107 Herring St · Leesville, LA 71446

$99,000

3 bd · 1.0 ba · 1,281 sqft · SingleFamily · 173 Days on market

Built 1964 Good condition 0.25 ac lot $77/sqft · 24% below area Est $131k · 24% 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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Rent growth +4.9/5.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is a GREAT RENTAL PROPERTY or a GREAT permanent landing spot for you and your crew!! This home has been rented from 1100-1200 per month, but would easily transition to your home with SO much convenience and SUCH a great yard! it's 3 bedrooms, 1.5 baths, separate dining area, kitchen, MULTIPURPOSE room, tankless hot water heater, new roof and a/c within the last 3 years! This is a great location with a great opportunity for your cash flow or forever home! Listing Agent is Owner/Agent.

Key facts

• A c
• Kitchen
• Multipurpose room

Tags

• SEPARATE DINING AREA
• KITCHEN
• MULTIPURPOSE ROOM
• TANKLESS HOT WATER HEATER
• NEW ROOF
• A C

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$130,630) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 5 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 $684 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago; this cycle's ask has dropped $26k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $99k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1964 — 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: 1.26% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.16%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

• ARV (median comp): $130,630
• List price: $99,000
• Delta: -24.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Carl	0.25mi	3/2.0	1,348 (+5%)	3mo	$50,000	$37	73
112 Herring St	0.03mi	3/1.5	1,350 (+5%)	18mo	$134,000	$99	73
106 Powell	0.36mi	3/2.0	1,244 (-3%)	2mo	$164,000	$132	73
128 Powell Dr	0.44mi	3/2.0	1,388 (+8%)	12mo	$120,000	$86	52
208 N 1st St	0.65mi	4/3.0 (+1)	1,263 (-1%)	8mo	$168,000	$133	47
1 Katherine Loop	0.51mi	3/2.0	1,160 (-9%)	19mo	$120,500	$104	40

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: 12.3%
• Equity multiple: 1.52×
• Total profit: $14,326
• Equity at exit: $14,761

10-year hold

• IRR: 24.7%
• Equity multiple: 3.64×
• Total profit: $73,098
• Equity at exit: $8,560

Cash invested: $27,720 (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 →

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

Active competition Active MLS

• For sale now: 11 active · 1 under contract
• Months of supply: 33.0 mo (3%/mo absorbed)
• Median asking: $124,900 ($99/sqft)
• Median days on market: 113 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +2.9% vs 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: 6.6×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$519
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $373

Break-even live

Break-even rent $779

Max offer price $99,000

Occupancy floor 65%

Sensitivity live

Price	-10% $429	-5% $401	+0% $373	+5% $345	+10% $317
Rent	-10% $274	-5% $324	+0% $373	+5% $423	+10% $472
Rate	-1.0pp $423	-0.5pp $399	base $373	+0.5pp $348	+1.0pp $322

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: $24,750
• Closing costs: $2,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Belview Rd Leesville, LA	3.0	1.5	1300	$1,200	$0.92	93d	1	0.09mi
347 Watson Rd Unit 20 Leesville, LA	3.0	1.0	1160	$595	$0.51	93d	1	0.30mi
347 Watson Rd Unit 12 Leesville, LA	2.0	1.0	1160	$575	$0.50	93d	1	0.30mi
10 Katherine Loop Leesville, LA	3.0	2.0	1106	$1,100	$0.99	93d	1	0.56mi
1219 Port Arthur Ter Leesville, LA	3.0	2.0	1800	$1,400	$0.78	93d	1	1.37mi

