206 Roy St · Springhill, LA 71075

$84,000

2 bd · 1.0 ba · 1,095 sqft · SingleFamily · 29 Days on market

Built 1975 0.31 ac lot Est $69k · 22% over

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Why this score? — see what drove the F 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 +11.5/30.0
• Appreciation +6.8/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks

THIS 2 BEDROOM 1 BATHROOM BRICK HOME IS CURRENTLY TENANT OCCUPIED. RECENTLY TOTALLY REMODEL INCLUDED NEW INTERIOR & EXTERIOR PAINT, NEW ARCHTECTURAL SHINGLE ROOF, NEW PORCELAIN TILE & LUXURY VINYL PLANK FLOORING THROUGHOUT, NEW DISHWASHER, NEW OVEN, WATER HEATER, NEW BATHROOM AND KITCHEN QUARTZ AND GRANITE COUNTERTOPS, NEW VANITY & KITCHEN LIGHTS AS WELL AS A NEW CONCRETE DRIVEWAY AND SIDE WALK TO BACK YARD PATIO.

Key facts

• New porcelain tile
• New water heater
• New oven

Tags

• BRICK HOME
• NEW ARCHITECTURAL SHINGLE ROOF
• NEW PORCELAIN TILE
• NEW DISHWASHER
• NEW OVEN
• NEW WATER HEATER

Property features AI

Finance

• Other: No municipal utility district
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; 1 covered parking space; 1 carport space
• Utilities: City water; City sewer; Electric service
• Home design: Single-family residence; Residential property; Built in 1975; One story
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Less than 0.5 acre lot; All-weather road access; Asphalt surfaces

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: Primary bedroom on level 1; 2 total bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Paneling; Other interior finishes; One-level layout
• Laundry & utility: Utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $-28 ($-332/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $60k (28.6% below list).
• Recommended offer: $60k (28.6% 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; 1 comparable units currently listed for rent nearby; 36 units permitted in Webster Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($581 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, 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 29 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000 (28.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $68,985
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 4th St SE	0.11mi	3/1.0 (+1)	1,156 (+6%)	14mo	$55,000	$48	69
603 Center Park Dr	0.75mi	2/1.0	1,200 (+10%)	23mo	$75,000	$63	30

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: 7.8%
• Equity multiple: 1.46×
• Total profit: $10,863
• Equity at exit: $40,479

10-year hold

• IRR: 10.2%
• Equity multiple: 2.62×
• Total profit: $38,022
• Equity at exit: $64,576

Cash invested: $23,520 (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: 11.7×

Monthly cashflow live

• Estimated rent: $600 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$126
• Net cashflow: $-28

Break-even live

Break-even rent $635

Max offer price $79,110

Occupancy floor 100%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 Barrett St Cullen, LA	2.0	1.0	975	$600	$0.62	13d	1	1.34mi

Listing history 16 events

1. 2026-06-18
   days on market $84,000 Active 29 DOM
2. 2026-06-17
   days on market $84,000 Active 28 DOM
3. 2026-06-16
   days on market $84,000 Active 27 DOM
4. 2026-06-15
   days on market $84,000 Active 26 DOM
5. 2026-06-14
   days on market $84,000 Active 24 DOM
6. 2026-06-13
   days on market $84,000 Active 23 DOM
7. 2026-06-10
   days on market $84,000 Active 21 DOM
8. 2026-06-09
   days on market $84,000 Active 20 DOM
9. 2026-06-08
   days on market $84,000 Active 19 DOM
10. 2026-06-07
    days on market $84,000 Active 18 DOM
11. 2026-06-02
    days on market $84,000 Active 13 DOM
12. 2026-06-01
    days on market $84,000 Active 12 DOM
13. 2026-05-31
    days on market $84,000 Active 11 DOM
14. 2026-05-30
    days on market $84,000 Active 10 DOM
15. 2026-05-20
    listed $84,000 Active
16. 2008-04-08
    soldstatus

ⓘ 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: $314 · $26/mo
• Projected year-2 tax: $462 · $38/mo
• Expected delta: +$148/yr (+$12/mo · 47.1%)

ⓘ 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 · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $7,200
• − Mortgage interest: −$4,705
• − Property taxes: −$314
• − Insurance: −$420
• − Repairs & maintenance: −$576
• − Management: −$576
• − Depreciation: −$2,444
• Taxable loss: −$1,835
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $108/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

• 2026-05-20 Listed $84,000 NTREIS
• 2008-04-08 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $314 · +2.2% YoY. Source: county tax records.