2100 Merritt · Leesville, LA 71446

$115,000

4 bd · 2.0 ba · 1,660 sqft · SingleFamily · 115 Days on market

Average condition 10,019 sqft lot $69/sqft · 31% below area Est $166k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 Bedrooms with 2 full baths with full fenced yard. MOTIVATED SELLER WILL CONSIDER ALL OFFERS.

Key facts

• 0.23 acre lot
• Listed 114 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 5.5% in Leesville — 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 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.
• 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); 249 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 34% 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 $795 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $93k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (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. 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 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?
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: 1.39% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.66%
• DSCR: 1.87
• GRM: 6.0

CMA / ARV

• ARV (median comp): $165,726
• List price: $115,000
• Delta: -30.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2001 Ginger St	0.06mi	4/2.0	1,560 (-6%)	2mo	$175,000	$112	85
2004 Columbus Cir	0.44mi	3/2.0 (-1)	1,731 (+4%)	3mo	$192,000	$111	65
1032 Hood Ln	0.57mi	4/1.5	1,660 (0%)	16mo	$75,000	$45	58
1908 Circles End	0.35mi	3/2.0 (-1)	1,836 (+11%)	5mo	$233,000	$127	57
2005 Columbus Cir	0.49mi	4/2.0	1,850 (+11%)	10mo	$175,000	$95	50
802 Dennis Ave	0.63mi	3/4.0 (-1)	1,725 (+4%)	4mo	$140,000	$81	48
2005 Allison St	0.46mi	4/1.0	1,795 (+8%)	16mo	$164,000	$91	47
907 Dennis Ave	0.46mi	3/1.0 (-1)	1,449 (-13%)	8mo	$70,000	$48	42
902 S 10th St	0.72mi	4/2.0	1,824 (+10%)	10mo	$240,000	$132	41
2006 Allison St	0.47mi	3/1.0 (-1)	1,495 (-10%)	15mo	$120,000	$80	40
1007 S 10th St	0.72mi	3/2.0 (-1)	1,820 (+10%)	8mo	$280,000	$154	38
1209 Port Arthur Ter	0.65mi	3/2.5 (-1)	1,785 (+8%)	19mo	$245,000	$137	34

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: 17.0%
• Equity multiple: 1.73×
• Total profit: $23,423
• Equity at exit: $17,147

10-year hold

• IRR: 28.8%
• Equity multiple: 4.17×
• Total profit: $102,150
• Equity at exit: $9,943

Cash invested: $32,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 1 under contract
• Months of supply: 15.8 mo (6%/mo absorbed)
• Median asking: $124,900 ($77/sqft)
• Median days on market: 114 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +29.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 71446

• Home prices YoY: -32.1%
• Rents YoY: 9.6%
• Active inventory: 249
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $528

Break-even live

Break-even rent $934

Max offer price $115,000

Occupancy floor 62%

Sensitivity live

Price	-10% $593	-5% $560	+0% $528	+5% $495	+10% $463
Rent	-10% $401	-5% $464	+0% $528	+5% $591	+10% $654
Rate	-1.0pp $586	-0.5pp $557	base $528	+0.5pp $498	+1.0pp $467

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: $28,750
• Closing costs: $3,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1219 Port Arthur Ter Leesville, LA	3.0	2.0	1800	$1,400	$0.78	93d	1	0.58mi

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne story
• Construction: Composition roof
• Exterior features: Porch

Interior

• Kitchen: DishwasherRefrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fan(s)
• Interior features: DishwasherRefrigeratorCentral AirCeiling Fan(s)Central heating

