108 Miller Ave · Leesville, LA 71446

$159,900

4 bd · 3.5 ba · 1,974 sqft · SingleFamily · 3 Days on market

Built 1999 0.29 ac lot Est $233k · 31% under ↓ 5% since listing

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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
• 1% rule +5.8/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UPDATED INCOME PRODUCING DUPLEX near LEESVILLE HIGH SCHOOL with an easy drive to FORT POLK and a quick zip to HWY 28 on to Alexandria International Airport! It features just under 1k square per unit! First floor unit leased at $950 per mo: 2BR/1.5ba 2nd floor unit Vacant:2br/2ba! BUILD YOUR PORTFOLIO OR ADD TO IT WITH THIS GEM!

Key facts

• Quick zip to hwy 28
• 0.29 acre lot
• Built 1999

Tags

• INCOME PRODUCING DUPLEX
• EASY DRIVE TO FORT POLK
• QUICK ZIP TO HWY 28

Property features AI

Exterior

• Parking: No designated parking
• Home design: Single family residence
• Construction: Construction materials: Other
• Exterior features: Metal roof

Interior

• Bathrooms: 3 full bathrooms; 1 half bathroom
• Interior features: Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).

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 37% 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.

Recommended offer $159,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $232,932
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Miller Ave	0.15mi	4/2.0	1,900 (-4%)	21mo	$110,000	$58	63
106 Harrison St	0.09mi	3/2.0 (-1)	1,700 (-14%)	9mo	$212,000	$125	54
204 N 1st St	0.46mi	3/2.0 (-1)	1,805 (-9%)	13mo	$150,000	$83	42
102 E Lee St	0.46mi	3/2.0 (-1)	2,244 (+14%)	18mo	$265,000	$118	30
100 E Lee St	0.46mi	3/2.0 (-1)	1,684 (-15%)	18mo	$192,500	$114	28
503 E Maggie St	0.71mi	3/2.0 (-1)	1,725 (-13%)	24mo	$208,000	$121	15

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,942
• Equity at exit: $23,842

10-year hold

• IRR: 15.1%
• Equity multiple: 2.50×
• Total profit: $67,246
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $294

Break-even live

Break-even rent $1,348

Max offer price $159,900

Occupancy floor 78%

Sensitivity live

Price	-10% $385	-5% $340	+0% $294	+5% $249	+10% $204
Rent	-10% $159	-5% $226	+0% $294	+5% $362	+10% $430
Rate	-1.0pp $375	-0.5pp $335	base $294	+0.5pp $253	+1.0pp $211

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Belview Rd Leesville, LA	3.0	1.5	1300	$1,200	$0.92	44d	1	0.14mi
1219 Port Arthur Ter Leesville, LA	3.0	2.0	1800	$1,400	$0.78	44d	1	1.13mi

Listing history 4 events

1. 2026-06-19
   days on market $159,900 Active 3 DOM
2. 2026-06-18
   days on market $159,900 Active 2 DOM
3. 2026-06-17
   remarks 329-char remark
4. 2026-06-17
   listed $159,900 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: $1,921 · $160/mo
• Projected year-2 tax: $1,921 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,654
• − Mortgage interest: −$8,957
• − Property taxes: −$1,921
• − Insurance: −$800
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$4,652
• Taxable income: $1,020
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $3,289/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

-5.4% since first listed

7 events — show timeline

• 2026-06-16 Listed $159,900 SWLAR
• 2026-06-16 Listed $159,900 GFPAR
• 2026-06-16 Listed $159,900 AcadianaMLS
• 2024-06-24 Sold (MLS) — GFPAR
• 2023-11-15 Price Changed $159,000 GFPAR
• 2023-11-07 Listed $169,000 GFPAR
• 2007-07-17 Sold (Public Records) — Public Records

Property tax history

+13.5%/yr

Latest (2025): $1,921 · +16.3% YoY. Source: county tax records.