743 Lions Cp · Anacoco, LA 71403

$169,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 111 Days on market

Built 2016 Good condition 0.90 ac lot $117/sqft · 91% above area

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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 +27.2/30.0
• DSCR +9.5/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This well-maintained 3 bed, 2 bath home combines STYLISH living and LOCATION as it is situated on approximately . 9 acres in ANACOCO. You are welcomed by WARM and INVITING living spaces to include plenty of built-ins and MODERN, barn-style doors in the kitchen. The owner suite is spacious with a LUXURY-style bathroom to include an over-sized tub and separate shower. Large covered back porch is perfect to enjoy coffee, sunsets and nature. This BEAUTIFUL home is move-in ready and waiting for you!

Key facts

• Owner suite
• Barn-style doors
• Covered back porch

Tags

• BARN-STYLE DOORS
• OWNER SUITE
• LUXURY-STYLE BATHROOM
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $154k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.6% in Anacoco — 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 69/100 on livability (#81 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: health & safety C-, crime 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: 47 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (8.2% 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 (8.2% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $153,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 A-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?
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (median comp): $88,316
• List price: $169,000
• Delta: 91.36%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

8.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 3.16×
• Total profit: $102,282
• Equity at exit: $130,324

10-year hold

• IRR: 26.6%
• Equity multiple: 6.79×
• Total profit: $273,766
• Equity at exit: $260,554

Cash invested: $47,320 (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 71403

• Home prices YoY: 4.6%
• Active inventory: 47
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $485

Break-even live

Break-even rent $1,301

Max offer price $169,000

Occupancy floor 70%

Sensitivity live

Price	-10% $581	-5% $533	+0% $485	+5% $437	+10% $390
Rent	-10% $334	-5% $410	+0% $485	+5% $561	+10% $637
Rate	-1.0pp $570	-0.5pp $528	base $485	+0.5pp $441	+1.0pp $397

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $169,000 Active 111 DOM
2. 2026-06-18
   days on market $169,000 Active 110 DOM
3. 2026-06-17
   days on market $169,000 Active 109 DOM
4. 2026-06-16
   days on market $169,000 Active 108 DOM
5. 2026-06-15
   days on market $169,000 Active 107 DOM
6. 2026-06-14
   days on market $169,000 Active 105 DOM
7. 2026-06-12
   days on market $169,000 Active 104 DOM
8. 2026-06-09
   days on market $169,000 Active 101 DOM
9. 2026-06-08
   days on market $169,000 Active 100 DOM
10. 2026-06-07
    days on market $169,000 Active 99 DOM
11. 2026-06-07
    days on market $169,000 Active 98 DOM
12. 2026-06-04
    days on market $169,000 Active 95 DOM
13. 2026-06-02
    days on market $169,000 Active 94 DOM
14. 2026-06-01
    days on market $169,000 Active 93 DOM
15. 2026-05-31
    days on market $169,000 Active 92 DOM
16. 2026-05-31
    days on market $169,000 Active 91 DOM
17. 2026-02-28
    listed $169,000 Active 499-char remark

    Show marketing remark (499 chars)

    This well-maintained 3 bed, 2 bath home combines STYLISH living and LOCATION as it is situated on approximately . 9 acres in ANACOCO. You are welcomed by WARM and INVITING living spaces to include plenty of built-ins and MODERN, barn-style doors in the kitchen. The owner suite is spacious with a LUXURY-style bathroom to include an over-sized tub and separate shower. Large covered back porch is perfect to enjoy coffee, sunsets and nature. This BEAUTIFUL home is move-in ready and waiting for you!

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: +$76/yr (+$6/mo · 8.9%)

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

Taxation est. · year 1

• Rental income: $22,983
• − Mortgage interest: −$9,467
• − Property taxes: −$854
• − Insurance: −$845
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$4,916
• Taxable income: $3,224
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $5,049/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 · 10 photos

Good 80/100 None rehab

This well-maintained 3-bedroom, 2-bathroom home is move-in ready and offers modern updates and a beautiful location. It is situated on approximately 0.9 acres in Anacoco, Louisiana.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value.
• Resale Upgrading the flooring in the bathrooms — Upgrading to a more modern material can increase the home's resale value.
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's resale value and attract more buyers.
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.
• Both Upgrading the windows to energy-efficient ones — Energy-efficient windows can improve energy efficiency and reduce utility costs, benefiting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and property value. ↑
• Resale Upgrading the flooring in the bathrooms — Upgrading to a more modern material can increase the home's resale value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's resale value and attract more buyers. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both Upgrading the windows to energy-efficient ones — Energy-efficient windows can improve energy efficiency and reduce utility costs, benefiting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Anacoco

• Score: 69/100
• State rank: #81
• US rank: #9004

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment A- Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,792

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 5% Slovak 1% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 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: ▲ 8.17%
• Current HPI: 186.1416
• 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

1 event — show timeline

• 2026-02-28 Listed $169,000 GFPAR

Property tax history

+5.5%/yr

Latest (2025): $854 · -1.3% YoY. Source: county tax records.