600 Anacoco · Leesville, LA 71446

$86,000

4 bd · 1.0 ba · 1,045 sqft · SingleFamily · 113 Days on market

Fair condition 9,148 sqft lot $82/sqft · 31% below area Est $124k · 31% 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 +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

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

• SHADE TREES
• PROVIDES PRIVACY
• NEAR SHOPPING
• NEAR RESTAURANTS
• 15 MINUTES TO FORT POLK

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 $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $78k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 5.5% 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); 249 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

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 113 days — a 9% lower offer ($78k) 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 $78,260 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.60% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.78%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

• ARV (median comp): $123,819
• List price: $86,000
• Delta: -30.54%
• 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%)	8mo	$125,000	$114	41
15 Kurthwood Rd	0.81mi	3/1.0 (-1)	1,082 (+4%)	18mo	$104,900	$97	39
103 Powell Dr	1.03mi	3/1.5 (-1)	975 (-7%)	10mo	$115,000	$118	38
1201 S 10th St	1.07mi	3/2.0 (-1)	956 (-8%)	6mo	$107,000	$112	36
1 Katherine Loop	0.46mi	3/2.0 (-1)	1,160 (+11%)	19mo	$120,500	$104	35
105 Nelda St	0.90mi	3/1.5 (-1)	1,135 (+9%)	11mo	$135,500	$119	34
302 W Harriet St	0.54mi	3/1.5 (-1)	1,200 (+15%)	13mo	$150,000	$125	32
805 Dennis Ave	0.93mi	3/1.0 (-1)	1,231 (+18%)	5mo	$91,000	$74	31
106 Powell	1.02mi	3/2.0 (-1)	1,244 (+19%)	2mo	$164,000	$132	29
1201 John Paul Jones Ave	1.01mi	3/1.0 (-1)	1,221 (+17%)	8mo	$143,000	$117	28
512 Whittington St	0.86mi	3/1.5 (-1)	1,208 (+16%)	10mo	$60,000	$50	24
507 Whittington St	0.83mi	3/1.0 (-1)	1,235 (+18%)	22mo	$95,000	$77	17

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: 27.1%
• Equity multiple: 2.20×
• Total profit: $28,843
• Equity at exit: $12,823

10-year hold

• IRR: 37.4%
• Equity multiple: 5.32×
• Total profit: $103,951
• 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.

Methodology + full state rankings →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 1 under contract
• Months of supply: 54.0 mo (2%/mo absorbed)
• Median asking: $112,000 ($99/sqft)
• Median days on market: 155 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +19.5% 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: 249
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$451
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $557

Break-even live

Break-even rent $674

Max offer price $86,000

Occupancy floor 55%

Sensitivity live

Price	-10% $606	-5% $582	+0% $557	+5% $533	+10% $509
Rent	-10% $448	-5% $503	+0% $557	+5% $612	+10% $666
Rate	-1.0pp $601	-0.5pp $579	base $557	+0.5pp $535	+1.0pp $512

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Katherine Loop Leesville, LA	3.0	2.0	1106	$1,100	$0.99	93d	1	0.54mi
207 Belview Rd Leesville, LA	3.0	1.5	1300	$1,200	$0.92	93d	1	0.64mi
347 Watson Rd Unit 20 Leesville, LA	3.0	1.0	1160	$595	$0.51	93d	1	1.02mi
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	93d	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

1. 2026-08-08
   days on market $86,000 Active 113 DOM
2. 2026-08-07
   days on market $86,000 Active 112 DOM
3. 2026-08-06
   days on market $86,000 Active 111 DOM
4. 2026-08-05
   days on market $86,000 Active 110 DOM
5. 2026-08-04
   days on market $86,000 Active 109 DOM
6. 2026-08-03
   days on market $86,000 Active 108 DOM
7. 2026-07-31
   days on market $86,000 Active 105 DOM
8. 2026-07-30
   days on market $86,000 Active 104 DOM
9. 2026-07-29
   days on market $86,000 Active 103 DOM
10. 2026-07-27
    days on market $86,000 Active 101 DOM
11. 2026-07-25
    days on market $86,000 Active 99 DOM
12. 2026-07-24
    days on market $86,000 Active 98 DOM
13. 2026-07-23
    days on market $86,000 Active 97 DOM
14. 2026-07-22
    days on market $86,000 Active 96 DOM
15. 2026-07-21
    days on market $86,000 Active 95 DOM
16. 2026-07-18
    days on market $86,000 Active 92 DOM
17. 2026-07-16
    days on market $86,000 Active 90 DOM
18. 2026-07-15
    days on market $86,000 Active 89 DOM
19. 2026-07-14
    days on market $86,000 Active 88 DOM
20. 2026-07-13
    days on market $86,000 Active 87 DOM
21. 2026-07-12
    days on market $86,000 Active 86 DOM
22. 2026-07-12
    days on market $86,000 Active 85 DOM
23. 2026-07-11
    days on market $86,000 Active 84 DOM
24. 2026-07-09
    days on market $86,000 Active 83 DOM
25. 2026-07-08
    days on market $86,000 Active 82 DOM
26. 2026-07-07
    days on market $86,000 Active 81 DOM
27. 2026-07-06
    days on market $86,000 Active 80 DOM
28. 2026-07-05
    days on market $86,000 Active 79 DOM
29. 2026-07-04
    days on market $86,000 Active 78 DOM
30. 2026-07-03
    days on market $86,000 Active 77 DOM
31. 2026-07-03
    days on market $86,000 Active 76 DOM
32. 2026-07-01
    days on market $86,000 Active 75 DOM
33. 2026-06-30
    days on market $86,000 Active 74 DOM
34. 2026-06-29
    days on market $86,000 Active 73 DOM
35. 2026-06-28
    days on market $86,000 Active 72 DOM
36. 2026-06-27
    days on market $86,000 Active 71 DOM
37. 2026-06-26
    days on market $86,000 Active 69 DOM
38. 2026-06-22
    days on market $86,000 Active 66 DOM
39. 2026-06-19
    days on market $86,000 Active 63 DOM
40. 2026-06-18
    days on market $86,000 Active 62 DOM
41. 2026-06-17
    days on market $86,000 Active 61 DOM
42. 2026-06-16
    days on market $86,000 Active 60 DOM
43. 2026-06-15
    days on market $86,000 Active 59 DOM
44. 2026-06-14
    days on market $86,000 Active 57 DOM
45. 2026-06-12
    days on market $86,000 Active 56 DOM
46. 2026-06-09
    days on market $86,000 Active 53 DOM
47. 2026-06-08
    days on market $86,000 Active 52 DOM
48. 2026-06-07
    days on market $86,000 Active 51 DOM
49. 2026-06-07
    days on market $86,000 Active 50 DOM
50. 2026-06-04
    days on market $86,000 Active 47 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

Taxation est. · year 1

• Rental income: $16,557
• − Mortgage interest: −$4,817
• − Property taxes: −$549
• − Insurance: −$430
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$2,502
• Taxable income: $5,610
• Est. tax owed @ 24.0%: −$1,346
• After-tax cash flow: $5,343/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

Fair 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: 37.0% rent · 63.0% own
• Severe rent burden: 9% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

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

Price history

+24.6% since first listed

9 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%/yr

Latest (2025): $549 · -0.8% YoY. Source: county tax records.