102 4th St · New Llano, LA 71446

$174,900

4 bd · 2.0 ba · 1,479 sqft · SingleFamily · 44 Days on market

0.25 ac lot $118/sqft · 40% above area Est $125k · 40% over

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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).

• Cash flow +18.2/30.0
• DSCR +5.7/10.0
• Rent growth +4.9/5.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This WONDERFUL 4/2 is COMPLETELY UPDATED! Checkout these features!-OFFERING $2500 in CLOSING-All LED lighting inside-Energy efficient high end Samsung appliances-Real granite and tile throughout-Premium waterproof scratch resistant wood flooring-Huge Yard-Quiet Neighborhood-New Furnace-French drains around entire home-10x12 yard Shed-Covered Back Patio-Home Warranty Included

Key facts

• Updated roof
• New dishwasher
• Granite countertops

Tags

• UPDATED ROOF
• REPLACED FRONT WINDOWS
• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• NEW DISHWASHER

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Slab foundation
• Exterior features: Composition roof; Residential zoning

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet and vinyl flooring; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/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 $155k (11.5% below list).
• Recommended offer: $155k (11.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#190 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, 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); 210 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 33% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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.
• Current owner paid $132k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $154,793 (11.5% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $124,866
• List price: $174,900
• Delta: 40.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Magnolia St	0.08mi	4/1.0	1,381 (-7%)	11mo	$155,000	$112	72
407 Magnolia St	0.17mi	3/1.5 (-1)	1,352 (-9%)	4mo	$124,500	$92	68
404 Fir St	0.26mi	4/1.5	1,324 (-10%)	4mo	$60,000	$45	65
221 Ivy St	0.25mi	3/2.0 (-1)	1,415 (-4%)	16mo	$99,000	$70	63
112 Franklin St	0.39mi	3/2.0 (-1)	1,522 (+3%)	16mo	$155,000	$102	59
520 Vernon St	0.39mi	3/1.5 (-1)	1,389 (-6%)	14mo	$165,000	$119	53
514 Nila Sue Dr	0.38mi	3/1.0 (-1)	1,399 (-5%)	19mo	$124,000	$89	49
2006 Allison St	0.70mi	3/1.0 (-1)	1,495 (+1%)	14mo	$120,000	$80	45
2000 Allison St	0.74mi	4/1.5	1,509 (+2%)	23mo	$117,000	$78	41
812 Stanton St	0.55mi	3/1.5 (-1)	1,307 (-12%)	13mo	$145,000	$111	37

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: -5.4%
• Equity multiple: 0.79×
• Total profit: $-10,242
• Equity at exit: $26,078

10-year hold

• IRR: 9.0%
• Equity multiple: 1.84×
• Total profit: $40,908
• Equity at exit: $15,122

Cash invested: $48,972 (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 71446

• Home prices YoY: -32.1%
• Rents YoY: 9.6%
• Active inventory: 210
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $157

Break-even live

Break-even rent $1,350

Max offer price $174,900

Occupancy floor 85%

Sensitivity live

Price	-10% $256	-5% $206	+0% $157	+5% $107	+10% $58
Rent	-10% $34	-5% $96	+0% $157	+5% $218	+10% $279
Rate	-1.0pp $245	-0.5pp $201	base $157	+0.5pp $111	+1.0pp $65

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	45d	1	1.17mi

Listing history 28 events

1. 2026-06-19
   days on market $174,900 Active 44 DOM
2. 2026-06-18
   days on market $174,900 Active 43 DOM
3. 2026-06-17
   days on market $174,900 Active 42 DOM
4. 2026-06-16
   days on market $174,900 Active 41 DOM
5. 2026-06-15
   days on market $174,900 Active 40 DOM
6. 2026-06-14
   days on market $174,900 Active 38 DOM
7. 2026-06-12
   days on market $174,900 Active 37 DOM
8. 2026-06-09
   days on market $174,900 Active 34 DOM
9. 2026-06-08
   days on market $174,900 Active 33 DOM
10. 2026-06-07
    days on market $174,900 Active 32 DOM
11. 2026-06-07
    days on market $174,900 Active 31 DOM
12. 2026-06-04
    days on market $174,900 Active 28 DOM
13. 2026-06-02
    days on market $174,900 Active 27 DOM
14. 2026-06-01
    days on market $174,900 Active 26 DOM
15. 2026-05-31
    days on market $174,900 Active 25 DOM
16. 2026-05-31
    days on market $174,900 Active 24 DOM
17. 2026-05-06
    listed $179,900 Active 680-char remark
18. 2022-08-09
    soldstatus 377-char remark

