227 Steel Magnolia · Anacoco, LA 71403

$262,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily · 83 Days on market

Built 2026 1.00 ac lot $168/sqft · at area comps Est $260k · at est.

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Why this score? — see what drove the D- 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).

• Appreciation +9.1/10.0
• Cash flow +7.6/30.0
• ARV discount +7.2/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Welcome to Your New Home! Discover modern comfort and timeless charm in this beautifully designed 3-bedroom, 2-bathroom home, located in the Anacoco school district. Nestled on a spacious 1+ acre lot, this property offers the perfect blend of peaceful country living with the convenience of nearby amenities. Step inside to an inviting open floor plan that seamlessly connects the living, dining, and kitchen areas, ideal for both everyday living and entertaining guests. The owner's suite is a true retreat perfect for unwinding after a long day. Each bedroom provides a cozy haven, thoughtfully designed for comfort and relaxation. Whether you're hosting gatherings or enjoying quiet evenings under the stars, home offers the space, functionality, and charm

Key facts

• 1 acre lot
• Built 2026
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (27.7% below list).
• Recommended offer: $190k (27.7% below list) — sets the bar for 1% rule.

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: 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 $23k of equity ($2k loan paydown + $21k 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.
• By year 2, 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 83 days — a 6% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $189,527 (27.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $260,035
• List price: $262,000
• Delta: 0.76%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.5%
• Equity multiple: 2.24×
• Total profit: $90,812
• Equity at exit: $202,041

10-year hold

• IRR: 15.9%
• Equity multiple: 4.80×
• Total profit: $278,500
• Equity at exit: $403,936

Cash invested: $73,360 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$1,374
• Tax est. 1.5%: −$328 /mo · $3,930/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-313

Break-even live

Break-even rent $2,292

Max offer price $216,656

Occupancy floor —

Sensitivity live

Price	-10% $-132	-5% $-223	+0% $-313	+5% $-404	+10% $-494
Rent	-10% $-463	-5% $-388	+0% $-313	+5% $-238	+10% $-164
Rate	-1.0pp $-181	-0.5pp $-247	base $-313	+0.5pp $-381	+1.0pp $-450

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $262,000 Active 83 DOM
2. 2026-06-19
   days on market $262,000 Active 80 DOM
3. 2026-06-18
   days on market $262,000 Active 79 DOM
4. 2026-06-17
   days on market $262,000 Active 78 DOM
5. 2026-06-16
   days on market $262,000 Active 77 DOM
6. 2026-06-15
   days on market $262,000 Active 76 DOM
7. 2026-06-14
   days on market $262,000 Active 74 DOM
8. 2026-06-12
   days on market $262,000 Active 73 DOM
9. 2026-06-09
   days on market $262,000 Active 70 DOM
10. 2026-06-08
    days on market $262,000 Active 69 DOM
11. 2026-06-07
    days on market $262,000 Active 68 DOM
12. 2026-06-07
    days on market $262,000 Active 67 DOM
13. 2026-06-04
    days on market $262,000 Active 64 DOM
14. 2026-06-02
    days on market $262,000 Active 63 DOM
15. 2026-06-01
    days on market $262,000 Active 62 DOM
16. 2026-05-31
    days on market $262,000 Active 61 DOM
17. 2026-05-31
    days on market $262,000 Active 60 DOM
18. 2026-03-31
    listed $262,000 Active 759-char remark

    Show marketing remark (759 chars)

    Welcome to Your New Home! Discover modern comfort and timeless charm in this beautifully designed 3-bedroom, 2-bathroom home, located in the Anacoco school district. Nestled on a spacious 1+ acre lot, this property offers the perfect blend of peaceful country living with the convenience of nearby amenities. Step inside to an inviting open floor plan that seamlessly connects the living, dining, and kitchen areas, ideal for both everyday living and entertaining guests. The owner's suite is a true retreat perfect for unwinding after a long day. Each bedroom provides a cozy haven, thoughtfully designed for comfort and relaxation. Whether you're hosting gatherings or enjoying quiet evenings under the stars, home offers the space, functionality, and charm

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥110°F today · 21 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: $22,743
• − Mortgage interest: −$14,676
• − Property taxes: −$3,930
• − Insurance: −$1,310
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$7,622
• Taxable loss: −$8,434
• Est. tax savings @ 24.0%: +$2,024
• After-tax cash flow: $-1,736/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.

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

• 2026-03-31 Listed $262,000 GFPAR