Listing history 50 events

1. 2026-08-08
   days on market $99,000 Active 173 DOM
2. 2026-08-07
   days on market $99,000 Active 172 DOM
3. 2026-08-06
   days on market $99,000 Active 171 DOM
4. 2026-08-05
   days on market $99,000 Active 170 DOM
5. 2026-08-04
   days on market $99,000 Active 169 DOM
6. 2026-08-03
   days on market $99,000 Active 168 DOM
7. 2026-07-31
   days on market $99,000 Active 165 DOM
8. 2026-07-30
   days on market $99,000 Active 164 DOM
9. 2026-07-29
   days on market $99,000 Active 163 DOM
10. 2026-07-27
    days on market $99,000 Active 161 DOM
11. 2026-07-25
    days on market $99,000 Active 159 DOM
12. 2026-07-24
    days on market $99,000 Active 158 DOM
13. 2026-07-23
    days on market $99,000 Active 157 DOM
14. 2026-07-22
    days on market $99,000 Active 156 DOM
15. 2026-07-21
    days on market $99,000 Active 155 DOM
16. 2026-07-18
    days on market $99,000 Active 152 DOM
17. 2026-07-16
    days on market $99,000 Active 150 DOM
18. 2026-07-15
    days on market $99,000 Active 149 DOM
19. 2026-07-14
    days on market $99,000 Active 148 DOM
20. 2026-07-13
    days on market $99,000 Active 147 DOM
21. 2026-07-12
    days on market $99,000 Active 146 DOM
22. 2026-07-12
    days on market $99,000 Active 145 DOM
23. 2026-07-11
    days on market $99,000 Active 144 DOM
24. 2026-07-09
    days on market $99,000 Active 143 DOM
25. 2026-07-08
    days on market $99,000 Active 142 DOM
26. 2026-07-07
    days on market $99,000 Active 141 DOM
27. 2026-07-06
    days on market $99,000 Active 140 DOM
28. 2026-07-05
    days on market $99,000 Active 139 DOM
29. 2026-07-04
    days on market $99,000 Active 138 DOM
30. 2026-07-03
    days on market $99,000 Active 137 DOM
31. 2026-07-03
    days on market $99,000 Active 136 DOM
32. 2026-07-01
    days on market $99,000 Active 135 DOM
33. 2026-06-30
    days on market $99,000 Active 134 DOM
34. 2026-06-29
    days on market $99,000 Active 133 DOM
35. 2026-06-28
    days on market $99,000 Active 132 DOM
36. 2026-06-27
    days on market $99,000 Active 131 DOM
37. 2026-06-26
    days on market $99,000 Active 129 DOM
38. 2026-06-22
    days on market $99,000 Active 126 DOM
39. 2026-06-19
    days on market $99,000 Active 123 DOM
40. 2026-06-18
    days on market $99,000 Active 122 DOM
41. 2026-06-17
    days on market $99,000 Active 121 DOM
42. 2026-06-16
    days on market $99,000 Active 120 DOM
43. 2026-06-15
    days on market $99,000 Active 119 DOM
44. 2026-06-14
    days on market $99,000 Active 117 DOM
45. 2026-06-12
    days on market $99,000 Active 116 DOM
46. 2026-06-09
    days on market $99,000 Active 113 DOM
47. 2026-06-08
    days on market $99,000 Active 112 DOM
48. 2026-06-07
    days on market $99,000 Active 111 DOM
49. 2026-06-07
    days on market $99,000 Active 110 DOM
50. 2026-06-04
    days on market $99,000 Active 107 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: $659 · $55/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,017
• − Mortgage interest: −$5,546
• − Property taxes: −$659
• − Insurance: −$495
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,880
• Taxable income: $3,035
• Est. tax owed @ 24.0%: −$728
• After-tax cash flow: $3,752/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

Good 75/100 Cosmetic rehab Est. rehab $6,405–$19,215 screening

This home is in good condition with a good roof, exterior, and interior. It has a good kitchen and bathrooms, and a well-maintained lawn and trees. The home is a great rental property and could be improved with a fresh coat of paint and a new HVAC system.

Components & finishes AI

Roof asphalt shingle · good Flooring hardwood Counters granite Appliances stainless steel HVAC central · new lt5

Value-add opportunities

• Both Paint the exterior siding and trim — Painting the exterior will improve the curb appeal and increase the home's value. ↑
• Both Replace the HVAC system — A new HVAC system will improve comfort and energy efficiency, increasing both resale and rental 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.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary East Leesville 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

Price history

+59.7% since first listed

18 events — show timeline

• 2026-03-13 Price Changed $99,000 AcadianaMLS
• 2026-03-13 Price Changed $99,000 SWLAR
• 2026-03-13 Price Changed $99,000 GFPAR
• 2026-02-27 Price Changed $114,900 AcadianaMLS
• 2026-02-27 Price Changed $114,900 SWLAR
• 2026-02-27 Price Changed $114,900 GFPAR
• 2026-01-23 Listed $124,900 SWLAR
• 2026-01-20 Listed $124,900 GFPAR
• 2026-01-20 Listed $124,900 AcadianaMLS
• 2024-07-21 Rental Removed $950 BUILDIUM
• 2024-06-26 Price Changed $950 BUILDIUM
• 2024-06-18 Price Changed $1,150 BUILDIUM
• 2024-02-23 Listed for Rent $1,225 BUILDIUM
• 2017-09-01 Sold (MLS) — GFPAR
• 2017-07-20 Listed $20,000 GFPAR
• 2009-09-25 Sold (Public Records) $62,000 Public Records
• 2009-09-25 Listed $62,000 GFPAR
• 2009-09-24 Sold (MLS) — GFPAR

Property tax history

+6.1%/yr

Latest (2025): $659 · -0.8% YoY. Source: county tax records.