506 Valley St · Winnfield, LA 71482

$39,000

3 bd · 2.0 ba · 1,960 sqft · SingleFamily · 113 Days on market

$20/sqft · 69% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Investment opportunity! Sitting on a large 2 acre lot in the middle of town, 506 Valley Street offers plenty of space for repurposing the land. Calling all flippers and DIY enthusiasts! This nearly 2000 sqft property offers the perfect canvas for a full restoration. The home boasts large-scale rooms, a dedicated dining area, and sought-after original hardwoods throughout much of the floor plan. If you're willing to put in the work, the equity potential is here. Located in a prime central location near shops and schools, this home is offered as-is for a quick sale. Grab your tools and turn this diamond in the rough into Winnfield’s next standout home.

Key facts

• Original hardwoods
• Large 2 acre lot
• 2 garage spots

Tags

• LARGE 2 ACRE LOT
• DEDICATED DINING AREA
• ORIGINAL HARDWOODS
• PRIME CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $35k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#319 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime F, amenities F.
• Winn Parish (rural): math 20% / reading 30% proficiency, ranked #61 of 98 in LA (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 1 units permitted in Winn Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($270 loan paydown + $1k appreciation (3.0% local appreciation)).
• Winn County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask is 30% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $35,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.42% ✓
• Cap rate: 31.14%
• Cash-on-cash: 88.73%
• DSCR: 4.95
• GRM: 2.4

CMA / ARV

• ARV (median comp): $125,000
• List price: $39,000
• Delta: -68.80%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1606 Maple St	0.42mi	3/2.0	2,000 (+2%)	5mo	$115,000	$58	73
210 N King St	0.38mi	3/2.0	2,200 (+12%)	4mo	$125,000	$57	58

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 93.0%
• Equity multiple: 6.14×
• Total profit: $56,132
• Equity at exit: $17,536

10-year hold

• IRR: 92.6%
• Equity multiple: 12.70×
• Total profit: $127,766
• Equity at exit: $27,025

Cash invested: $10,920 (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 71482

• Active inventory: 1
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $807

Break-even live

Break-even rent $313

Max offer price $39,000

Occupancy floor 35%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $39,000 Active 113 DOM
2. 2026-06-17
   days on market $39,000 Active 112 DOM
3. 2026-06-16
   days on market $39,000 Active 111 DOM
4. 2026-06-15
   days on market $39,000 Active 110 DOM
5. 2026-06-13
   days on market $39,000 Active 108 DOM
6. 2026-06-12
   days on market $39,000 Active 107 DOM
7. 2026-06-09
   days on market $39,000 Active 104 DOM
8. 2026-06-08
   days on market $39,000 Active 103 DOM
9. 2026-06-07
   status $39,000 Active 102 DOM
10. 2026-05-18
    status Pending 664-char remark

    Show marketing remark (664 chars)

    Investment opportunity! Sitting on a large 2 acre lot in the middle of town, 506 Valley Street offers plenty of space for repurposing the land. Calling all flippers and DIY enthusiasts! This nearly 2000 sqft property offers the perfect canvas for a full restoration. The home boasts large-scale rooms, a dedicated dining area, and sought-after original hardwoods throughout much of the floor plan. If you're willing to put in the work, the equity potential is here. Located in a prime central location near shops and schools, this home is offered as-is for a quick sale. Grab your tools and turn this diamond in the rough into Winnfield’s next standout home.

11. 2026-05-06
    price $39,000 664-char remark

    Show marketing remark (664 chars)

    Investment opportunity! Sitting on a large 2 acre lot in the middle of town, 506 Valley Street offers plenty of space for repurposing the land. Calling all flippers and DIY enthusiasts! This nearly 2000 sqft property offers the perfect canvas for a full restoration. The home boasts large-scale rooms, a dedicated dining area, and sought-after original hardwoods throughout much of the floor plan. If you're willing to put in the work, the equity potential is here. Located in a prime central location near shops and schools, this home is offered as-is for a quick sale. Grab your tools and turn this diamond in the rough into Winnfield’s next standout home.

12. 2026-04-19
    price $43,000 664-char remark

    Show marketing remark (664 chars)

    Investment opportunity! Sitting on a large 2 acre lot in the middle of town, 506 Valley Street offers plenty of space for repurposing the land. Calling all flippers and DIY enthusiasts! This nearly 2000 sqft property offers the perfect canvas for a full restoration. The home boasts large-scale rooms, a dedicated dining area, and sought-after original hardwoods throughout much of the floor plan. If you're willing to put in the work, the equity potential is here. Located in a prime central location near shops and schools, this home is offered as-is for a quick sale. Grab your tools and turn this diamond in the rough into Winnfield’s next standout home.

13. 2026-03-04
    price $45,000 664-char remark

    Show marketing remark (664 chars)

    Investment opportunity! Sitting on a large 2 acre lot in the middle of town, 506 Valley Street offers plenty of space for repurposing the land. Calling all flippers and DIY enthusiasts! This nearly 2000 sqft property offers the perfect canvas for a full restoration. The home boasts large-scale rooms, a dedicated dining area, and sought-after original hardwoods throughout much of the floor plan. If you're willing to put in the work, the equity potential is here. Located in a prime central location near shops and schools, this home is offered as-is for a quick sale. Grab your tools and turn this diamond in the rough into Winnfield’s next standout home.

14. 2026-01-19
    listed $30,000 Active 664-char remark

    Show marketing remark (664 chars)

    Investment opportunity! Sitting on a large 2 acre lot in the middle of town, 506 Valley Street offers plenty of space for repurposing the land. Calling all flippers and DIY enthusiasts! This nearly 2000 sqft property offers the perfect canvas for a full restoration. The home boasts large-scale rooms, a dedicated dining area, and sought-after original hardwoods throughout much of the floor plan. If you're willing to put in the work, the equity potential is here. Located in a prime central location near shops and schools, this home is offered as-is for a quick sale. Grab your tools and turn this diamond in the rough into Winnfield’s next standout home.

15. 2023-03-01
    listed $32,000

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $315 · $26/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,018
• − Mortgage interest: −$2,185
• − Property taxes: −$315
• − Insurance: −$195
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$1,135
• Taxable income: $9,626
• Est. tax owed @ 24.0%: −$2,310
• After-tax cash flow: $7,379/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: Winn Parish
• NCES district ID: 2202010
• Math proficiency: 20% ▼ -38.00%
• Reading proficiency: 30% ▼ -39.00%
• Median HH income: $32,872
• Composite: 20.39/100
• National rank: #8592
• State rank: #61 of 98 in LA

Livability — Winnfield

• Score: 57/100
• State rank: #319
• US rank: #21768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winnfield, LA

Population outlook (Winn County) Hauer SSP2

• Today (2025): 13,367 people
• By 2030: 12,675 · -5.2%
• By 2040: 11,391 · -14.8%
• By 2050: 10,231 · -23.5%
• By 2075: 7,699 · -42.4%
• By 2100: 5,547 · -58.5%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+21.9% since first listed

6 events — show timeline

• 2026-05-18 Pending — NELABOR
• 2026-05-06 Price Changed $39,000 NELABOR
• 2026-04-19 Price Changed $43,000 NELABOR
• 2026-03-04 Price Changed $45,000 NELABOR
• 2026-01-19 Listed $30,000 NELABOR
• 2023-03-01 Listed $32,000 AcadianaMLS

Property tax history

-6.7%/yr

Latest (2025): $315 · +0.0% YoY. Source: county tax records.