600 Anacoco · Leesville, LA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $1,269 – $2,357
Heat risk 8/10 · Major
- Hot days now (above 110°F)
- 7 days/yr
- Hot days in 30 yrs
- 20 days/yr
Wind risk 8/10 · Major
- Chance of severe wind over 30 yrs
- 99.0%
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Rent growth +4.9/5.0
- Schools +3.9/10.0
- Livability +3.7/5.0
- Condition / age +2.2/5.0
- Appreciation +0.0/10.0
$86,000
600 Anacoco · Leesville, LA 71446
4 bd · 1.0 ba · 1,045 sqft · SingleFamily
· 160 Days on market
9,148 sqft lot
$82/sqft
· 30% below area
Est $124k · 30% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
This charming home has lots of character and space for a starter home or great investment property. Nestled in lots of trees, the home provides lots of privacy and is still near all the shopping centers. THIS is a MUST SEE!!! Call for your appointment today.
Key facts
- Provides privacy
- Near shopping
- Shade trees
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 4-bed/1.0-bath single-family listed at $86k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $704 ($8k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $86k).
- Recommended offer: $76k (12.0% below list) — sets the bar for market timing.
- Cap rate 16.1% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).
- This rent runs 34% 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 $595 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.
Negotiation context
- It's been on market 160 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 5y 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 $50k; list at $86k implies a 72% 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
$75,680
(12.0% below list)
Questions for the listing agent
- It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.82% ✓
- Cap rate
- 16.12%
- Cash-on-cash
- 35.08%
- DSCR
- 2.56
- GRM
- 4.6
CMA / ARV
- ARV (median comp)
- $123,718
- List price
- $86,000
- Delta
- -30.49%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 800 Marvin Ave | 0.98mi | 3/2.0 (-1) | 1,100 (+5%) | 9mo | $125,000 | $114 | 39 |
| 15 Kurthwood Rd | 0.81mi | 3/1.0 (-1) | 1,082 (+4%) | 20mo | $104,900 | $97 | 38 |
| 103 Powell Dr | 1.03mi | 3/1.5 (-1) | 975 (-7%) | 12mo | $115,000 | $118 | 37 |
| 1201 S 10th St | 1.07mi | 3/2.0 (-1) | 956 (-8%) | 8mo | $107,000 | $112 | 35 |
| 1 Katherine Loop | 0.46mi | 3/2.0 (-1) | 1,160 (+11%) | 21mo | $120,500 | $104 | 34 |
| 105 Nelda St | 0.90mi | 3/1.5 (-1) | 1,135 (+9%) | 13mo | $135,500 | $119 | 33 |
| 302 W Harriet St | 0.54mi | 3/1.5 (-1) | 1,200 (+15%) | 14mo | $150,000 | $125 | 31 |
| 805 Dennis Ave | 0.93mi | 3/1.0 (-1) | 1,231 (+18%) | 7mo | $91,000 | $74 | 30 |
| 106 Powell | 1.02mi | 3/2.0 (-1) | 1,244 (+19%) | 3mo | $164,000 | $132 | 28 |
| 1201 John Paul Jones Ave | 1.01mi | 3/1.0 (-1) | 1,221 (+17%) | 10mo | $143,000 | $117 | 27 |
| 512 Whittington St | 0.86mi | 3/1.5 (-1) | 1,208 (+16%) | 12mo | $60,000 | $50 | 23 |
| 507 Whittington St | 0.83mi | 3/1.0 (-1) | 1,235 (+18%) | 23mo | $95,000 | $77 | 16 |
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
- 35.9%
- Equity multiple
- 2.63×
- Total profit
- $39,161
- Equity at exit
- $12,823
10-year hold
- IRR
- 45.1%
- Equity multiple
- 6.37×
- Total profit
- $129,429
- Equity at exit
- $7,436
Cash invested: $24,080 (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.
