1038 Longleaf · Leesville, LA 71446

$165,000

3 bd · 1.5 ba · 1,319 sqft · SingleFamily · 29 Days on market

Built 1977 0.25 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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Rent growth +4.9/5.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 BedRoom Brick Ranch offers a LivRm and Den, Fenced Yard and equipped with a tenant if you're an investor. Call today for your showing.

Key facts

• 0.25 acre lot
• Built 1977
• Listed 28 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Slab foundation
• Exterior features: Composition roof; Residential zoning; Subdivision: Pinecrest Addition

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $188 ($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 $152k (7.6% below list).
• Recommended offer: $152k (7.6% 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; 2 comparable units currently listed for rent nearby; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $90k; list at $165k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $152,390 (7.6% below list)

Questions for the listing agent

1. Built in 1977 — 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: 0.92% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $101,563
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 Anderson Dr	0.13mi	3/1.0	1,247 (-6%)	8mo	$33,500	$27	76
805 Dennis Ave	0.30mi	3/1.0	1,231 (-7%)	4mo	$91,000	$74	70
907 Dennis Ave	0.27mi	3/1.0	1,449 (+10%)	6mo	$70,000	$48	64
512 Whittington St	0.38mi	3/1.5	1,208 (-8%)	9mo	$60,000	$50	61
804 Marvin Ave	0.23mi	3/1.0	1,244 (-6%)	21mo	$106,374	$86	60
1001 Pinckney Ave	0.35mi	3/1.0	1,274 (-3%)	21mo	$115,000	$90	59
1201 John Paul Jones Ave	0.51mi	3/1.0	1,221 (-7%)	6mo	$143,000	$117	56
507 Whittington St	0.41mi	3/1.0	1,235 (-6%)	20mo	$95,000	$77	51
105 Nelda St	0.41mi	3/1.5	1,135 (-14%)	10mo	$135,500	$119	50

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: -3.7%
• Equity multiple: 0.85×
• Total profit: $-6,793
• Equity at exit: $24,602

10-year hold

• IRR: 10.6%
• Equity multiple: 1.99×
• Total profit: $45,903
• Equity at exit: $14,266

Cash invested: $46,200 (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 71446

• Home prices YoY: -32.1%
• Rents YoY: 9.6%
• Active inventory: 210
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $188

Break-even live

Break-even rent $1,287

Max offer price $165,000

Occupancy floor 83%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.55mi
1219 Port Arthur Ter Leesville, LA	3.0	2.0	1800	$1,400	$0.78	44d	1	0.92mi

Listing history 25 events

1. 2026-06-19
   days on market $165,000 Active 29 DOM
2. 2026-06-18
   days on market $165,000 Active 28 DOM
3. 2026-06-17
   days on market $165,000 Active 27 DOM
4. 2026-06-16
   days on market $165,000 Active 26 DOM
5. 2026-06-15
   days on market $165,000 Active 25 DOM
6. 2026-06-14
   days on market $165,000 Active 23 DOM
7. 2026-06-12
   days on market $165,000 Active 22 DOM
8. 2026-06-09
   days on market $165,000 Active 19 DOM
9. 2026-06-08
   days on market $165,000 Active 18 DOM
10. 2026-06-07
    days on market $165,000 Active 17 DOM
11. 2026-06-07
    days on market $165,000 Active 16 DOM
12. 2026-06-04
    days on market $165,000 Active 13 DOM
13. 2026-06-02
    days on market $165,000 Active 12 DOM
14. 2026-06-01
    days on market $165,000 Active 11 DOM
15. 2026-05-31
    days on market $165,000 Active 10 DOM
16. 2026-05-31
    days on market $165,000 Active 9 DOM
17. 2026-05-21
    listed $165,000 Active
18. 2022-11-02
    status Active
19. 2022-10-22
    status Pending
20. 2022-10-03
    listed $134,000 Active
21. 2022-08-09
    soldstatus Closed 141-char remark

    Show marketing remark (141 chars)

    This 3 BedRoom Brick Ranch offers a LivRm and Den, Fenced Yard and equipped with a tenant if you're an investor. Call today for your showing.

22. 2022-05-25
    soldstatus $90,000
23. 2022-05-12
    status Pending 141-char remark

    Show marketing remark (141 chars)

    This 3 BedRoom Brick Ranch offers a LivRm and Den, Fenced Yard and equipped with a tenant if you're an investor. Call today for your showing.

24. 2022-03-11
    listed $105,000 Active 141-char remark

    Show marketing remark (141 chars)

    This 3 BedRoom Brick Ranch offers a LivRm and Den, Fenced Yard and equipped with a tenant if you're an investor. Call today for your showing.

25. 2005-03-03
    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: $988 · $82/mo
• Projected year-2 tax: $988 · $82/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 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: $18,287
• − Mortgage interest: −$9,243
• − Property taxes: −$988
• − Insurance: −$825
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$4,800
• Taxable loss: −$495
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $2,369/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

+57.1% since first listed

9 events — show timeline

• 2026-05-21 Listed $165,000 GFPAR
• 2022-11-02 Relisted — GFPAR
• 2022-10-22 Pending — GFPAR
• 2022-10-03 Listed $134,000 GFPAR
• 2022-08-09 Sold (MLS) — GFPAR
• 2022-05-25 Sold (Public Records) $90,000 Public Records
• 2022-05-12 Pending — GFPAR
• 2022-03-11 Listed $105,000 GFPAR
• 2005-03-03 Sold (MLS) — GFPAR

Property tax history

+6.3%/yr

Latest (2025): $988 · -0.8% YoY. Source: county tax records.