484 Nila Sue · New Llano, LA 71461

$121,000

3 bd · 2.0 ba · 1,750 sqft · SingleFamily · 63 Days on market

0.34 ac lot $69/sqft · 17% below area Est $146k · 17% under

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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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• Appreciation +7.1/10.0
• 1% rule +5.4/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home has been a rental is currently generating income. This home sits on a large corner lot with fenced in back yard. It has 3 bedrooms and 2 bathrooms with a huge living room with fireplace. Upstairs has 2 bedrooms with a full bath. Close to all the amenities and only 15 minutes to Fort Polk.

Key facts

• Large corner lot
• Fenced in back yard
• Close to amenities

Tags

• LARGE CORNER LOT
• FENCED IN BACK YARD
• CLOSE TO AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $121k).
• Recommended offer: $114k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#190 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, 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.
• Zoned schools: Rosepine Elementary School (math 25% / reading 50%, grade F, #247 of 646 statewide, top 39%, 830 students, 55% FRL); Vernon Middle School (math 30% / reading 41%, grade F, #91 of 218 statewide, top 42%, 477 students, 60% FRL); Leesville High School (math 32% / reading 54%, grade F, #66 of 265 statewide, top 25%, 884 students, 47% FRL).
• Market conditions: 14 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($837 loan paydown + $5k appreciation (4.2% local appreciation)).
• Vernon County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 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 63 days — a 6% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,740 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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: 1.04% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (median comp): $146,296
• List price: $121,000
• Delta: -17.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Stanton St	0.62mi	3/2.0	1,816 (+4%)	16mo	$235,000	$129	51
109 Burnley Dr	0.63mi	3/2.5	1,944 (+11%)	5mo	$60,000	$31	46
115 Jennifer Dr	0.60mi	4/2.0 (+1)	1,873 (+7%)	20mo	$217,000	$116	39
112 Franklin St	0.61mi	3/2.0	1,522 (-13%)	16mo	$155,000	$102	36

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

Projected returns pro-forma

4.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.07×
• Total profit: $36,363
• Equity at exit: $62,456

10-year hold

• IRR: 18.3%
• Equity multiple: 3.97×
• Total profit: $100,592
• Equity at exit: $103,046

Cash invested: $33,880 (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 71461

• Home prices YoY: 3.8%
• Active inventory: 14
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $224

Break-even live

Break-even rent $977

Max offer price $121,000

Occupancy floor 77%

Sensitivity live

Price	-10% $292	-5% $258	+0% $224	+5% $189	+10% $155
Rent	-10% $124	-5% $174	+0% $224	+5% $273	+10% $323
Rate	-1.0pp $285	-0.5pp $254	base $224	+0.5pp $192	+1.0pp $160

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: $30,250
• Closing costs: $3,630
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $121,000 Active 63 DOM
2. 2026-06-18
   days on market $121,000 Active 62 DOM
3. 2026-06-17
   days on market $121,000 Active 61 DOM
4. 2026-06-16
   days on market $121,000 Active 60 DOM
5. 2026-06-15
   days on market $121,000 Active 59 DOM
6. 2026-06-14
   days on market $121,000 Active 57 DOM
7. 2026-06-12
   days on market $121,000 Active 56 DOM
8. 2026-06-09
   days on market $121,000 Active 53 DOM
9. 2026-06-08
   days on market $121,000 Active 52 DOM
10. 2026-06-07
    days on market $121,000 Active 51 DOM
11. 2026-06-07
    days on market $121,000 Active 50 DOM
12. 2026-06-04
    days on market $121,000 Active 47 DOM
13. 2026-06-02
    days on market $121,000 Active 46 DOM
14. 2026-06-01
    days on market $121,000 Active 45 DOM
15. 2026-05-31
    days on market $121,000 Active 44 DOM
16. 2026-05-31
    days on market $121,000 Active 43 DOM
17. 2026-04-17
    listed $121,000 Active 294-char remark

    Show marketing remark (294 chars)

    Home has been a rental is currently generating income. This home sits on a large corner lot with fenced in back yard. It has 3 bedrooms and 2 bathrooms with a huge living room with fireplace. Upstairs has 2 bedrooms with a full bath. Close to all the amenities and only 15 minutes to Fort Polk.

18. 2022-08-09
    soldstatus 303-char remark

    Show marketing remark (303 chars)

    Home is under a rental lease through early November, 2021. This home is on a large corner lot with a fenced in back yard, this home has 3 bedrooms, 2 baths, with a huge living room with fireplace, 2 bedrooms, upstairs with a full bath. Home has a renter in a lease. Would be best suited for an investor.

19. 2020-11-13
    listed $100,000 303-char remark

    Show marketing remark (303 chars)

    Home is under a rental lease through early November, 2021. This home is on a large corner lot with a fenced in back yard, this home has 3 bedrooms, 2 baths, with a huge living room with fireplace, 2 bedrooms, upstairs with a full bath. Home has a renter in a lease. Would be best suited for an investor.

ⓘ 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: $1,046 · $87/mo
• Projected year-2 tax: $1,046 · $87/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,124
• − Mortgage interest: −$6,778
• − Property taxes: −$1,046
• − Insurance: −$605
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$3,520
• Taxable income: $756
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $2,502/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 — New Llano

• Score: 63/100
• State rank: #190
• US rank: #15143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Llano, LA
• Population (ZIP): 2,253

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: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: White 36% Black 30% Two or more races 17% Hispanic / Latino 13% Asian 3% Pacific Islander 2% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 6% German/W. Germanic 1% Korean 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: ▲ 4.16%
• Current HPI: 112.2651
• 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

+21.0% since first listed

3 events — show timeline

• 2026-04-17 Listed $121,000 GFPAR
• 2022-08-09 Sold (MLS) — GFPAR
• 2020-11-13 Listed $100,000 GFPAR

Property tax history

-0.9%/yr

Latest (2025): $1,046 · -4.1% YoY. Source: county tax records.