216 Magnolia · New Llano, LA 71461

$85,500

3 bd · 1.5 ba · 1,275 sqft · SingleFamily · 102 Days on market

Built 1985 0.25 ac lot $67/sqft · 31% below area Est $125k · 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.3/10.0
• Appreciation +7.1/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WEST NEW LLANO SUBDIVISION, the home features 3 Bedroom, 1.5 Bathroom on a . 25 Acre lot.

Key facts

• 0.25 acre lot
• Built 1985
• Listed 101 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $78k (9.0% below list) — sets the bar for market timing.

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-, schools 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: 14 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 $4k of equity ($591 loan paydown + $4k appreciation (4.2% 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 (4.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $48k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $77,805 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 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?
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: 1.23% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 6.8

CMA / ARV

• ARV (median comp): $124,732
• List price: $85,500
• Delta: -31.45%
• 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
407 Magnolia St	0.14mi	3/1.5	1,352 (+6%)	4mo	$124,500	$92	80
413 Magnolia St	0.17mi	3/1.5	1,193 (-6%)	3mo	$65,000	$54	79
405 Birch St	0.13mi	3/1.0	1,185 (-7%)	16mo	$132,000	$111	67
520 Vernon St	0.19mi	3/1.5	1,389 (+9%)	14mo	$165,000	$119	64
221 Ivy St	0.07mi	3/2.0	1,415 (+11%)	16mo	$99,000	$70	63
404 Fir St	0.54mi	4/1.5 (+1)	1,324 (+4%)	4mo	$60,000	$45	60
504 Magnolia St	0.23mi	4/1.0 (+1)	1,381 (+8%)	11mo	$155,000	$112	59
603 Magnolia St	0.34mi	3/1.5	1,198 (-6%)	19mo	$130,000	$109	58
812 Stanton St	0.61mi	3/1.5	1,307 (+2%)	13mo	$145,000	$111	56
514 Nila Sue Dr	0.21mi	3/1.0	1,399 (+10%)	19mo	$124,000	$89	56
606 Elm	0.39mi	3/1.5	1,128 (-12%)	17mo	$120,000	$106	49
710 Hickory St	0.44mi	3/1.5	1,150 (-10%)	22mo	$126,000	$110	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.33×
• Total profit: $31,814
• Equity at exit: $44,132

10-year hold

• IRR: 22.1%
• Equity multiple: 4.52×
• Total profit: $84,346
• Equity at exit: $72,814

Cash invested: $23,940 (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 71461

• Home prices YoY: 3.8%
• Active inventory: 14
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$448
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $254

Break-even live

Break-even rent $729

Max offer price $85,500

Occupancy floor 71%

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: $21,375
• Closing costs: $2,565
• 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	43d	1	1.44mi

Listing history 29 events

1. 2026-06-19
   days on market $85,500 Active 102 DOM
2. 2026-06-18
   days on market $85,500 Active 101 DOM
3. 2026-06-17
   days on market $85,500 Active 100 DOM
4. 2026-06-16
   days on market $85,500 Active 99 DOM
5. 2026-06-15
   days on market $85,500 Active 98 DOM
6. 2026-06-14
   days on market $85,500 Active 96 DOM
7. 2026-06-12
   days on market $85,500 Active 95 DOM
8. 2026-06-09
   days on market $85,500 Active 92 DOM
9. 2026-06-08
   days on market $85,500 Active 91 DOM
10. 2026-06-07
    days on market $85,500 Active 90 DOM
11. 2026-06-07
    days on market $85,500 Active 89 DOM
12. 2026-06-04
    days on market $85,500 Active 86 DOM
13. 2026-06-02
    days on market $85,500 Active 85 DOM
14. 2026-06-01
    days on market $85,500 Active 84 DOM
15. 2026-05-31
    days on market $85,500 Active 83 DOM
16. 2026-05-31
    days on market $85,500 Active 82 DOM
17. 2026-04-22
    price $99,900 89-char remark

    Show marketing remark (89 chars)

    WEST NEW LLANO SUBDIVISION, the home features 3 Bedroom, 1.5 Bathroom on a . 25 Acre lot.

18. 2026-04-07
    price $119,900 89-char remark

    Show marketing remark (89 chars)

    WEST NEW LLANO SUBDIVISION, the home features 3 Bedroom, 1.5 Bathroom on a . 25 Acre lot.

19. 2026-03-09
    listed $133,000 Active 89-char remark

    Show marketing remark (89 chars)

    WEST NEW LLANO SUBDIVISION, the home features 3 Bedroom, 1.5 Bathroom on a . 25 Acre lot.

20. 2022-08-09
    soldstatus 397-char remark

    Show marketing remark (397 chars)

    Why pay rent when you can be a HOME OWNER!!! This wonderful MOVE-IN READY home in a quiet neighborhood can be yours TODAY. Spacious 3 bedroom 1.5 bath with generous living and kitchen. The fenced-in backyard is great for entertaining. The home is also a short driving distance from the New Llano Park, Scentral Park is 15 minutes from Fort Polk. Please call your REALTOR today and schedule a tour.

21. 2020-07-20
    soldstatus $98,500
22. 2020-02-25
    listed $98,500 397-char remark

    Show marketing remark (397 chars)

    Why pay rent when you can be a HOME OWNER!!! This wonderful MOVE-IN READY home in a quiet neighborhood can be yours TODAY. Spacious 3 bedroom 1.5 bath with generous living and kitchen. The fenced-in backyard is great for entertaining. The home is also a short driving distance from the New Llano Park, Scentral Park is 15 minutes from Fort Polk. Please call your REALTOR today and schedule a tour.

23. 2017-05-01
    soldstatus $89,000
24. 2017-04-28
    soldstatus
25. 2016-12-16
    listed $89,300
26. 2015-03-31
    soldstatus $40,000
27. 2015-03-26
    soldstatus
28. 2014-02-16
    listed $50,000
29. 2014-01-23
    soldstatus $72,000

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,101 · $92/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 3/10 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: $12,600
• − Mortgage interest: −$4,789
• − Property taxes: −$1,101
• − Insurance: −$428
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,487
• Taxable income: $1,779
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $2,618/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
• Population (ZIP): 2,253

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: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: White 36% Black 30% Two or more races 17% Hispanic / Latino 13% Asian 3% Pacific Islander 2% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Romanian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 87% English-only · Spanish 6% German/W. Germanic 1% Korean 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: ▲ 4.16%
• Current HPI: 112.2651
• 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

+38.8% since first listed

13 events — show timeline

• 2026-04-22 Price Changed $99,900 GFPAR
• 2026-04-07 Price Changed $119,900 GFPAR
• 2026-03-09 Listed $133,000 GFPAR
• 2022-08-09 Sold (MLS) — GFPAR
• 2020-07-20 Sold (Public Records) $98,500 Public Records
• 2020-02-25 Listed $98,500 GFPAR
• 2017-05-01 Sold (Public Records) $89,000 Public Records
• 2017-04-28 Sold (MLS) — GFPAR
• 2016-12-16 Listed $89,300 GFPAR
• 2015-03-31 Sold (Public Records) $40,000 Public Records
• 2015-03-26 Sold (MLS) — GFPAR
• 2014-02-16 Listed $50,000 GFPAR
• 2014-01-23 Sold (Public Records) $72,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,101 · -4.1% YoY. Source: county tax records.