Active competition Active MLS
- For sale now
- 11 active · 1 under contract
- Median asking
- $112,000 ($99/sqft)
- Median days on market
- 134 d
- This list price
- 9% of active listings are priced below it
- ARV vs active asking
- +19.4% above 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
- 4.6×
Monthly cashflow live
↻
- Estimated rent
- $1,565 high interval (Pro) →
- Mortgage (P&I)
- −$451
- Tax from tax record
- −$46 /mo · $549/yr
- Insurance
- −$36
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$329
- Net cashflow
- $704
Break-even live
Break-even rent
$674
Max offer price
$86,000
Occupancy floor
50%
Sensitivity live
| Price | -10% $753 | -5% $728 | +0% $704 | +5% $680 | +10% $655 |
|---|---|---|---|---|---|
| Rent | -10% $580 | -5% $642 | +0% $704 | +5% $766 | +10% $828 |
| Rate | -1.0pp $747 | -0.5pp $726 | base $704 | +0.5pp $682 | +1.0pp $659 |
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
- $21,500
- Closing costs
- $2,580
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 9 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 211 N Gladys St Leesville, LA | 3.0 | 2.0 | 1376 | $1,600 | $1.16 | 6d | 1 | 0.25mi |
| 10 Katherine Loop Leesville, LA | 3.0 | 2.0 | 1106 | $1,100 | $0.99 | 139d | 1 | 0.54mi |
| 207 Belview Rd Leesville, LA | 3.0 | 1.5 | 1300 | $1,200 | $0.92 | 139d | 1 | 0.64mi |
| 116 Nelda Dr Leesville, LA | 3.0 | 2.0 | 1467 | $1,425 | $0.97 | 2d | 1 | 0.82mi |
| 1006 S 9th St Leesville, LA | 4.0 | 2.0 | 1430 | $1,700 | $1.19 | 6d | 1 | 0.96mi |
| 347 Watson Rd Unit 20 Leesville, LA | 3.0 | 1.0 | 1160 | $595 | $0.51 | 139d | 1 | 1.02mi |
| 1007 Marvin Ave Leesville, LA | 3.0 | 2.0 | 1450 | $950 | $0.66 | 6d | 1 | 1.13mi |
| 1307 Aaron St Leesville, LA | 4.0 | 2.0 | 1213 | $1,350 | $1.11 | 6d | 1 | 1.32mi |
| 1403 Aaron St Leesville, LA | 3.0 | 1.0 | 926 | $1,050 | $1.13 | 139d | 1 | 1.32mi |
Property features AI
Exterior
- Utilities
- Public waterPublic sewer
- Home design
- Single-family residenceOne story
- Construction
- Slab foundation
- Exterior features
- Composition roofLocated in the Bray Addition subdivision
Interior
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Central heatingCentral air conditioning
- Interior features
- RefrigeratorElectric range
Listing history 50 events
-
2026-09-24days on market $86,000 Active 160 DOM
-
2026-09-23days on market $86,000 Active 159 DOM
-
2026-09-21days on market $86,000 Active 157 DOM
-
2026-09-20days on market $86,000 Active 156 DOM
-
2026-09-19days on market $86,000 Active 155 DOM
-
2026-09-18days on market $86,000 Active 154 DOM
-
2026-09-17days on market $86,000 Active 153 DOM
-
2026-09-16days on market $86,000 Active 152 DOM
-
2026-09-15days on market $86,000 Active 151 DOM
-
2026-09-14days on market $86,000 Active 150 DOM
-
2026-09-13days on market $86,000 Active 149 DOM
-
2026-09-12days on market $86,000 Active 148 DOM
-
2026-09-11days on market $86,000 Active 147 DOM
-
2026-09-05days on market $86,000 Active 141 DOM
-
2026-09-04days on market $86,000 Active 140 DOM
-
2026-09-03days on market $86,000 Active 139 DOM
-
2026-09-02days on market $86,000 Active 138 DOM
-
2026-08-30days on market $86,000 Active 135 DOM
-
2026-08-29days on market $86,000 Active 134 DOM
-
2026-08-28days on market $86,000 Active 133 DOM
-
2026-08-27days on market $86,000 Active 132 DOM
-
2026-08-25days on market $86,000 Active 130 DOM
-
2026-08-24days on market $86,000 Active 129 DOM
-
2026-08-23days on market $86,000 Active 128 DOM
-
2026-08-22days on market $86,000 Active 127 DOM
-
2026-08-21days on market $86,000 Active 126 DOM
-
2026-08-20days on market $86,000 Active 125 DOM
-
