295 Ross Rd · Anacoco, LA 71403

$121,000

3 bd · 2.0 ba · 1,624 sqft · SingleFamily · 172 Days on market

Built 1962 Fair condition 1.69 ac lot $75/sqft · 41% below area Est $205k · 41% under

---

Why this score? — see what drove the A 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
• Appreciation +9.1/10.0
• Schools +5.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This little bungalow is tucked away in ANACOCO school district off the beaten path, but MOMENTS away from convenience! Take a quick drive to Ruby D's antique shop or the Anacoco mercantile to get a HOT and TASTY plate lunch, construction material, or feed for your animals! It offers 1.69+/- acres for your enjoyment and a solid home ready to roll at a GREAT PRICE!!

Key facts

• 1.69 acres
• 1.69 acre lot
• Built 1962

Tags

• ANACOCO SCHOOL DISTRICT
• 1.69 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $121k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $121k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 5.5% 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: cost of living A+, housing A+, employment 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.
• 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: 55 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 41% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($837 loan paydown + $10k 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 172 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% 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. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.98% ✓
• Cap rate: 17.49%
• Cash-on-cash: 39.98%
• DSCR: 2.78
• GRM: 4.2

CMA / ARV

• ARV (median comp): $205,266
• List price: $121,000
• Delta: -41.05%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Sandy Dr	0.76mi	3/2.0	1,647 (+1%)	6mo	$204,000	$124	57
5128 West St	0.85mi	3/2.0	1,644 (+1%)	7mo	$165,000	$100	57
4472 Port Arthur Ave	0.42mi	2/2.0 (-1)	1,457 (-10%)	2mo	$225,000	$154	56
163 East Rd	0.99mi	3/2.0	1,658 (+2%)	11mo	$175,000	$106	52
5195 West St	0.97mi	3/2.0	1,558 (-4%)	16mo	$274,000	$176	45
163 Loop Rd	0.41mi	3/2.0	1,850 (+14%)	19mo	$199,900	$108	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 52.7%
• Equity multiple: 4.63×
• Total profit: $123,035
• Equity at exit: $93,309

10-year hold

• IRR: 47.7%
• Equity multiple: 9.96×
• Total profit: $303,606
• Equity at exit: $186,551

Cash invested: $33,880 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 2 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $186,500 ($110/sqft)
• Median days on market: 133 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +14.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71403

• Home prices YoY: 4.6%
• Active inventory: 55
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,129

Break-even live

Break-even rent $971

Max offer price $121,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,197	-5% $1,163	+0% $1,129	+5% $1,095	+10% $1,060
Rent	-10% $939	-5% $1,034	+0% $1,129	+5% $1,224	+10% $1,318
Rate	-1.0pp $1,190	-0.5pp $1,160	base $1,129	+0.5pp $1,098	+1.0pp $1,066

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: $30,250
• Closing costs: $3,630
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 John Ross Rd Anacoco, LA	3.0	2.0	2000	$2,400	$1.20	93d	1	1.09mi