    Show marketing remark (377 chars)

    This WONDERFUL 4/2 is COMPLETELY UPDATED! Checkout these features!-OFFERING $2500 in CLOSING-All LED lighting inside-Energy efficient high end Samsung appliances-Real granite and tile throughout-Premium waterproof scratch resistant wood flooring-Huge Yard-Quiet Neighborhood-New Furnace-French drains around entire home-10x12 yard Shed-Covered Back Patio-Home Warranty Included

19. 2021-12-09
    soldstatus

    Show marketing remark (485 chars)

    This STUNNING home has EVERYTHING you've been looking for!! Featuring 4 bedrooms and 2 baths, this beauty has been FULLY UPDATED from top to bottom! Brand new 30 year roof, all new windows along the front, newer furnace, waterproof wood flooring, granite throughout, stainless steel Samsung appliances, tiled showers, feax wood cordless blinds, updated lighting, french drains around entire home, covered back patio, 10x12 shed and so much more. DON'T DELAY, this gem won't last long!!

20. 2021-09-23
    listed $157,000

    Show marketing remark (485 chars)

    This STUNNING home has EVERYTHING you've been looking for!! Featuring 4 bedrooms and 2 baths, this beauty has been FULLY UPDATED from top to bottom! Brand new 30 year roof, all new windows along the front, newer furnace, waterproof wood flooring, granite throughout, stainless steel Samsung appliances, tiled showers, feax wood cordless blinds, updated lighting, french drains around entire home, covered back patio, 10x12 shed and so much more. DON'T DELAY, this gem won't last long!!

21. 2020-05-29
    soldstatus $132,500
22. 2020-03-09
    listed $146,500 377-char remark

    Show marketing remark (377 chars)

    This WONDERFUL 4/2 is COMPLETELY UPDATED! Checkout these features!-OFFERING $2500 in CLOSING-All LED lighting inside-Energy efficient high end Samsung appliances-Real granite and tile throughout-Premium waterproof scratch resistant wood flooring-Huge Yard-Quiet Neighborhood-New Furnace-French drains around entire home-10x12 yard Shed-Covered Back Patio-Home Warranty Included

23. 2017-09-13
    soldstatus
24. 2017-09-13
    soldstatus $98,000
25. 2017-06-06
    listed $100,000
26. 2009-08-20
    soldstatus $95,000
27. 2009-08-19
    soldstatus
28. 2009-06-01
    listed $105,000

ⓘ 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: $913 · $76/mo
• Projected year-2 tax: $962 · $80/mo
• Expected delta: +$49/yr (+$4/mo · 5.4%)

ⓘ 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 8/10 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: $18,575
• − Mortgage interest: −$9,797
• − Property taxes: −$913
• − Insurance: −$874
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$5,088
• Taxable loss: −$1,069
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $2,138/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 — New Llano

• Score: 63/100
• State rank: #190
• US rank: #15143

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Llano, LA
• County: Vernon Parish · 21,275 people
• 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: 659.0

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 (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%

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

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

+66.6% since first listed

13 events — show timeline

• 2026-05-29 Price Changed $174,900 GFPAR
• 2026-05-06 Listed $179,900 GFPAR
• 2022-08-09 Sold (MLS) — GFPAR
• 2021-12-09 Sold (MLS) — GFPAR
• 2021-09-23 Listed $157,000 GFPAR
• 2020-05-29 Sold (Public Records) $132,500 Public Records
• 2020-03-09 Listed $146,500 GFPAR
• 2017-09-13 Sold (Public Records) $98,000 Public Records
• 2017-09-13 Sold (MLS) — GFPAR
• 2017-06-06 Listed $100,000 GFPAR
• 2009-08-20 Sold (Public Records) $95,000 Public Records
• 2009-08-19 Sold (MLS) — GFPAR
• 2009-06-01 Listed $105,000 GFPAR

Property tax history

+1.9%/yr

Latest (2025): $913 · -49.7% YoY. Source: county tax records.