906 John Paul Jones · Leesville, LA 71446

$91,000

3 bd · 2.0 ba · 1,530 sqft · SingleFamily · 35 Days on market

Built 1952 Fair condition 0.30 ac lot $59/sqft · 38% below area Est $146k · 38% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Warm up to the FirePlace in this Spacious 3 BedRoom 2 Bath Home, with Huge Den & Office during this Cold Holiday Season. All Appliances are included & New Double Insulated Windows. Located Near the School & Library. Call your Realtor today for your appointment.

Key facts

• Large workshop
• Central air
• 0.3 acre lot

Tags

• LARGE WORKSHOP
• DOUBLE INSULATED WINDOWS
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $91k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $88k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 5.9% 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.
• 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: Rents rising fast (+9.6%/yr); 290 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $629 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,270 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.46% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.80%
• DSCR: 1.97
• GRM: 5.7

CMA / ARV

• ARV (median comp): $146,113
• List price: $91,000
• Delta: -37.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Dennis Ave	0.10mi	3/1.0	1,449 (-5%)	10mo	$70,000	$48	75
2001 Ginger St	0.38mi	4/2.0 (+1)	1,560 (+2%)	4mo	$175,000	$112	71
303 N Prairie St	0.54mi	3/2.0	1,556 (+2%)	5mo	$165,000	$106	67
802 Dennis Ave	0.21mi	3/4.0	1,725 (+13%)	5mo	$140,000	$81	57
1002 Aaron Ave	0.47mi	3/2.0	1,600 (+5%)	23mo	$185,000	$116	51
2026 Ruth St	0.35mi	2/1.5 (-1)	1,649 (+8%)	19mo	$139,900	$85	48
1032 Hood Ln	0.34mi	4/1.5 (+1)	1,660 (+8%)	18mo	$75,000	$45	48
1007 W Union St	0.68mi	3/1.5	1,353 (-12%)	5mo	$140,000	$103	43
1005 W Union St	0.69mi	4/2.0 (+1)	1,695 (+11%)	5mo	$149,000	$88	41

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: 19.8%
• Equity multiple: 1.85×
• Total profit: $21,780
• Equity at exit: $13,568

10-year hold

• IRR: 31.2%
• Equity multiple: 4.49×
• Total profit: $88,970
• Equity at exit: $7,868

Cash invested: $25,480 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 37 active
• Months of supply: 37.0 mo (3%/mo absorbed)
• Median asking: $135,000 ($102/sqft)
• Median days on market: 125 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -6.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71446

• Home prices YoY: -32.1%
• Rents YoY: 9.6%
• Active inventory: 290
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$477
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $463

Break-even live

Break-even rent $746

Max offer price $91,000

Occupancy floor 60%

Sensitivity live

Price	-10% $514	-5% $489	+0% $463	+5% $437	+10% $411
Rent	-10% $358	-5% $410	+0% $463	+5% $516	+10% $568
Rate	-1.0pp $509	-0.5pp $486	base $463	+0.5pp $439	+1.0pp $415

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: $22,750
• Closing costs: $2,730
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 Pinckney Ave Leesville, LA	4.0	2.0	1677	$1,250	$0.75	6d	1	0.04mi
909 Marvin Ave Leesville, LA	2.0	1.0	1217	$700	$0.58	6d	1	0.16mi
1007 Marvin Ave Leesville, LA	3.0	2.0	1450	$950	$0.66	6d	1	0.18mi
2009 Jean St Leesville, LA	4.0	2.0	2070	$1,650	$0.80	6d	1	0.28mi
1307 Aaron St Leesville, LA	4.0	2.0	1213	$1,350	$1.11	6d	1	0.42mi
116 Nelda Dr Leesville, LA	3.0	2.0	1467	$1,425	$0.97	2d	1	0.43mi
1219 Port Arthur Ter Leesville, LA	3.0	2.0	1800	$1,400	$0.78	139d	1	0.56mi
211 N Gladys St Leesville, LA	3.0	2.0	1376	$1,600	$1.16	6d	1	0.76mi
1006 S 9th St Leesville, LA	4.0	2.0	1430	$1,700	$1.19	6d	1	0.88mi
400 S 7th St Leesville, LA	3.0	2.0	1600	$1,550	$0.97	6d	1	0.94mi
1608 Amour Dr #3 Leesville, LA	2.0	1.5	1060	$725	$0.68	6d	1	1.11mi
10 Katherine Loop Leesville, LA	3.0	2.0	1106	$1,100	$0.99	139d	1	1.38mi

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne-story
• Exterior features: Composition roofLot approximately 0.3 acreZoned residential

Interior

• Bathrooms: 1 full bathroom1 three-quarter bathroom
• Interior features: Central heatingCentral air7 total rooms

