801 Kings Rd · Leesville, LA 71446

$108,900

3 bd · 1.0 ba · 1,167 sqft · SingleFamily · 115 Days on market

Built 1954 1.00 ac lot $93/sqft · 6% below area Est $116k · 6% 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 +26.5/30.0
• ARV discount +10.1/15.0
• DSCR +9.0/10.0
• 1% rule +5.8/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hello CURB APPEAL! A HORSESHOE driveway, lush lawn, corner lot, all with a perfectly priced, perfectly sized home ready for your occupancy!! This home has a LARGE living room with recently refreshed floors, shiplap accent dining room, a spacious kitchen and two large bedrooms! All of this just moments from FORT POLK, LEESVILLE, and ANACOCO!

Key facts

• 1 acre lot
• Built 1954
• Listed 114 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 7.3% in Leesville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising fast (+9.6%/yr); 210 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $753 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 $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $39k; list at $109k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $99,099 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 1.08% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (median comp): $115,632
• List price: $108,900
• Delta: -5.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Dennis Ave	0.12mi	3/1.0	1,231 (+6%)	4mo	$91,000	$74	82
800 Marvin Ave	0.03mi	3/2.0	1,100 (-6%)	6mo	$125,000	$114	80
512 Whittington St	0.16mi	3/1.5	1,208 (+4%)	9mo	$60,000	$50	77
1006 Anderson Dr	0.11mi	3/1.0	1,247 (+7%)	8mo	$33,500	$27	77
105 Nelda St	0.21mi	3/1.5	1,135 (-3%)	10mo	$135,500	$119	76
804 Marvin Ave	0.04mi	3/1.0	1,244 (+7%)	21mo	$106,374	$86	70
1209 Pinecrest St	0.18mi	3/1.0	1,020 (-13%)	4mo	$32,000	$31	68
1201 John Paul Jones Ave	0.48mi	3/1.0	1,221 (+5%)	6mo	$143,000	$117	65
507 Whittington St	0.20mi	3/1.0	1,235 (+6%)	20mo	$95,000	$77	64
1110 Spruce St	0.44mi	3/1.5	1,100 (-6%)	6mo	$45,000	$41	63
1001 Pinckney Ave	0.30mi	3/1.0	1,274 (+9%)	21mo	$115,000	$90	54
2105 Miriam St	0.46mi	3/1.0	1,000 (-14%)	23mo	$117,000	$117	35

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $6,792
• Equity at exit: $16,237

10-year hold

• IRR: 18.7%
• Equity multiple: 2.89×
• Total profit: $57,613
• Equity at exit: $9,416

Cash invested: $30,492 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$571
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $286

Break-even live

Break-even rent $818

Max offer price $108,900

Occupancy floor 71%

Sensitivity live

Price	-10% $348	-5% $317	+0% $286	+5% $256	+10% $225
Rent	-10% $193	-5% $240	+0% $286	+5% $333	+10% $380
Rate	-1.0pp $341	-0.5pp $314	base $286	+0.5pp $258	+1.0pp $230

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: $27,225
• Closing costs: $3,267
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1403 Aaron St Leesville, LA	3.0	1.0	926	$1,050	$1.13	44d	1	0.63mi
305 W Maggie St Apt 3 Leesville, LA	2.0	1.5	840	$600	$0.71	44d	1	1.07mi
306 W Harriet St Apt 6 Leesville, LA	2.0	1.5	840	$650	$0.77	44d	1	1.07mi
10 Katherine Loop Leesville, LA	3.0	2.0	1106	$1,100	$0.99	44d	1	1.33mi

Listing history 25 events

1. 2026-06-19
   days on market $108,900 Active 115 DOM
2. 2026-06-18
   days on market $108,900 Active 114 DOM
3. 2026-06-17
   days on market $108,900 Active 113 DOM
4. 2026-06-16
   days on market $108,900 Active 112 DOM
5. 2026-06-15
   days on market $108,900 Active 111 DOM
6. 2026-06-14
   days on market $108,900 Active 109 DOM
7. 2026-06-12
   days on market $108,900 Active 108 DOM
8. 2026-06-09
   days on market $108,900 Active 105 DOM
9. 2026-06-08
   days on market $108,900 Active 104 DOM
10. 2026-06-07
    days on market $108,900 Active 103 DOM
11. 2026-06-07
    days on market $108,900 Active 102 DOM
12. 2026-06-04
    days on market $108,900 Active 99 DOM
13. 2026-06-02
    days on market $108,900 Active 98 DOM
14. 2026-06-01
    days on market $108,900 Active 97 DOM
15. 2026-05-31
    days on market $108,900 Active 96 DOM
16. 2026-05-31
    days on market $108,900 Active 95 DOM
17. 2025-12-08
    price $108,900 342-char remark

    Show marketing remark (416 chars)

    KINGS RD CORNER LOT with a HORSESHOE DR! This home is being transformed into a 3br home sweet home!! The update will include a 3rd bedroom Living/dining combo and entry taking you right into the kitchen from the newly proposed dining area! Also: great news! if you want things adjusted on the remodel this is the time to do it!All of this just moments from FORT POLK, LEESVILLE, and ANACOCO and at a GREAT PRICE!!!

