326 Roy Clark Rd · Anacoco, LA 71403

$225,000

3 bd · 2.0 ba · 1,779 sqft · SingleFamily · 78 Days on market

Built 1998 0.71 ac lot $126/sqft · 11% below area Est $254k · 11% under

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Why this score? — see what drove the C 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 +15.7/30.0
• ARV discount +12.6/15.0
• Appreciation +9.1/10.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Anacoco home has it all--plenty of space, loads of charm, and easy access to Fort Polk! This solid brick beauty brings more than good looks, with a big ol' Additional living area, a beautifully finished interior, a wide front yard, and a fenced backyard perfect for cookouts and good times. Did you want a shed? This 20x30 shop is an absolute dream!Plus, BIG TICKET ITEMS ROOF/AC/HEAT/HOT WATER HEATER HAVE recently replaced. If you've been huntin' for comfort, style, and true Cajun charm, this is the one, sha!

Key facts

• 20x30 shop
• Fenced backyard
• Recently replaced ac

Tags

• FENCED BACKYARD
• 20X30 SHOP
• RECENTLY REPLACED ROOF
• RECENTLY REPLACED AC
• RECENTLY REPLACED HEAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (16.5% below list).
• Recommended offer: $188k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.6% in Anacoco — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#81 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing 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.
• 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 $20k of equity ($2k loan paydown + $18k 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 $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $119k; list at $225k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $187,921 (16.5% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (median comp): $253,775
• List price: $225,000
• Delta: -11.34%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Loop Rd	0.23mi	3/2.0	1,850 (+4%)	18mo	$199,900	$108	68
5128 West St	0.66mi	3/2.0	1,644 (-8%)	6mo	$165,000	$100	52
5195 West St	0.71mi	3/2.0	1,558 (-12%)	15mo	$274,000	$176	34

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: 21.8%
• Equity multiple: 2.61×
• Total profit: $101,409
• Equity at exit: $173,508

10-year hold

• IRR: 20.0%
• Equity multiple: 5.59×
• Total profit: $289,443
• Equity at exit: $346,892

Cash invested: $63,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $100

Break-even live

Break-even rent $1,752

Max offer price $225,000

Occupancy floor 90%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $225,000 Active 78 DOM
2. 2026-06-18
   days on market $225,000 Active 77 DOM
3. 2026-06-17
   days on market $225,000 Active 76 DOM
4. 2026-06-16
   days on market $225,000 Active 75 DOM
5. 2026-06-15
   days on market $225,000 Active 74 DOM
6. 2026-06-14
   days on market $225,000 Active 72 DOM
7. 2026-06-12
   days on market $225,000 Active 71 DOM
8. 2026-06-09
   days on market $225,000 Active 68 DOM
9. 2026-06-08
   days on market $225,000 Active 67 DOM
10. 2026-06-07
    days on market $225,000 Active 66 DOM
11. 2026-06-07
    days on market $225,000 Active 65 DOM
12. 2026-06-04
    days on market $225,000 Active 62 DOM
13. 2026-06-02
    days on market $225,000 Active 61 DOM
14. 2026-06-01
    days on market $225,000 Active 60 DOM
15. 2026-05-31
    days on market $225,000 Active 59 DOM
16. 2026-05-31
    days on market $225,000 Active 58 DOM
17. 2026-04-02
    listed $225,000 Active 514-char remark

    Show marketing remark (514 chars)

    Anacoco home has it all--plenty of space, loads of charm, and easy access to Fort Polk! This solid brick beauty brings more than good looks, with a big ol' Additional living area, a beautifully finished interior, a wide front yard, and a fenced backyard perfect for cookouts and good times. Did you want a shed? This 20x30 shop is an absolute dream!Plus, BIG TICKET ITEMS ROOF/AC/HEAT/HOT WATER HEATER HAVE recently replaced. If you've been huntin' for comfort, style, and true Cajun charm, this is the one, sha!

18. 2010-06-03
    soldstatus $119,000

ⓘ 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: $1,328 · $111/mo
• Projected year-2 tax: $1,328 · $111/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 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: $22,551
• − Mortgage interest: −$12,603
• − Property taxes: −$1,328
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$6,545
• Taxable loss: −$2,660
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $1,841/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

+89.1% since first listed

2 events — show timeline

• 2026-04-02 Listed $225,000 GFPAR
• 2010-06-03 Sold (Public Records) $119,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,328 · -1.4% YoY. Source: county tax records.