1122 Anderson Dr · Leesville, LA 71446

$124,000

3 bd · 2.0 ba · 2,241 sqft · SingleFamily · 140 Days on market

Built 1970 9,148 sqft lot $55/sqft · 26% below area Est $168k · 26% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

Welcome to this spacious property offering generous square footage and a large living room and kitchen--providing a fantastic canvas for your personal touch! This over 2,600 sq. ft. home features 3 bedrooms, 2 full bathrooms, plus two additional rooms with closets, offering flexibility for an office, hobby room, or extra sleeping space. If that's not enough, a sunroom awaits its makeover to become the perfect hang out area. With a little TLC, this property would make a great home or investment opportunity. Home also features a NEW HVAC system!

Key facts

• Large living room
• Large kitchen
• Sunroom

Tags

• LARGE LIVING ROOM
• LARGE KITCHEN
• SUNROOM
• NEW HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $109k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 7.3% 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.
• Market conditions: Rents rising fast (+9.6%/yr); 210 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).
• 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 $857 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 $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $102k; 22% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.25% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (median comp): $168,309
• List price: $124,000
• Delta: -26.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1037 Hood Ln	0.27mi	4/3.0 (+1)	2,459 (+10%)	4mo	$165,000	$67	59

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: 10.8%
• Equity multiple: 1.45×
• Total profit: $15,689
• Equity at exit: $18,489

10-year hold

• IRR: 23.4%
• Equity multiple: 3.49×
• Total profit: $86,309
• Equity at exit: $10,721

Cash invested: $34,720 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $434

Break-even live

Break-even rent $994

Max offer price $124,000

Occupancy floor 67%

Sensitivity live

Price	-10% $504	-5% $469	+0% $434	+5% $399	+10% $364
Rent	-10% $312	-5% $373	+0% $434	+5% $495	+10% $556
Rate	-1.0pp $496	-0.5pp $466	base $434	+0.5pp $402	+1.0pp $369

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1219 Port Arthur Ter Leesville, LA	3.0	2.0	1800	$1,400	$0.78	44d	1	0.86mi

Listing history 27 events

1. 2026-06-19
   days on market $124,000 Active 140 DOM
2. 2026-06-18
   days on market $124,000 Active 139 DOM
3. 2026-06-17
   days on market $124,000 Active 138 DOM
4. 2026-06-16
   days on market $124,000 Active 137 DOM
5. 2026-06-15
   days on market $124,000 Active 136 DOM
6. 2026-06-14
   days on market $124,000 Active 134 DOM
7. 2026-06-12
   days on market $124,000 Active 133 DOM
8. 2026-06-09
   days on market $124,000 Active 130 DOM
9. 2026-06-08
   days on market $124,000 Active 129 DOM
10. 2026-06-07
    days on market $124,000 Active 128 DOM
11. 2026-06-07
    days on market $124,000 Active 127 DOM
12. 2026-06-04
    days on market $124,000 Active 124 DOM
13. 2026-06-02
    days on market $124,000 Active 123 DOM
14. 2026-06-01
    days on market $124,000 Active 122 DOM
15. 2026-05-31
    days on market $124,000 Active 121 DOM
16. 2026-05-31
    days on market $124,000 Active 120 DOM
17. 2026-05-18
    price $124,000 549-char remark

    Show marketing remark (549 chars)

    Welcome to this spacious property offering generous square footage and a large living room and kitchen--providing a fantastic canvas for your personal touch! This over 2,600 sq. ft. home features 3 bedrooms, 2 full bathrooms, plus two additional rooms with closets, offering flexibility for an office, hobby room, or extra sleeping space. If that's not enough, a sunroom awaits its makeover to become the perfect hang out area. With a little TLC, this property would make a great home or investment opportunity. Home also features a NEW HVAC system!

18. 2026-03-06
    price $128,000 549-char remark

    Show marketing remark (549 chars)

    Welcome to this spacious property offering generous square footage and a large living room and kitchen--providing a fantastic canvas for your personal touch! This over 2,600 sq. ft. home features 3 bedrooms, 2 full bathrooms, plus two additional rooms with closets, offering flexibility for an office, hobby room, or extra sleeping space. If that's not enough, a sunroom awaits its makeover to become the perfect hang out area. With a little TLC, this property would make a great home or investment opportunity. Home also features a NEW HVAC system!