2026-08-19days on market $86,000 Active 124 DOM
-
2026-08-18days on market $86,000 Active 123 DOM
-
2026-08-17days on market $86,000 Active 122 DOM
-
2026-08-16days on market $86,000 Active 121 DOM
-
2026-08-15days on market $86,000 Active 120 DOM
-
2026-08-14days on market $86,000 Active 119 DOM
-
2026-08-13days on market $86,000 Active 118 DOM
-
2026-08-12days on market $86,000 Active 117 DOM
-
2026-08-11days on market $86,000 Active 116 DOM
-
2026-08-10days on market $86,000 Active 115 DOM
-
2026-08-09days on market $86,000 Active 114 DOM
-
2026-08-08days on market $86,000 Active 113 DOM
-
2026-08-07days on market $86,000 Active 112 DOM
-
2026-08-06days on market $86,000 Active 111 DOM
-
2026-08-05days on market $86,000 Active 110 DOM
-
2026-08-04days on market $86,000 Active 109 DOM
-
2026-08-03days on market $86,000 Active 108 DOM
-
2026-07-31days on market $86,000 Active 105 DOM
-
2026-07-30days on market $86,000 Active 104 DOM
-
2026-07-29days on market $86,000 Active 103 DOM
-
2026-07-27days on market $86,000 Active 101 DOM
-
2026-07-25days on market $86,000 Active 99 DOM
-
2026-07-24days on market $86,000 Active 98 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
- $549 · $46/mo
- Projected year-2 tax
- $549 · $46/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 99% chance of damaging wind over 30 yrs
- Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $18,783
- − Mortgage interest
- −$4,817
- − Property taxes
- −$549
- − Insurance
- −$430
- − Repairs & maintenance
- −$1,503
- − Management
- −$1,503
- − Depreciation
- −$2,502
- Taxable income
- $7,480
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,795
- After-tax cash flow
- $6,653/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
45/100
Moderate rehab
Est. rehab $26,125–$47,025 screening
This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, and exterior. Upgrades in these areas can significantly boost its resale and rental potential.
Components & finishes AI
Roof asphalt shingle · good
Flooring tile
Deferred maintenance Est. $500–$2,000 screening
- Minor Roof (roof) — No visible signs of damage or wear on the roof.
Repairs flagged
- Minor Kitchen cabinets — Some wear and tear visible on the cabinets.
- Major Bathroom fixtures — The bathroom appears outdated and may need a full renovation.
- Moderate Exterior siding — The siding shows signs of wear and may need repainting or minor repairs.
Value-add opportunities
- Resale Update the kitchen with new cabinets and appliances — A modern kitchen can significantly increase the home's appeal to potential buyers. ↑
- Resale Renovate the bathroom — A fresh bathroom can greatly enhance the home's value and attract more buyers. ↑
- Both Paint interior walls and exterior siding — Fresh paint can improve the home's curb appeal and interior aesthetics, benefiting both resale and rental. ↑
ⓘ 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 38/100
Zoned Schools
Elementary
North Polk Elementary School
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
- Severe rent burden
- 9% of renters
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
+24.6% since first listed9 events — show timeline
- 2026-04-17 Listed $86,000 GFPAR
- 2025-03-08 Rental Removed $1,000 RENTEC
- 2025-03-03 Listed for Rent $1,000 RENTEC
- 2024-09-24 Rental Removed $950 RENTEC
- 2024-06-17 Listed for Rent $950 RENTEC
- 2022-02-14 Price Changed $800 RENT.
- 2021-09-14 Sold (Public Records) $50,000 Public Records
- 2021-09-14 Sold (MLS) — GFPAR
- 2021-05-13 Listed $69,000 GFPAR
Property tax history
+7.3%/yrLatest (2025): $549 · -0.8% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…