512 Whittington · Leesville, LA 71446

$121,900

3 bd · 1.5 ba · 1,208 sqft · SingleFamily · 10 Days on market

Built 1950 0.25 ac lot Est $109k · 12% over

---

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 +22.3/30.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

COMPS ONLY

Key facts

• Renovated brick home
• Updated bathroom
• New hvac system

Tags

• RENOVATED BRICK HOME
• UPDATED BATHROOM
• TILED SHOWER TUB COMBINATION
• NEW HVAC SYSTEM
• FRESH ATTIC INSULATION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Brick construction
• Exterior features: Metal roof; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Wood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Dishwasher; Electric range

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (0.9% below list).
• Recommended offer: $121k (0.9% below list) — sets the bar for 1% rule.

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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $60k; list at $122k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $120,816 (0.9% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.99% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.08%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $108,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Whittington St	0.00mi	3/1.5	1,208 (0%)	9mo	$60,000	$50	93
805 Dennis Ave	0.15mi	3/1.0	1,231 (+2%)	4mo	$91,000	$74	85
105 Nelda St	0.11mi	3/1.5	1,135 (-6%)	10mo	$135,500	$119	77
507 Whittington St	0.03mi	3/1.0	1,235 (+2%)	20mo	$95,000	$77	76
1006 Anderson Dr	0.27mi	3/1.0	1,247 (+3%)	8mo	$33,500	$27	74
800 Marvin Ave	0.14mi	3/2.0	1,100 (-9%)	6mo	$125,000	$114	71
804 Marvin Ave	0.17mi	3/1.0	1,244 (+3%)	21mo	$106,374	$86	68
1201 John Paul Jones Ave	0.52mi	3/1.0	1,221 (+1%)	6mo	$143,000	$117	67
1001 Pinckney Ave	0.36mi	3/1.0	1,274 (+6%)	21mo	$115,000	$90	55
1110 Spruce St	0.59mi	3/1.5	1,100 (-9%)	6mo	$45,000	$41	53
1007 W Union St	0.55mi	3/1.5	1,353 (+12%)	2mo	$140,000	$103	53
125 Carver Dr	0.63mi	3/1.0	1,285 (+6%)	22mo	$150,000	$117	40

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

Projected returns pro-forma

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

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-587
• Equity at exit: $18,176

10-year hold

• IRR: 13.5%
• Equity multiple: 2.32×
• Total profit: $44,905
• Equity at exit: $10,540

Cash invested: $34,132 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$639
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $201

Break-even live

Break-even rent $953

Max offer price $121,900

Occupancy floor 78%

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: $30,475
• Closing costs: $3,657
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	44d	1	0.70mi
305 W Maggie St Apt 3 Leesville, LA	2.0	1.5	840	$600	$0.71	44d	1	0.96mi
306 W Harriet St Apt 6 Leesville, LA	2.0	1.5	840	$650	$0.77	44d	1	0.96mi
10 Katherine Loop Leesville, LA	3.0	2.0	1106	$1,100	$0.99	44d	1	1.20mi
207 Belview Rd Leesville, LA	3.0	1.5	1300	$1,200	$0.92	44d	1	1.48mi

Listing history 9 events

1. 2026-06-19
   days on market $121,900 Active 10 DOM
2. 2026-06-18
   days on market $121,900 Active 9 DOM
3. 2026-06-17
   days on market $121,900 Active 8 DOM
4. 2026-06-16
   days on market $121,900 Active 7 DOM
5. 2026-06-15
   days on market $121,900 Active 6 DOM
6. 2026-06-14
   days on market $121,900 Active 4 DOM
7. 2026-06-12
   days on market $121,900 Active 3 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $121,900 Active 1 DOM

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $758 · $63/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: $14,498
• − Mortgage interest: −$6,828
• − Property taxes: −$758
• − Insurance: −$610
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$3,546
• Taxable income: $436
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $2,310/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

• Census place: Leesville, LA
• 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

+54.3% since first listed

6 events — show timeline

• 2026-06-09 Listed $121,900 GFPAR
• 2025-09-29 Sold (Public Records) $60,000 Public Records
• 2025-09-26 Sold (MLS) — GFPAR
• 2025-07-28 Listed $60,000 AcadianaMLS
• 2025-03-28 Price Changed $79,000 GFPAR
• 2010-01-12 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $758 · -0.8% YoY. Source: county tax records.