281 Methodist Landing Rd · Leesville, LA 71446

$120,000

3 bd · 2.0 ba · 1,186 sqft · Manufactured · 51 Days on market

Built 2009 2.00 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a rural setting a stone throw from Anacoco Lake? Then check out this 3 bedroom 2 bath mobile home located on 2 acres! Cleared acreage featuring a front deck, concrete storage pad and great kitchen!

Key facts

• Large front porch
• Outdoor living space
• 2 acre lot

Tags

• LARGE FRONT PORCH
• OUTDOOR LIVING SPACE

Property features AI

Exterior

• Utilities: Septic tank (sewer)
• Home design: Manufactured home (single-story); Residential zoning
• Construction: Vinyl siding; Wood siding; Composition roof
• Exterior features: Covered porch

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 7.3% in Leesville — 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 73/100 on livability (#30 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, amenities F, commute F.
• Vernon Parish (rural): math 35% / reading 51% proficiency, ranked #18 of 98 in LA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+9.6%/yr); 210 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Vernon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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.
• Current owner paid $100k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 1.17% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.82%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.27×
• Total profit: $9,024
• Equity at exit: $17,892

10-year hold

• IRR: 19.8%
• Equity multiple: 3.04×
• Total profit: $68,634
• Equity at exit: $10,375

Cash invested: $33,600 (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 71446

• Home prices YoY: -32.1%
• Rents YoY: 9.6%
• Active inventory: 210
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $331

Break-even live

Break-even rent $981

Max offer price $120,000

Occupancy floor 71%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $120,000 Active 51 DOM
2. 2026-06-18
   days on market $120,000 Active 50 DOM
3. 2026-06-17
   days on market $120,000 Active 49 DOM
4. 2026-06-16
   days on market $120,000 Active 48 DOM
5. 2026-06-15
   days on market $120,000 Active 47 DOM
6. 2026-06-14
   days on market $120,000 Active 45 DOM
7. 2026-06-12
   days on market $120,000 Active 44 DOM
8. 2026-06-09
   days on market $120,000 Active 41 DOM
9. 2026-06-08
   days on market $120,000 Active 40 DOM
10. 2026-06-07
    days on market $120,000 Active 39 DOM
11. 2026-06-07
    days on market $120,000 Active 38 DOM
12. 2026-06-04
    days on market $120,000 Active 35 DOM
13. 2026-06-02
    days on market $120,000 Active 34 DOM
14. 2026-06-01
    days on market $120,000 Active 33 DOM
15. 2026-05-31
    days on market $120,000 Active 32 DOM
16. 2026-05-31
    days on market $120,000 Active 31 DOM
17. 2026-04-29
    listed $120,000 Active 402-char remark
18. 2022-12-13
    soldstatus 209-char remark

    Show marketing remark (209 chars)

    Looking for a rural setting a stone throw from Anacoco Lake? Then check out this 3 bedroom 2 bath mobile home located on 2 acres! Cleared acreage featuring a front deck, concrete storage pad and great kitchen!

19. 2022-11-04
    soldstatus $100,000
20. 2022-11-02
    soldstatus Closed

    Show marketing remark (359 chars)

    Due to no fault of the home it is back on the market and ready for a new Buyer. This rural setting home is just a stone throw from Anacoco Lake. Check out this 3 bedroom/2 bath home with 2 acres and outside storage. A large front porch gives you outdoor living space for bar-be-cues and family gatherings. Don't wait, this home is priced to sell. Call today!!

21. 2022-09-06
    status Pending

    Show marketing remark (359 chars)

    Due to no fault of the home it is back on the market and ready for a new Buyer. This rural setting home is just a stone throw from Anacoco Lake. Check out this 3 bedroom/2 bath home with 2 acres and outside storage. A large front porch gives you outdoor living space for bar-be-cues and family gatherings. Don't wait, this home is priced to sell. Call today!!

22. 2022-08-04
    price $99,900

    Show marketing remark (359 chars)

    Due to no fault of the home it is back on the market and ready for a new Buyer. This rural setting home is just a stone throw from Anacoco Lake. Check out this 3 bedroom/2 bath home with 2 acres and outside storage. A large front porch gives you outdoor living space for bar-be-cues and family gatherings. Don't wait, this home is priced to sell. Call today!!

23. 2022-07-19
    status Active

    Show marketing remark (359 chars)

    Due to no fault of the home it is back on the market and ready for a new Buyer. This rural setting home is just a stone throw from Anacoco Lake. Check out this 3 bedroom/2 bath home with 2 acres and outside storage. A large front porch gives you outdoor living space for bar-be-cues and family gatherings. Don't wait, this home is priced to sell. Call today!!

