6396 10 Hwy · Greensburg, LA 70441

$104,900

3 bd · 2.0 ba · 2,000 sqft · SingleFamily · 143 Days on market

Built 1940 0.60 ac lot ↓ 4% since listing

---

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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

Key facts

• Gazebo
• Large lot
• Detached workshop

Tags

• LARGE LOT
• GAZEBO
• DETACHED WORKSHOP
• SCREEN PORCH
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#185 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• St. Helena Parish (rural): math 5% / reading 11% proficiency, ranked #95 of 98 in LA (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 12 units permitted in St. Helena Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($725 loan paydown + $3k appreciation (3.0% local appreciation)).
• St. Helena County population projected at -27% 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y ago 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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?
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: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• 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: 15.6%
• Equity multiple: 1.89×
• Total profit: $26,189
• Equity at exit: $47,168

10-year hold

• IRR: 17.3%
• Equity multiple: 3.53×
• Total profit: $74,221
• Equity at exit: $72,691

Cash invested: $29,372 (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 70441

• Active inventory: 29
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $213

Break-even live

Break-even rent $858

Max offer price $104,900

Occupancy floor 76%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2025-12-31
   soldstatus $104,900 Closed 247-char remark

   Show marketing remark (247 chars)

   This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

2. 2025-10-21
   status Pending 247-char remark

   Show marketing remark (247 chars)

   This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

3. 2025-09-26
   price $104,900
4. 2025-09-25
   price $104,900 247-char remark

   Show marketing remark (247 chars)

   This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

5. 2025-09-22
   status Active 247-char remark

   Show marketing remark (247 chars)

   This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

6. 2025-09-09
   status Pending 247-char remark

   Show marketing remark (247 chars)

   This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

7. 2025-08-13
   price $109,900

   Show marketing remark (247 chars)

   This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

8. 2025-08-13
   price $109,900 247-char remark

   Show marketing remark (247 chars)

   This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

9. 2025-07-15
   price $114,900

   Show marketing remark (247 chars)

   This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

10. 2025-07-15
    price $114,900 247-char remark

    Show marketing remark (247 chars)

    This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

11. 2025-06-16
    price $117,500

    Show marketing remark (247 chars)

    This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

12. 2025-06-16
    price $117,500 247-char remark

    Show marketing remark (247 chars)

    This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

13. 2025-06-11
    status Active 247-char remark

    Show marketing remark (247 chars)

    This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

14. 2025-06-03
    status Pending 247-char remark

    Show marketing remark (247 chars)

    This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

15. 2025-05-09
    listed $120,000 Active 247-char remark

    Show marketing remark (247 chars)

    This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

16. 2025-05-09
    listed $120,000 Active

    Show marketing remark (247 chars)

    This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

17. 2025-05-09
    listed $109,900 Active

    Show marketing remark (247 chars)

    This 3 Bdr / 2 Bath in the City Limits of Greensburg has so much potential. Located on Large Lot with Gazebo. Priced to sell fast. Features: Detached Workshop/Storage with Electric, Hardwood Floors, Gazebo in Backyard, Screen Porch, and Fireplace.

18. 2018-01-16
    soldstatus Sold
19. 2017-10-22
    status Pending
20. 2017-08-22
    price $184,500
21. 2017-03-29
    price $194,500
22. 2017-02-21
    listed $199,500 Active
23. 2017-02-21
    listed $184,500
24. 2004-07-09
    soldstatus
25. 2004-02-23
    listed $109,500
26. 2004-02-23
    listed $109,500

ⓘ 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: $1,003 · $84/mo
• Projected year-2 tax: $1,003 · $84/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: $13,525
• − Mortgage interest: −$5,876
• − Property taxes: −$1,003
• − Insurance: −$524
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$3,052
• Taxable income: $906
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,338/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: St. Helena Parish
• NCES district ID: 2201470
• Math proficiency: 5% ▼ -14.00%
• Reading proficiency: 11% ▼ -24.00%
• Median HH income: $34,927
• Composite: 6.5/100
• National rank: #9992
• State rank: #95 of 98 in LA

Livability — Greensburg

• Score: 63/100
• State rank: #185
• US rank: #14872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greensburg, LA
• Population (ZIP): 6,074

Population outlook (St. Helena County) Hauer SSP2

• Today (2025): 9,813 people
• By 2030: 9,345 · -4.8%
• By 2040: 8,221 · -16.2%
• By 2050: 7,194 · -26.7%
• By 2075: 5,640 · -42.5%
• By 2100: 4,813 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 32% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Chinese 1% French/Haitian/Cajun 1%

Political lean MEDSL · St. Helena

• 2024 margin: Toss-up / Even · D 49.6% · R 48.8% · Other 1.6%
• 2008→2024 swing: -16.1pp toward R · 2008: 16.9pp · 2024: 0.8pp
• All cycles: 2024: D+0.8 2020: D+10.3 2016: D+14.3 2012: D+20.8 2008: D+16.9

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

-4.2% since first listed

26 events — show timeline

• 2025-12-31 Sold (MLS) $104,900 GSREIN
• 2025-10-21 Pending — GSREIN
• 2025-09-26 Price Changed $104,900 AcadianaMLS
• 2025-09-25 Price Changed $104,900 GSREIN
• 2025-09-22 Relisted — GSREIN
• 2025-09-09 Pending — GSREIN
• 2025-08-13 Price Changed $109,900 AcadianaMLS
• 2025-08-13 Price Changed $109,900 GSREIN
• 2025-07-15 Price Changed $114,900 AcadianaMLS
• 2025-07-15 Price Changed $114,900 GSREIN
• 2025-06-16 Price Changed $117,500 AcadianaMLS
• 2025-06-16 Price Changed $117,500 GSREIN
• 2025-06-11 Relisted — GSREIN
• 2025-06-03 Pending — GSREIN
• 2025-05-09 Listed $109,900 AcadianaMLS
• 2025-05-09 Listed $120,000 AcadianaMLS
• 2025-05-09 Listed $120,000 GSREIN
• 2018-01-16 Sold (MLS) — GBRMLS
• 2017-10-22 Pending — GBRMLS
• 2017-08-22 Price Changed $184,500 GBRMLS
• 2017-03-29 Price Changed $194,500 GBRMLS
• 2017-02-21 Listed $199,500 GBRMLS
• 2017-02-21 Listed $184,500 AcadianaMLS
• 2004-07-09 Sold (MLS) — GBRMLS
• 2004-02-23 Listed $109,500 AcadianaMLS
• 2004-02-23 Listed $109,500 GBRMLS

Property tax history

+0.5%/yr

Latest (2025): $1,003 · +0.9% YoY. Source: county tax records.