501 Hickory · New Llano, LA 71461

$115,000

3 bd · 1.5 ba · 1,180 sqft · SingleFamily · 92 Days on market

0.25 ac lot $97/sqft · 9% below area Est $127k · 9% under

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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 +18.3/30.0
• ARV discount +11.7/15.0
• Appreciation +7.1/10.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• 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

AFFORDABLE & MOVE-IN READY!Looking for a budget-friendly home without sacrificing comfort and style? This charming home in the New Llano subdivision is the perfect find! * 3 Bedrooms | 1.5 Bathrooms * Updated flooring & paint throughout * Fenced backyard - perfect for pets, kids, or entertaining * Convenient location close to town, shopping, and Fort PolkWhether you're a first-time buyer, downsizing, or searching for an investment opportunity, this home checks all the boxes at an incredible price! Priced at ONLY $117,000 Call today to schedule your private showing!

Key facts

• Convenient location
• Fenced backyard
• 0.25 acre lot

Tags

• FENCED BACKYARD
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $105k (8.7% below list).
• Recommended offer: $105k (9.0% 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-, schools F, amenities 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: 14 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($795 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $80k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.91% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (median comp): $126,805
• List price: $115,000
• Delta: -9.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Magnolia St	0.12mi	3/1.5	1,193 (+1%)	3mo	$65,000	$54	90
603 Magnolia St	0.10mi	3/1.5	1,198 (+2%)	19mo	$130,000	$109	77
606 Elm	0.13mi	3/1.5	1,128 (-4%)	17mo	$120,000	$106	73
609 Magnolia St	0.13mi	3/2.0	1,180 (0%)	23mo	$100,000	$85	72
710 Hickory St	0.18mi	3/1.5	1,150 (-2%)	22mo	$126,000	$110	69
405 Birch St	0.38mi	3/1.0	1,185 (+0%)	16mo	$132,000	$111	66
407 Magnolia St	0.16mi	3/1.5	1,352 (+15%)	4mo	$124,500	$92	65
208 Ivy	0.31mi	3/1.5	1,048 (-11%)	2mo	$110,000	$105	65
404 Fir St	0.28mi	4/1.5 (+1)	1,324 (+12%)	4mo	$60,000	$45	58
812 Stanton St	0.45mi	3/1.5	1,307 (+11%)	13mo	$145,000	$111	50

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: 14.1%
• Equity multiple: 1.86×
• Total profit: $27,736
• Equity at exit: $59,359

10-year hold

• IRR: 15.2%
• Equity multiple: 3.51×
• Total profit: $80,853
• Equity at exit: $97,936

Cash invested: $32,200 (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 71461

• Home prices YoY: 3.8%
• Active inventory: 14
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $105

Break-even live

Break-even rent $916

Max offer price $115,000

Occupancy floor 85%

Sensitivity live

Price	-10% $171	-5% $138	+0% $105	+5% $73	+10% $40
Rent	-10% $23	-5% $64	+0% $105	+5% $147	+10% $188
Rate	-1.0pp $163	-0.5pp $135	base $105	+0.5pp $76	+1.0pp $45

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.16mi

Listing history 27 events

1. 2026-06-19
   days on market $115,000 Active 92 DOM
2. 2026-06-18
   days on market $115,000 Active 91 DOM
3. 2026-06-17
   days on market $115,000 Active 90 DOM
4. 2026-06-16
   days on market $115,000 Active 89 DOM
5. 2026-06-15
   days on market $115,000 Active 88 DOM
6. 2026-06-14
   days on market $115,000 Active 86 DOM
7. 2026-06-12
   days on market $115,000 Active 85 DOM
8. 2026-06-09
   days on market $115,000 Active 82 DOM
9. 2026-06-08
   days on market $115,000 Active 81 DOM
10. 2026-06-07
    days on market $115,000 Active 80 DOM
11. 2026-06-07
    days on market $115,000 Active 79 DOM
12. 2026-06-04
    days on market $115,000 Active 76 DOM
13. 2026-06-02
    days on market $115,000 Active 75 DOM
14. 2026-06-01
    days on market $115,000 Active 74 DOM
15. 2026-05-31
    days on market $115,000 Active 73 DOM
16. 2026-05-31
    days on market $115,000 Active 72 DOM
17. 2026-04-23
    price $115,000 587-char remark

