4549 Main St · Anacoco, LA 71403

$148,000

3 bd · 2.0 ba · 1,570 sqft · SingleFamily · 122 Days on market

Built 1980 2,178 sqft lot $94/sqft · 31% below area Est $215k · 31% under

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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 +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

HELLO ANACOCO!! This is a GREAT deal, GREAT location, and GREAT opportunity with this price to build some equity with some simple updates and have a HOT spot with convenience to ANACOCO school, the DG, Convenience stores, and churches! Not to mention the QUICK ride to FISHERMAN's PARADISE aka TOLEDO BEND! Easy drive to Leesville and Fort Johnson!!

Key facts

• 2,178 sq ft lot
• Parking
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $935 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $130k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 5.6% 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: 47 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).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k 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 $41k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.62% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.07%
• DSCR: 2.20
• GRM: 5.1

CMA / ARV

• ARV (median comp): $215,244
• List price: $148,000
• Delta: -31.24%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Sandy Dr	0.20mi	3/2.0	1,647 (+5%)	5mo	$204,000	$124	78
163 East Rd	0.49mi	3/2.0	1,658 (+6%)	10mo	$175,000	$106	60
212 W Leonard Rd	0.61mi	3/2.0	1,584 (+1%)	23mo	$249,700	$158	51
4472 Port Arthur Ave	0.71mi	2/2.0 (-1)	1,457 (-7%)	0mo	$225,000	$154	50

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: 41.8%
• Equity multiple: 3.95×
• Total profit: $122,097
• Equity at exit: $114,130

10-year hold

• IRR: 37.3%
• Equity multiple: 8.48×
• Total profit: $310,086
• Equity at exit: $228,178

Cash invested: $41,440 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $935

Break-even live

Break-even rent $1,217

Max offer price $148,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,019	-5% $977	+0% $935	+5% $893	+10% $851
Rent	-10% $745	-5% $840	+0% $935	+5% $1,030	+10% $1,124
Rate	-1.0pp $1,009	-0.5pp $973	base $935	+0.5pp $897	+1.0pp $858

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: $37,000
• Closing costs: $4,440
• 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	45d	1	0.88mi

Listing history 33 events

1. 2026-06-19
   days on market $148,000 Active 122 DOM
2. 2026-06-18
   days on market $148,000 Active 121 DOM
3. 2026-06-17
   days on market $148,000 Active 120 DOM
4. 2026-06-16
   days on market $148,000 Active 119 DOM
5. 2026-06-15
   days on market $148,000 Active 118 DOM
6. 2026-06-14
   days on market $148,000 Active 116 DOM
7. 2026-06-12
   days on market $148,000 Active 115 DOM
8. 2026-06-09
   days on market $148,000 Active 112 DOM
9. 2026-06-08
   days on market $148,000 Active 111 DOM
10. 2026-06-07
    days on market $148,000 Active 110 DOM
11. 2026-06-07
    days on market $148,000 Active 109 DOM
12. 2026-06-04
    days on market $148,000 Active 106 DOM
13. 2026-06-02
    days on market $148,000 Active 105 DOM
14. 2026-06-01
    days on market $148,000 Active 104 DOM
15. 2026-05-31
    days on market $148,000 Active 103 DOM
16. 2026-05-31
    days on market $148,000 Active 102 DOM
17. 2025-10-27
    status Active 349-char remark

    Show marketing remark (349 chars)

    HELLO ANACOCO!! This is a GREAT deal, GREAT location, and GREAT opportunity with this price to build some equity with some simple updates and have a HOT spot with convenience to ANACOCO school, the DG, Convenience stores, and churches! Not to mention the QUICK ride to FISHERMAN's PARADISE aka TOLEDO BEND! Easy drive to Leesville and Fort Johnson!!

18. 2025-10-27
    status Active 349-char remark

    Show marketing remark (349 chars)

    HELLO ANACOCO!! This is a GREAT deal, GREAT location, and GREAT opportunity with this price to build some equity with some simple updates and have a HOT spot with convenience to ANACOCO school, the DG, Convenience stores, and churches! Not to mention the QUICK ride to FISHERMAN's PARADISE aka TOLEDO BEND! Easy drive to Leesville and Fort Johnson!!