Listing history 50 events

1. 2026-08-08
   days on market $121,000 Active 172 DOM
2. 2026-08-07
   days on market $121,000 Active 171 DOM
3. 2026-08-06
   days on market $121,000 Active 170 DOM
4. 2026-08-05
   days on market $121,000 Active 169 DOM
5. 2026-08-04
   days on market $121,000 Active 168 DOM
6. 2026-08-03
   days on market $121,000 Active 167 DOM
7. 2026-07-31
   days on market $121,000 Active 164 DOM
8. 2026-07-30
   days on market $121,000 Active 163 DOM
9. 2026-07-29
   days on market $121,000 Active 162 DOM
10. 2026-07-27
    days on market $121,000 Active 160 DOM
11. 2026-07-25
    days on market $121,000 Active 158 DOM
12. 2026-07-24
    days on market $121,000 Active 157 DOM
13. 2026-07-23
    days on market $121,000 Active 156 DOM
14. 2026-07-22
    days on market $121,000 Active 155 DOM
15. 2026-07-21
    days on market $121,000 Active 154 DOM
16. 2026-07-18
    days on market $121,000 Active 151 DOM
17. 2026-07-16
    days on market $121,000 Active 149 DOM
18. 2026-07-15
    days on market $121,000 Active 148 DOM
19. 2026-07-14
    days on market $121,000 Active 147 DOM
20. 2026-07-13
    days on market $121,000 Active 146 DOM
21. 2026-07-12
    days on market $121,000 Active 145 DOM
22. 2026-07-12
    days on market $121,000 Active 144 DOM
23. 2026-07-11
    days on market $121,000 Active 143 DOM
24. 2026-07-09
    days on market $121,000 Active 142 DOM
25. 2026-07-08
    days on market $121,000 Active 141 DOM
26. 2026-07-07
    days on market $121,000 Active 140 DOM
27. 2026-07-06
    days on market $121,000 Active 139 DOM
28. 2026-07-05
    days on market $121,000 Active 138 DOM
29. 2026-07-04
    days on market $121,000 Active 137 DOM
30. 2026-07-03
    days on market $121,000 Active 136 DOM
31. 2026-07-03
    days on market $121,000 Active 135 DOM
32. 2026-07-01
    days on market $121,000 Active 134 DOM
33. 2026-06-30
    days on market $121,000 Active 133 DOM
34. 2026-06-29
    days on market $121,000 Active 132 DOM
35. 2026-06-28
    days on market $121,000 Active 131 DOM
36. 2026-06-27
    days on market $121,000 Active 130 DOM
37. 2026-06-26
    days on market $121,000 Active 128 DOM
38. 2026-06-22
    days on market $121,000 Active 125 DOM
39. 2026-06-19
    days on market $121,000 Active 122 DOM
40. 2026-06-18
    days on market $121,000 Active 121 DOM
41. 2026-06-17
    days on market $121,000 Active 120 DOM
42. 2026-06-16
    days on market $121,000 Active 119 DOM
43. 2026-06-15
    days on market $121,000 Active 118 DOM
44. 2026-06-14
    days on market $121,000 Active 116 DOM
45. 2026-06-12
    days on market $121,000 Active 115 DOM
46. 2026-06-09
    days on market $121,000 Active 112 DOM
47. 2026-06-08
    days on market $121,000 Active 111 DOM
48. 2026-06-07
    days on market $121,000 Active 110 DOM
49. 2026-06-07
    days on market $121,000 Active 109 DOM
50. 2026-06-04
    days on market $121,000 Active 106 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: $986 · $82/mo
• Projected year-2 tax: $986 · $82/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $28,800
• − Mortgage interest: −$6,778
• − Property taxes: −$986
• − Insurance: −$605
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$3,520
• Taxable income: $12,303
• Est. tax owed @ 24.0%: −$2,953
• After-tax cash flow: $10,594/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 · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $8,120–$24,360 screening

A fair condition bungalow with cosmetic updates needed, offering a good price point for potential buyers or renters.

Repairs flagged

• Minor Paint — Some scuff marks on walls
• Minor Landscaping — Some overgrown areas

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Anacoco Elementary School C+ LA #74/646 Nat'l #8,292/41,679 Middle Vernon Middle School F LA #91/218 Nat'l #7,347/14,009 High Anacoco High School C+ LA #21/265 Nat'l #3,588/17,239

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

C Composite livability gradescore 69/100

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

• Census place: Anacoco, LA
• County: Vernon · 45,401 people
• Population (ZIP): 3,792
• Household income: $70,925
• Rent vs Own: 14.7% rent · 85.3% own

---

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

+1.7% since first listed

6 events — show timeline

• 2025-04-04 Listed $121,000 GFPAR
• 2025-04-03 Listed $121,000 SWLAR
• 2025-04-03 Listed $121,000 AcadianaMLS
• 2024-04-11 Relisted — GFPAR
• 2024-01-03 Price Changed $116,000 GFPAR
• 2023-11-09 Listed $119,000 GFPAR

Property tax history

+13.4%/yr

Latest (2025): $986 · -1.4% YoY. Source: county tax records.