24. 2022-06-27
    status Pending

    Show marketing remark (359 chars)

    Due to no fault of the home it is back on the market and ready for a new Buyer. This rural setting home is just a stone throw from Anacoco Lake. Check out this 3 bedroom/2 bath home with 2 acres and outside storage. A large front porch gives you outdoor living space for bar-be-cues and family gatherings. Don't wait, this home is priced to sell. Call today!!

25. 2022-06-08
    status Active

    Show marketing remark (359 chars)

    Due to no fault of the home it is back on the market and ready for a new Buyer. This rural setting home is just a stone throw from Anacoco Lake. Check out this 3 bedroom/2 bath home with 2 acres and outside storage. A large front porch gives you outdoor living space for bar-be-cues and family gatherings. Don't wait, this home is priced to sell. Call today!!

26. 2022-06-04
    status Pending

    Show marketing remark (359 chars)

    Due to no fault of the home it is back on the market and ready for a new Buyer. This rural setting home is just a stone throw from Anacoco Lake. Check out this 3 bedroom/2 bath home with 2 acres and outside storage. A large front porch gives you outdoor living space for bar-be-cues and family gatherings. Don't wait, this home is priced to sell. Call today!!

27. 2022-05-09
    listed $109,900 Active

    Show marketing remark (359 chars)

    Due to no fault of the home it is back on the market and ready for a new Buyer. This rural setting home is just a stone throw from Anacoco Lake. Check out this 3 bedroom/2 bath home with 2 acres and outside storage. A large front porch gives you outdoor living space for bar-be-cues and family gatherings. Don't wait, this home is priced to sell. Call today!!

28. 2016-07-13
    listed $59,500 209-char remark

    Show marketing remark (209 chars)

    Looking for a rural setting a stone throw from Anacoco Lake? Then check out this 3 bedroom 2 bath mobile home located on 2 acres! Cleared acreage featuring a front deck, concrete storage pad and great kitchen!

29. 2009-01-23
    soldstatus $20,000

ⓘ 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: $1,151 · $96/mo
• Projected year-2 tax: $1,151 · $96/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: $16,803
• − Mortgage interest: −$6,722
• − Property taxes: −$1,151
• − Insurance: −$600
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,491
• Taxable income: $2,151
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $3,456/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: Vernon Parish
• NCES district ID: 2201830
• Math proficiency: 35% ▼ -42.00%
• Reading proficiency: 51% ▼ -32.00%
• Median HH income: $44,822
• Composite: 36.42/100
• National rank: #4674
• State rank: #18 of 98 in LA

Livability — Leesville

• Score: 73/100
• State rank: #30
• US rank: #5046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Vernon Parish · 21,275 people
• City population: 21,275
• Metro: Fort Polk South, LA
• Population (ZIP): 21,275
• Household income: $55,925
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 659.0

Population outlook (Vernon County) Hauer SSP2

• Today (2025): 45,401 people
• By 2030: 43,015 · -5.3%
• By 2040: 38,171 · -15.9%
• By 2050: 34,087 · -24.9%
• By 2075: 28,267 · -37.7%
• By 2100: 25,486 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 16% Hispanic / Latino 6% Two or more races 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Vietnam
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Vernon

• 2024 margin: Solid R (+67.9) · D 15.6% · R 83.4% · Other 1.0%
• 2008→2024 swing: -14.5pp toward R · 2008: -53.4pp · 2024: -67.9pp
• All cycles: 2024: R+67.9 2020: R+64.9 2016: R+65.0 2012: R+57.5 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.06%
• Current HPI: 128.8849
• Rent YoY: ▲ 9.60%
• Metro: Fort Polk South, LA
• 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

+500.0% since first listed

13 events — show timeline

• 2026-04-29 Listed $120,000 GFPAR
• 2022-12-13 Sold (MLS) — GFPAR
• 2022-11-04 Sold (Public Records) $100,000 Public Records
• 2022-11-02 Sold (MLS) — GFPAR
• 2022-09-06 Pending — GFPAR
• 2022-08-04 Price Changed $99,900 GFPAR
• 2022-07-19 Relisted — GFPAR
• 2022-06-27 Pending — GFPAR
• 2022-06-08 Relisted — GFPAR
• 2022-06-04 Pending — GFPAR
• 2022-05-09 Listed $109,900 GFPAR
• 2016-07-13 Listed $59,500 GFPAR
• 2009-01-23 Sold (Public Records) $20,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,151 · -1.0% YoY. Source: county tax records.