18. 2025-12-08
    price $108,900 416-char remark

    Show marketing remark (416 chars)

    KINGS RD CORNER LOT with a HORSESHOE DR! This home is being transformed into a 3br home sweet home!! The update will include a 3rd bedroom Living/dining combo and entry taking you right into the kitchen from the newly proposed dining area! Also: great news! if you want things adjusted on the remodel this is the time to do it!All of this just moments from FORT POLK, LEESVILLE, and ANACOCO and at a GREAT PRICE!!!

19. 2025-08-08
    price $109,990 342-char remark

    Show marketing remark (416 chars)

    KINGS RD CORNER LOT with a HORSESHOE DR! This home is being transformed into a 3br home sweet home!! The update will include a 3rd bedroom Living/dining combo and entry taking you right into the kitchen from the newly proposed dining area! Also: great news! if you want things adjusted on the remodel this is the time to do it!All of this just moments from FORT POLK, LEESVILLE, and ANACOCO and at a GREAT PRICE!!!

20. 2025-08-08
    price $109,990 416-char remark

    Show marketing remark (416 chars)

    KINGS RD CORNER LOT with a HORSESHOE DR! This home is being transformed into a 3br home sweet home!! The update will include a 3rd bedroom Living/dining combo and entry taking you right into the kitchen from the newly proposed dining area! Also: great news! if you want things adjusted on the remodel this is the time to do it!All of this just moments from FORT POLK, LEESVILLE, and ANACOCO and at a GREAT PRICE!!!

21. 2025-07-23
    listed $119,000 Active 416-char remark

    Show marketing remark (416 chars)

    KINGS RD CORNER LOT with a HORSESHOE DR! This home is being transformed into a 3br home sweet home!! The update will include a 3rd bedroom Living/dining combo and entry taking you right into the kitchen from the newly proposed dining area! Also: great news! if you want things adjusted on the remodel this is the time to do it!All of this just moments from FORT POLK, LEESVILLE, and ANACOCO and at a GREAT PRICE!!!

22. 2025-07-22
    listed $119,000 Active 342-char remark

    Show marketing remark (342 chars)

    Hello CURB APPEAL! A HORSESHOE driveway, lush lawn, corner lot, all with a perfectly priced, perfectly sized home ready for your occupancy!! This home has a LARGE living room with recently refreshed floors, shiplap accent dining room, a spacious kitchen and two large bedrooms! All of this just moments from FORT POLK, LEESVILLE, and ANACOCO!

23. 2025-07-22
    listed $108,900 Active

    Show marketing remark (342 chars)

    Hello CURB APPEAL! A HORSESHOE driveway, lush lawn, corner lot, all with a perfectly priced, perfectly sized home ready for your occupancy!! This home has a LARGE living room with recently refreshed floors, shiplap accent dining room, a spacious kitchen and two large bedrooms! All of this just moments from FORT POLK, LEESVILLE, and ANACOCO!

24. 2006-04-21
    soldstatus $39,000
25. 2004-05-11
    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: $356 · $30/mo
• Projected year-2 tax: $599 · $50/mo
• Expected delta: +$243/yr (+$20/mo · 68.2%)

ⓘ 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 2/10 Low
• 🌡 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: $14,167
• − Mortgage interest: −$6,100
• − Property taxes: −$356
• − Insurance: −$544
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$3,168
• Taxable income: $1,731
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $3,022/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 — 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 · 21,275 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: 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

+179.2% since first listed

9 events — show timeline

• 2025-12-08 Price Changed $108,900 SWLAR
• 2025-12-08 Price Changed $108,900 GFPAR
• 2025-08-08 Price Changed $109,990 SWLAR
• 2025-08-08 Price Changed $109,990 GFPAR
• 2025-07-23 Listed $119,000 GFPAR
• 2025-07-22 Listed $108,900 AcadianaMLS
• 2025-07-22 Listed $119,000 SWLAR
• 2006-04-21 Sold (Public Records) $39,000 Public Records
• 2004-05-11 Sold (MLS) — GFPAR

Property tax history

-5.1%/yr

Latest (2025): $356 · -0.8% YoY. Source: county tax records.