150 Springhill Rd · Choudrant, LA 71227

$155,000

3 bd · 2.0 ba · 1,250 sqft · Manufactured · 218 Days on market

Built 2017 4.19 ac lot $124/sqft · 7% above area Est $145k · 7% over

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Why this score? — see what drove the D- 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 +11.9/30.0
• Appreciation +6.5/10.0
• ARV discount +4.4/15.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.3/10.0

Listing remarks MLS

Enjoy peaceful country living in Choudrant with this 3 bedroom, 2 bathroom home built in 2016 situated on approximately 4.19 acres. This well-maintained property features an open floor plan with a spacious living area that flows into the kitchen and dining space, creating a comfortable layout for everyday living. The kitchen offers ample cabinet and counter space along with modern appliances and convenient access to the utility area. The primary bedroom includes a walk-in closet and private bath, while the additional bedrooms provide flexibility for family, guests, or a home office. The property is partially cleared with wooded acreage remaining, offering privacy and a quiet setting while still being conveniently located near I-20. There is plenty of room for outdoor activities, gardening, or simply enjoying the peaceful surroundings. If you’re looking for a newer home with acreage in Choudrant, this property is worth a look. Schedule your showing today.

Key facts

• 4.19 acres
• Work shop
• Quiet area

Tags

• QUIET AREA
• NEW SHED
• WORK SHOP
• 4.19 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $-40 ($-485/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (26.5% below list).
• Recommended offer: $114k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.1% in Choudrant — 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 70/100 on livability (#62 in LA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Jackson Parish (rural): math 25% / reading 31% proficiency, ranked #50 of 98 in LA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jonesboro-Hodge Elementary School (math 2% / reading 8%, grade F, #633 of 646 statewide, top 99%, 340 students, 84% FRL); Jonesboro-Hodge Middle School (math 8% / reading 17%, grade F, #192 of 218 statewide, top 88%, 162 students, 77% FRL); Jonesboro-Hodge High School (math 5% / reading 15%, grade F, #239 of 265 statewide, top 91%, 228 students, 72% FRL) — zoned schools average 77% FRL vs 56% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 9% at this address vs 28% district-wide (-19 pts) — the specific schools serving this property underperform the Jackson Parish average; the district grade overstates school quality for this exact location.
• Market conditions: 42 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Jackson County population projected at -18% 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 $43k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, 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 218 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,921 (26.5% 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. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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 A-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. 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?
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: 0.73% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

• ARV (median comp): $145,000
• List price: $155,000
• Delta: 6.90%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Springhill Rd	0.00mi	3/2.0	1,344 (+8%)	2mo	$145,000	$108	86

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.38×
• Total profit: $16,389
• Equity at exit: $70,071

10-year hold

• IRR: 9.4%
• Equity multiple: 2.42×
• Total profit: $61,450
• Equity at exit: $108,281

Cash invested: $43,400 (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 71227

• Home prices YoY: 1.1%
• Active inventory: 42
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$63 /mo · $756/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-40

Break-even live

Break-even rent $1,190

Max offer price $147,863

Occupancy floor 99%

Sensitivity live

Price	-10% $47	-5% $3	+0% $-40	+5% $-84	+10% $-128
Rent	-10% $-130	-5% $-85	+0% $-40	+5% $5	+10% $50
Rate	-1.0pp $38	-0.5pp $-1	base $-40	+0.5pp $-81	+1.0pp $-121

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-03
   days on market $155,000 Active 218 DOM
2. 2026-06-02
   days on market $155,000 Active 217 DOM
3. 2026-06-01
   days on market $155,000 Active 216 DOM
4. 2026-05-31
   days on market $155,000 Active 215 DOM
5. 2026-05-30
   days on market $155,000 Active 214 DOM
6. 2026-05-08
   soldstatus Closed 974-char remark

   Show marketing remark (974 chars)

   Enjoy peaceful country living in Choudrant with this 3 bedroom, 2 bathroom home built in 2016 situated on approximately 4.19 acres. This well-maintained property features an open floor plan with a spacious living area that flows into the kitchen and dining space, creating a comfortable layout for everyday living. The kitchen offers ample cabinet and counter space along with modern appliances and convenient access to the utility area. The primary bedroom includes a walk-in closet and private bath, while the additional bedrooms provide flexibility for family, guests, or a home office. The property is partially cleared with wooded acreage remaining, offering privacy and a quiet setting while still being conveniently located near I-20. There is plenty of room for outdoor activities, gardening, or simply enjoying the peaceful surroundings. If you’re looking for a newer home with acreage in Choudrant, this property is worth a look. Schedule your showing today.

7. 2025-10-28
   listed $155,000 Active 335-char remark

   Show marketing remark (335 chars)

   A 3 bedroom 2 bath home including all appliances (refrigerator/freezer, microwave, range/oven, washer, and dryer) sitting on a quiet 4.19 acres of land. Its tucked away in a quiet safe area between the bustling towns of Ruston and Monroe where going into town for necessities is very easy. A new shed/work shop has been recently added.

8. 2018-10-12
   soldstatus $119,500

ⓘ 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: $756 · $63/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$97/yr (+$8/mo · 12.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $13,671
• − Mortgage interest: −$8,682
• − Property taxes: −$756
• − Insurance: −$775
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$4,509
• Taxable loss: −$3,239
• Est. tax savings @ 24.0%: +$777
• After-tax cash flow: $292/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: Jackson Parish
• NCES district ID: 2200780
• Math proficiency: 25% ▼ -26.00%
• Reading proficiency: 31% ▼ -30.00%
• Median HH income: $37,823
• Composite: 23.36/100
• National rank: #7909
• State rank: #50 of 98 in LA

Livability — Choudrant

• Score: 70/100
• State rank: #62
• US rank: #7956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,099

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 15,022 people
• By 2030: 14,489 · -3.5%
• By 2040: 13,361 · -11.1%
• By 2050: 12,269 · -18.3%
• By 2075: 9,848 · -34.4%
• By 2100: 7,510 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3% Salvadoran 2%
• Common ancestry: Lithuanian 7% Slovak 2% Portuguese 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+47.6) · D 25.6% · R 73.2% · Other 1.1%
• 2008→2024 swing: -12.2pp toward R · 2008: -35.3pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+42.6 2016: R+40.6 2012: R+37.5 2008: R+35.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.04%
• Current HPI: 281.8805
• 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

+29.7% since first listed

3 events — show timeline

• 2026-05-08 Sold (MLS) — NELABOR
• 2025-10-28 Listed $155,000 ForSaleByOwner.com
• 2018-10-12 Sold (Public Records) $119,500 Public Records

Property tax history

+1.3%/yr

Latest (2025): $756 · -0.4% YoY. Source: county tax records.