19. 2026-01-30
    listed $135,000 Active 549-char remark

    Show marketing remark (549 chars)

    Welcome to this spacious property offering generous square footage and a large living room and kitchen--providing a fantastic canvas for your personal touch! This over 2,600 sq. ft. home features 3 bedrooms, 2 full bathrooms, plus two additional rooms with closets, offering flexibility for an office, hobby room, or extra sleeping space. If that's not enough, a sunroom awaits its makeover to become the perfect hang out area. With a little TLC, this property would make a great home or investment opportunity. Home also features a NEW HVAC system!

20. 2023-05-30
    soldstatus Closed 374-char remark

    Show marketing remark (374 chars)

    Affordable and SPACIOUS! This home has 3 bedrooms PLUS two additional rooms with closets, PLUS two living rooms and a beautiful kitchen with a MASSIVE island! Still need more room? The fenced backyard also boasts a storage building with electricity! With just a little TLC, this home would be perfect for someone looking for room to spread out! Priced to SELL! Easy to show!

21. 2023-05-30
    soldstatus $102,000

    Show marketing remark (374 chars)

    Affordable and SPACIOUS! This home has 3 bedrooms PLUS two additional rooms with closets, PLUS two living rooms and a beautiful kitchen with a MASSIVE island! Still need more room? The fenced backyard also boasts a storage building with electricity! With just a little TLC, this home would be perfect for someone looking for room to spread out! Priced to SELL! Easy to show!

22. 2023-04-28
    status Pending 374-char remark

    Show marketing remark (374 chars)

    Affordable and SPACIOUS! This home has 3 bedrooms PLUS two additional rooms with closets, PLUS two living rooms and a beautiful kitchen with a MASSIVE island! Still need more room? The fenced backyard also boasts a storage building with electricity! With just a little TLC, this home would be perfect for someone looking for room to spread out! Priced to SELL! Easy to show!

23. 2023-04-10
    status Active 374-char remark

    Show marketing remark (374 chars)

    Affordable and SPACIOUS! This home has 3 bedrooms PLUS two additional rooms with closets, PLUS two living rooms and a beautiful kitchen with a MASSIVE island! Still need more room? The fenced backyard also boasts a storage building with electricity! With just a little TLC, this home would be perfect for someone looking for room to spread out! Priced to SELL! Easy to show!

24. 2023-01-06
    listed $110,000 Active 374-char remark

    Show marketing remark (374 chars)

    Affordable and SPACIOUS! This home has 3 bedrooms PLUS two additional rooms with closets, PLUS two living rooms and a beautiful kitchen with a MASSIVE island! Still need more room? The fenced backyard also boasts a storage building with electricity! With just a little TLC, this home would be perfect for someone looking for room to spread out! Priced to SELL! Easy to show!

25. 2014-04-23
    soldstatus $87,900
26. 2014-04-21
    soldstatus
27. 2014-02-04
    listed $87,900

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,004 · $84/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 · 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: $18,526
• − Mortgage interest: −$6,946
• − Property taxes: −$1,004
• − Insurance: −$620
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$3,607
• Taxable income: $3,385
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $4,396/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

+41.1% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $124,000 GFPAR
• 2026-03-06 Price Changed $128,000 GFPAR
• 2026-01-30 Listed $135,000 GFPAR
• 2023-05-30 Sold (Public Records) $102,000 Public Records
• 2023-05-30 Sold (MLS) — GFPAR
• 2023-04-28 Pending — GFPAR
• 2023-04-10 Relisted — GFPAR
• 2023-01-06 Listed $110,000 GFPAR
• 2014-04-23 Sold (Public Records) $87,900 Public Records
• 2014-04-21 Sold (MLS) — GFPAR
• 2014-02-04 Listed $87,900 GFPAR

Property tax history

+0.9%/yr

Latest (2025): $1,004 · -0.8% YoY. Source: county tax records.