19. 2025-10-10
    historical 349-char remark

    Show marketing remark (349 chars)

    HELLO ANACOCO!! This is a GREAT deal, GREAT location, and GREAT opportunity with this price to build some equity with some simple updates and have a HOT spot with convenience to ANACOCO school, the DG, Convenience stores, and churches! Not to mention the QUICK ride to FISHERMAN's PARADISE aka TOLEDO BEND! Easy drive to Leesville and Fort Johnson!!

20. 2025-10-10
    status Pending 349-char remark

    Show marketing remark (349 chars)

    HELLO ANACOCO!! This is a GREAT deal, GREAT location, and GREAT opportunity with this price to build some equity with some simple updates and have a HOT spot with convenience to ANACOCO school, the DG, Convenience stores, and churches! Not to mention the QUICK ride to FISHERMAN's PARADISE aka TOLEDO BEND! Easy drive to Leesville and Fort Johnson!!

21. 2025-06-08
    listed $148,000 Active 349-char remark

    Show marketing remark (349 chars)

    HELLO ANACOCO!! This is a GREAT deal, GREAT location, and GREAT opportunity with this price to build some equity with some simple updates and have a HOT spot with convenience to ANACOCO school, the DG, Convenience stores, and churches! Not to mention the QUICK ride to FISHERMAN's PARADISE aka TOLEDO BEND! Easy drive to Leesville and Fort Johnson!!

22. 2025-06-07
    listed $148,000 Active 349-char remark

    Show marketing remark (349 chars)

    HELLO ANACOCO!! This is a GREAT deal, GREAT location, and GREAT opportunity with this price to build some equity with some simple updates and have a HOT spot with convenience to ANACOCO school, the DG, Convenience stores, and churches! Not to mention the QUICK ride to FISHERMAN's PARADISE aka TOLEDO BEND! Easy drive to Leesville and Fort Johnson!!

23. 2025-06-06
    listed $148,000 Active
24. 2023-08-26
    status Active
25. 2023-08-17
    historical
26. 2023-08-10
    listed $170,667 Active
27. 2022-08-09
    soldstatus
28. 2021-01-27
    soldstatus $135,000
29. 2020-06-15
    soldstatus $19,750
30. 2020-04-14
    soldstatus $25,000
31. 2019-12-27
    soldstatus $85,000
32. 2019-02-13
    listed $125,000
33. 2009-06-23
    soldstatus

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $1,480 · $123/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $28,800
• − Mortgage interest: −$8,290
• − Property taxes: −$1,480
• − Insurance: −$740
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$4,305
• Taxable income: $9,376
• Est. tax owed @ 24.0%: −$2,250
• After-tax cash flow: $8,968/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

• Census place: Anacoco, LA
• 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

+18.4% since first listed

17 events — show timeline

• 2025-10-27 Relisted — GFPAR
• 2025-10-27 Relisted — SWLAR
• 2025-10-10 Delisted — GFPAR
• 2025-10-10 Pending — SWLAR
• 2025-06-08 Listed $148,000 SWLAR
• 2025-06-07 Listed $148,000 GFPAR
• 2025-06-06 Listed $148,000 AcadianaMLS
• 2023-08-26 Relisted — GFPAR
• 2023-08-17 Delisted — GFPAR
• 2023-08-10 Listed $170,667 GFPAR
• 2022-08-09 Sold (MLS) — GFPAR
• 2021-01-27 Sold (Public Records) $135,000 Public Records
• 2020-06-15 Sold (Public Records) $19,750 Public Records
• 2020-04-14 Sold (Public Records) $25,000 Public Records
• 2019-12-27 Sold (Public Records) $85,000 Public Records
• 2019-02-13 Listed $125,000 GFPAR
• 2009-06-23 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,480 · -1.4% YoY. Source: county tax records.