Listing history 50 events

1. 2026-08-08
   days on market $115,000 Active 115 DOM
2. 2026-08-07
   days on market $115,000 Active 114 DOM
3. 2026-08-06
   days on market $115,000 Active 113 DOM
4. 2026-08-05
   days on market $115,000 Active 112 DOM
5. 2026-08-04
   days on market $115,000 Active 111 DOM
6. 2026-08-03
   days on market $115,000 Active 110 DOM
7. 2026-07-31
   days on market $115,000 Active 107 DOM
8. 2026-07-30
   days on market $115,000 Active 106 DOM
9. 2026-07-29
   days on market $115,000 Active 105 DOM
10. 2026-07-27
    days on market $115,000 Active 103 DOM
11. 2026-07-25
    days on market $115,000 Active 101 DOM
12. 2026-07-24
    days on market $115,000 Active 100 DOM
13. 2026-07-23
    days on market $115,000 Active 99 DOM
14. 2026-07-22
    days on market $115,000 Active 98 DOM
15. 2026-07-21
    days on market $115,000 Active 97 DOM
16. 2026-07-18
    days on market $115,000 Active 94 DOM
17. 2026-07-16
    days on market $115,000 Active 92 DOM
18. 2026-07-15
    days on market $115,000 Active 91 DOM
19. 2026-07-14
    days on market $115,000 Active 90 DOM
20. 2026-07-13
    days on market $115,000 Active 89 DOM
21. 2026-07-12
    days on market $115,000 Active 88 DOM
22. 2026-07-12
    days on market $115,000 Active 87 DOM
23. 2026-07-11
    days on market $115,000 Active 86 DOM
24. 2026-07-09
    days on market $115,000 Active 85 DOM
25. 2026-07-08
    days on market $115,000 Active 84 DOM
26. 2026-07-07
    days on market $115,000 Active 83 DOM
27. 2026-07-06
    days on market $115,000 Active 82 DOM
28. 2026-07-05
    days on market $115,000 Active 81 DOM
29. 2026-07-04
    days on market $115,000 Active 80 DOM
30. 2026-07-03
    days on market $115,000 Active 79 DOM
31. 2026-07-03
    days on market $115,000 Active 78 DOM
32. 2026-07-01
    days on market $115,000 Active 77 DOM
33. 2026-06-30
    days on market $115,000 Active 76 DOM
34. 2026-06-29
    days on market $115,000 Active 75 DOM
35. 2026-06-28
    days on market $115,000 Active 74 DOM
36. 2026-06-27
    days on market $115,000 Active 73 DOM
37. 2026-06-26
    days on market $115,000 Active 71 DOM
38. 2026-06-22
    days on market $115,000 Active 68 DOM
39. 2026-06-19
    days on market $115,000 Active 65 DOM
40. 2026-06-18
    days on market $115,000 Active 64 DOM
41. 2026-06-17
    days on market $115,000 Active 63 DOM
42. 2026-06-16
    days on market $115,000 Active 62 DOM
43. 2026-06-15
    days on market $115,000 Active 61 DOM
44. 2026-06-14
    days on market $115,000 Active 59 DOM
45. 2026-06-12
    days on market $115,000 Active 58 DOM
46. 2026-06-09
    days on market $115,000 Active 55 DOM
47. 2026-06-08
    days on market $115,000 Active 54 DOM
48. 2026-06-07
    days on market $115,000 Active 53 DOM
49. 2026-06-07
    days on market $115,000 Active 52 DOM
50. 2026-06-04
    days on market $115,000 Active 49 DOM

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,042 · $87/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $19,221
• − Mortgage interest: −$6,442
• − Property taxes: −$1,042
• − Insurance: −$575
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$3,345
• Taxable income: $4,742
• Est. tax owed @ 24.0%: −$1,138
• After-tax cash flow: $5,193/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.

Condition & rehab AI · 10 photos

Average 55/100 Cosmetic rehab Est. rehab $8,300–$24,900 screening

This home is in average condition with cosmetic updates needed. It offers a good foundation for a potential buyer looking to make minor improvements.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet

Deferred maintenance Est. $500–$2,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.

Repairs flagged

• Minor roof shingles — visible wear
• Minor exterior paint — gray siding needs touch-up

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood or tile — improves both resale and rental value ↑
• Resale repair roof shingles — fixes visible damage and improves home's condition ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary West Leesville Elementary School F LA #324/646 Nat'l #26,279/41,679 Middle Leesville Junior High School F LA #95/218 Nat'l #7,813/14,009 High Leesville High School F LA #66/265 Nat'l #7,439/17,239

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

B Composite livability gradescore 73/100

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 · 45,401 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: 9% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne story
• Construction: Composition roof
• Exterior features: Porch

Interior

• Kitchen: DishwasherRefrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral airCeiling fan(s)
• Interior features: DishwasherRefrigeratorCentral AirCeiling Fan(s)Central heating

Price history

+202.6% since first listed

13 events — show timeline

• 2026-04-15 Listed $115,000 GFPAR
• 2024-12-02 Sold (Public Records) $93,000 Public Records
• 2024-11-27 Sold (MLS) — GFPAR
• 2024-09-18 Price Changed $95,000 GFPAR
• 2024-09-05 Price Changed $109,000 GFPAR
• 2024-08-16 Price Changed $120,000 GFPAR
• 2024-07-16 Listed $145,000 GFPAR
• 2022-08-09 Sold (MLS) — GFPAR
• 2022-03-16 Price Changed $975 RENT.
• 2019-11-04 Sold (Public Records) $73,500 Public Records
• 2019-08-02 Listed $79,900 GFPAR
• 2009-02-25 Sold (Public Records) $38,000 Public Records
• 2007-09-12 Sold (MLS) — GFPAR

Property tax history

+9.3%/yr

Latest (2025): $1,042 · +137.8% YoY. Source: county tax records.