Listing history 30 events

1. 2026-09-23
   days on market $91,000 Active 35 DOM
2. 2026-09-21
   days on market $91,000 Active 33 DOM
3. 2026-09-20
   days on market $91,000 Active 32 DOM
4. 2026-09-19
   days on market $91,000 Active 31 DOM
5. 2026-09-18
   days on market $91,000 Active 30 DOM
6. 2026-09-17
   days on market $91,000 Active 29 DOM
7. 2026-09-16
   days on market $91,000 Active 28 DOM
8. 2026-09-15
   days on market $91,000 Active 27 DOM
9. 2026-09-14
   days on market $91,000 Active 26 DOM
10. 2026-09-13
    days on market $91,000 Active 25 DOM
11. 2026-09-12
    days on market $91,000 Active 24 DOM
12. 2026-09-11
    days on market $91,000 Active 23 DOM
13. 2026-09-05
    days on market $91,000 Active 17 DOM
14. 2026-09-04
    days on market $91,000 Active 16 DOM
15. 2026-09-03
    days on market $91,000 Active 15 DOM
16. 2026-09-02
    days on market $91,000 Active 14 DOM
17. 2026-08-30
    days on market $91,000 Active 11 DOM
18. 2026-08-29
    days on market $91,000 Active 10 DOM
19. 2026-08-28
    days on market $91,000 Active 9 DOM
20. 2026-08-27
    days on market $91,000 Active 8 DOM
21. 2026-08-25
    days on market $91,000 Active 6 DOM
22. 2026-08-24
    days on market $91,000 Active 5 DOM
23. 2026-08-23
    days on market $91,000 Active 4 DOM
24. 2026-08-22
    days on market $91,000 Active 3 DOM
25. 2026-08-21
    days on market $91,000 Active 2 DOM
26. 2026-08-20
    pricestatusdays on marketlisting id $91,000 Active 1 DOM
27. 2016-09-20
    soldstatus 279-char remark

    Show marketing remark (279 chars)

    Warm up to the FirePlace in this Spacious 3 BedRoom 2 Bath Home, with Huge Den & Office during this Cold Holiday Season. All Appliances are included & New Double Insulated Windows. Located Near the School & Library. Call your Realtor today for your appointment.

28. 2016-09-20
    soldstatus $79,900

    Show marketing remark (279 chars)

    Warm up to the FirePlace in this Spacious 3 BedRoom 2 Bath Home, with Huge Den & Office during this Cold Holiday Season. All Appliances are included & New Double Insulated Windows. Located Near the School & Library. Call your Realtor today for your appointment.

29. 2015-12-04
    listed $79,900 279-char remark

    Show marketing remark (279 chars)

    Warm up to the FirePlace in this Spacious 3 BedRoom 2 Bath Home, with Huge Den & Office during this Cold Holiday Season. All Appliances are included & New Double Insulated Windows. Located Near the School & Library. Call your Realtor today for your appointment.

30. 2005-02-10
    soldstatus 27-char remark

    Show marketing remark (27 chars)

    Call Today for Appointment!

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $895 · $75/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $15,990
• − Mortgage interest: −$5,097
• − Property taxes: −$895
• − Insurance: −$455
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$2,647
• Taxable income: $4,337
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $4,515/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab Est. rehab $38,250–$68,850 screening

The home requires significant exterior repairs and maintenance, including painting the siding and re-grading the landscaping. These updates would significantly improve its resale and rental value.

Components & finishes AI

Roof metal · good Flooring wood

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Major Exterior siding — The exterior siding is visibly worn and in poor condition.
• Major Windows — The windows are in poor condition, with visible wear and tear.

Value-add opportunities

• Resale Painting the exterior siding — Painting the exterior siding can significantly improve the home's curb appeal and resale value. ↑
• Rental Re-grading the landscaping — A well-maintained and landscaped yard can attract more tenants and increase rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary West Leesville Elementary School F LA #324/646 Nat'l #26,279/41,679 Middle Leesville Junior High School F LA #95/218 Nat'l #7,813/14,009 High Leesville High School F LA #66/265 Nat'l #7,439/17,239

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

B Composite livability gradescore 73/100

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 · 45,401 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: 9% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne-story
• Exterior features: Composition roofLot approximately 0.3 acreZoned residential

Interior

• Bathrooms: 1 full bathroom1 three-quarter bathroom
• Interior features: Central heatingCentral air7 total rooms

Price history

+13.9% since first listed

5 events — show timeline

• 2026-08-19 Listed $91,000 GFPAR
• 2016-09-20 Sold (Public Records) $79,900 Public Records
• 2016-09-20 Sold (MLS) — GFPAR
• 2015-12-04 Listed $79,900 GFPAR
• 2005-02-10 Sold (MLS) — GFPAR

Property tax history

+1.8%/yr

Latest (2025): $895 · -0.8% YoY. Source: county tax records.