    Show marketing remark (587 chars)

    AFFORDABLE & MOVE-IN READY!Looking for a budget-friendly home without sacrificing comfort and style? This charming home in the New Llano subdivision is the perfect find! * 3 Bedrooms | 1.5 Bathrooms * Updated flooring & paint throughout * Fenced backyard - perfect for pets, kids, or entertaining * Convenient location close to town, shopping, and Fort PolkWhether you're a first-time buyer, downsizing, or searching for an investment opportunity, this home checks all the boxes at an incredible price! Priced at ONLY $117,000 Call today to schedule your private showing!

18. 2026-03-19
    listed $117,000 Active 587-char remark

    Show marketing remark (587 chars)

    AFFORDABLE & MOVE-IN READY!Looking for a budget-friendly home without sacrificing comfort and style? This charming home in the New Llano subdivision is the perfect find! * 3 Bedrooms | 1.5 Bathrooms * Updated flooring & paint throughout * Fenced backyard - perfect for pets, kids, or entertaining * Convenient location close to town, shopping, and Fort PolkWhether you're a first-time buyer, downsizing, or searching for an investment opportunity, this home checks all the boxes at an incredible price! Priced at ONLY $117,000 Call today to schedule your private showing!

19. 2022-08-09
    soldstatus 491-char remark

    Show marketing remark (491 chars)

    This CHARMING Home has been updated with BRAND NEW Flooring, NEW Light Fixtures, NEW Cabinets in the Kitchen , UPDATED Bathrooms Custom Closets, and Programmable energy saving Thermostat. This home features a HUGE Living Room, Kitchen open to the Dining Area, and LARGE laundry room. All this plus a Carport and a good sized FENCED Back Yard. Don't wasting money on rent. Start investing in your future. Live the American Dream of owning your own home! Call TODAY to view this ADORABLE Home.

20. 2021-03-19
    soldstatus $80,000
21. 2021-02-10
    listed $80,000 491-char remark

    Show marketing remark (491 chars)

    This CHARMING Home has been updated with BRAND NEW Flooring, NEW Light Fixtures, NEW Cabinets in the Kitchen , UPDATED Bathrooms Custom Closets, and Programmable energy saving Thermostat. This home features a HUGE Living Room, Kitchen open to the Dining Area, and LARGE laundry room. All this plus a Carport and a good sized FENCED Back Yard. Don't wasting money on rent. Start investing in your future. Live the American Dream of owning your own home! Call TODAY to view this ADORABLE Home.

22. 2013-03-04
    soldstatus $72,500
23. 2013-02-26
    soldstatus
24. 2012-11-03
    listed $80,000
25. 2006-07-31
    soldstatus $61,000
26. 2006-07-28
    soldstatus
27. 2004-02-24
    soldstatus

ⓘ 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: $876 · $73/mo
• Projected year-2 tax: $876 · $73/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: $12,600
• − Mortgage interest: −$6,442
• − Property taxes: −$876
• − Insurance: −$575
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$3,345
• Taxable loss: −$654
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $1,423/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

+88.5% since first listed

11 events — show timeline

• 2026-04-23 Price Changed $115,000 GFPAR
• 2026-03-19 Listed $117,000 GFPAR
• 2022-08-09 Sold (MLS) — GFPAR
• 2021-03-19 Sold (Public Records) $80,000 Public Records
• 2021-02-10 Listed $80,000 GFPAR
• 2013-03-04 Sold (Public Records) $72,500 Public Records
• 2013-02-26 Sold (MLS) — GFPAR
• 2012-11-03 Listed $80,000 GFPAR
• 2006-07-31 Sold (Public Records) $61,000 Public Records
• 2006-07-28 Sold (MLS) — GFPAR
• 2004-02-24 Sold (MLS) — GFPAR

Property tax history

+0.1%/yr

Latest (2025): $876 · -4.1% YoY. Source: county tax records.