211 Holly Springs Church Rd · Martin, LA 71019

$90,000

1 bd · 1.0 ba · 1,000 sqft · SingleFamily · 39 Days on market

Built 1960 0.50 ac lot

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Tucked away in the peaceful countryside, this charming 1 bedroom, 1 bath home offers the perfect blend of comfort and quite living. Surrounded by open skies and natural beauty, the home features a cozy living area, a functional kitchen, and a spacious bedroom designed for relaxation. Enjoy your morning coffee on the back porch while taking in serene country views and fresh air. Ideal as a weekend retreat, starter home, or downsizing opportunity, this property provides the simplicity of rural living while still being within reach of nearby town amenities.

Key facts

• Rural living
• Back porch
• Country views

Tags

• BACK PORCH
• COUNTRY VIEWS
• RURAL LIVING

Property features AI

Finance

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

Exterior

• Parking: Covered parking for 4 vehicles; Carport with 4 spaces; Additional parking available
• Utilities: City water; Septic system; Electricity connected; Asphalt access
• Home design: Single family residence; Residential property; One story
• Construction: Built in 1960
• Exterior features: Less than 0.5 acre lot; Directions: Take Hwy 155 East out of Coushatta to Carroll Creek Road. Turn left and follow to Holly Springs Church Road. Stay straight for approximately 2 miles and home will be on the right.

Interior

• Kitchen: Electric oven; Electric range; Microwave; Water filter; Tankless water heater
• Bedrooms: 1 bedroom on the main level (Primary bedroom)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Propane heating
• Interior features: Open floorplan; One living area; One dining area; Total of 4 rooms
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($966 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#316 in LA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Red River Parish (rural): math 15% / reading 23% proficiency, ranked #70 of 98 in LA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Red River Elementary School (math 21% / reading 23%, grade F, #415 of 646 statewide, top 67%, 631 students, 98% FRL); Red River Junior High School (math 14% / reading 27%, grade F, #161 of 218 statewide, top 76%, 264 students, 99% FRL); Red River High School (math 12% / reading 27%, grade F, #186 of 265 statewide, top 73%, 364 students, 98% FRL) — zoned schools average 99% FRL vs 81% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 22 active listings in the ZIP; 5 units permitted in Red River Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Red River County population projected at -26% 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, 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 39 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $90k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.8%
• Equity multiple: 1.79×
• Total profit: $19,871
• Equity at exit: $40,468

10-year hold

• IRR: 15.7%
• Equity multiple: 3.31×
• Total profit: $58,140
• Equity at exit: $62,366

Cash invested: $25,200 (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 71019

• Active inventory: 22
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $142

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 80%

Sensitivity live

Price	-10% $204	-5% $173	+0% $142	+5% $110	+10% $79
Rent	-10% $65	-5% $103	+0% $142	+5% $180	+10% $218
Rate	-1.0pp $187	-0.5pp $164	base $142	+0.5pp $118	+1.0pp $94

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $90,000 Active 39 DOM
2. 2026-06-18
   days on market $90,000 Active 36 DOM
3. 2026-06-17
   days on market $90,000 Active 35 DOM
4. 2026-06-16
   days on market $90,000 Active 34 DOM
5. 2026-06-15
   days on market $90,000 Active 33 DOM
6. 2026-06-14
   days on market $90,000 Active 31 DOM
7. 2026-06-13
   days on market $90,000 Active 30 DOM
8. 2026-06-10
   days on market $90,000 Active 28 DOM
9. 2026-06-09
   days on market $90,000 Active 27 DOM
10. 2026-06-08
    days on market $90,000 Active 26 DOM
11. 2026-06-07
    days on market $90,000 Active 25 DOM
12. 2026-06-02
    days on market $90,000 Active 20 DOM
13. 2026-06-01
    days on market $90,000 Active 19 DOM
14. 2026-05-31
    days on market $90,000 Active 18 DOM
15. 2026-05-30
    days on market $90,000 Active 17 DOM
16. 2026-05-13
    listed $90,000 Active 560-char remark
17. 2020-10-01
    soldstatus $58,300
18. 2005-06-23
    soldstatus $42,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥111°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,598
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$2,618
• Taxable income: $282
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $1,631/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: Red River Parish
• NCES district ID: 2201320
• Math proficiency: 15% ▼ -31.00%
• Reading proficiency: 23% ▼ -25.00%
• Median HH income: $36,507
• Composite: 15.77/100
• National rank: #9275
• State rank: #70 of 98 in LA

Livability — Martin

• Score: 57/100
• State rank: #316
• US rank: #21577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martin, LA
• Population (ZIP): 7,366

Population outlook (Red River County) Hauer SSP2

• Today (2025): 7,829 people
• By 2030: 7,369 · -5.9%
• By 2040: 6,516 · -16.8%
• By 2050: 5,776 · -26.2%
• By 2075: 4,639 · -40.7%
• By 2100: 4,265 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (56%)
• Race & ethnicity: White 56% Black 40% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 1% Serbian 1% Iranian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Red River

• 2024 margin: Strong R (+27.3) · D 35.5% · R 62.7% · Other 1.8%
• 2008→2024 swing: -18.6pp toward R · 2008: -8.7pp · 2024: -27.3pp
• All cycles: 2024: R+27.3 2020: R+18.6 2016: R+10.2 2012: R+4.8 2008: R+8.7

Not yet ingested

• 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

+114.3% since first listed

3 events — show timeline

• 2026-05-13 Listed $90,000 NTREIS
• 2020-10-01 Sold (Public Records) $58,300 Public Records
• 2005-06-23 Sold (Public Records) $42,000 Public Records

Property tax history

-24.5%/yr

Latest (2024): $23 · +9.1% YoY. Source: county tax records.