Equity at exit: $49,394

10-year hold

• IRR: 18.9%
• Equity multiple: 3.90×
• Total profit: $83,117
• Equity at exit: $78,799

Cash invested: $28,700 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$538
• Tax from tax record: −$75 /mo · $899/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $232

Break-even live

Break-even rent $829

Max offer price $102,500

Occupancy floor 74%

Sensitivity live

Price	-10% $290	-5% $261	+0% $232	+5% $203	+10% $174
Rent	-10% $143	-5% $188	+0% $232	+5% $277	+10% $321
Rate	-1.0pp $284	-0.5pp $258	base $232	+0.5pp $206	+1.0pp $179

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-27
   price $102,500 171-char remark

   Show marketing remark (171 chars)

   If you would like an immaculent, chean, updated home with 3 bedrooms 2.1 ,rear fenced patio, 2 car carport, storage building this townhome may be for you. Move in ready!

2. 2026-01-29
   listed $107,500 Active 171-char remark

   Show marketing remark (171 chars)

   If you would like an immaculent, chean, updated home with 3 bedrooms 2.1 ,rear fenced patio, 2 car carport, storage building this townhome may be for you. Move in ready!

3. 2026-01-14
   historical
4. 2025-07-15
   price $109,000
5. 2025-07-14
   listed $10,900 Active
6. 2015-08-06
   soldstatus $60,000

ⓘ 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: $899 · $75/mo
• Projected year-2 tax: $899 · $75/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe

Taxation est. · year 1

• Rental income: $13,479
• − Mortgage interest: −$5,742
• − Property taxes: −$899
• − Insurance: −$512
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$2,982
• Taxable income: $1,187
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $2,501/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

+70.8% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $102,500 NTREIS
• 2026-01-29 Listed $107,500 NTREIS
• 2026-01-14 Listing Removed — NTREIS
• 2025-07-15 Price Changed $109,000 NTREIS
• 2025-07-14 Listed $10,900 NTREIS
• 2015-08-06 Sold (Public Records) $60,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $899 · +2.2% YoY. Source: county tax records.