Pecan B Plan · Anacoco, LA 71403

$235,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 1004 Days on market

Excellent condition

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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).

• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Open floor plan - Stainless steel appliances - Custom built cabinets - Granite cabinets - Waterproof flooring - Spacious walk-in closet

Key facts

• 2 parking spots
• Listed 1003 days

🏗️ New construction. The $235,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,203.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (21.6% below list).
• Recommended offer: $184k (21.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#81 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment 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.
• 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: 55 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $21k 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.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1004 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,256 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 1004 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.64%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $260,203
• List price: $235,000
• Delta: -9.69%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Holton Harris	1.48mi	3/2.0	1,370 (-2%)	2mo	$199,900	$146	60
270 Mcneely	1.79mi	3/2.0	1,500 (+7%)	2mo	$175,500	$117	52
148 Brentwood	2.12mi	3/2.0	1,726 (+23%)	2mo	$174,000	$101	38
941 Holly Grove Rd	2.04mi	3/2.0	1,768 (+26%)	4mo	$220,000	$124	37
132 Thaxton Landing Rd	1.19mi	3/2.0	1,608 (+15%)	14mo	$189,000	$118	28
710 Holton Harris Rd	1.87mi	2/2.0 (-1)	1,212 (-13%)	14mo	$280,000	$231	26
163 Dogwood Dr	2.11mi	3/2.0	1,814 (+30%)	19mo	$325,000	$179	24
136 Ronayne Dr	0.72mi	3/2.0	1,596 (+14%)	32mo	$232,000	$145	23
161 Robert Jackson Rd	1.89mi	3/2.0	1,185 (-15%)	26mo	$123,000	$104	20
148 Sunshine Dr	2.05mi	3/2.0	1,625 (+16%)	34mo	$183,000	$113	20
523 Vernon Park Rd	1.76mi	3/2.5	1,737 (+24%)	35mo	$235,000	$135	18
289 Ford Stewart Rd	1.64mi	4/2.0 (+1)	1,820 (+30%)	36mo	$252,000	$138	15

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: 16.1%
• Equity multiple: 2.21×
• Total profit: $88,191
• Equity at exit: $200,655

10-year hold

• IRR: 15.6%
• Equity multiple: 4.74×
• Total profit: $272,274
• Equity at exit: $401,166

Cash invested: $72,857 (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 →

Active competition Active MLS

• For sale now: 12 active
• Median asking: $259,000 ($168/sqft)
• Median days on market: 1004 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +10.4% above current asking $/sqft

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

ZIP-level market 71403

• Home prices YoY: 4.6%
• Active inventory: 55
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,843 medium
• Mortgage (P&I): −$1,365
• Tax est. 1.5%: −$325 /mo · $3,903/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-343

Break-even live

Break-even rent $2,276

Max offer price $210,631

Occupancy floor —

Sensitivity live

Price	-10% $-163	-5% $-253	+0% $-343	+5% $-432	+10% $-522
Rent	-10% $-488	-5% $-415	+0% $-343	+5% $-270	+10% $-197
Rate	-1.0pp $-212	-0.5pp $-276	base $-343	+0.5pp $-410	+1.0pp $-479

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: $65,051
• Closing costs: $7,806
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $235,000 Active 1004 DOM
2. 2026-08-07
   days on market $235,000 Active 1003 DOM
3. 2026-08-06
   days on market $235,000 Active 1002 DOM
4. 2026-08-05
   days on market $235,000 Active 1001 DOM
5. 2026-08-04
   days on market $235,000 Active 1000 DOM
6. 2026-08-03
   days on market $235,000 Active 999 DOM
7. 2026-07-31
   days on market $235,000 Active 996 DOM
8. 2026-07-30
   days on market $235,000 Active 995 DOM
9. 2026-07-29
   days on market $235,000 Active 994 DOM
10. 2026-07-27
    days on market $235,000 Active 992 DOM
11. 2026-07-25
    days on market $235,000 Active 990 DOM
12. 2026-07-24
    days on market $235,000 Active 989 DOM
13. 2026-07-23
    days on market $235,000 Active 988 DOM
14. 2026-07-22
    days on market $235,000 Active 987 DOM
15. 2026-07-21
    days on market $235,000 Active 986 DOM
16. 2026-07-18
    days on market $235,000 Active 983 DOM
17. 2026-07-16
    days on market $235,000 Active 981 DOM
18. 2026-07-15
    days on market $235,000 Active 980 DOM
19. 2026-07-14
    days on market $235,000 Active 979 DOM
20. 2026-07-13
    days on market $235,000 Active 978 DOM
21. 2026-07-12
    days on market $235,000 Active 977 DOM
22. 2026-07-12
    days on market $235,000 Active 976 DOM
23. 2026-07-11
    days on market $235,000 Active 975 DOM
24. 2026-07-09
    days on market $235,000 Active 974 DOM
25. 2026-07-08
    days on market $235,000 Active 973 DOM
26. 2026-07-07
    days on market $235,000 Active 972 DOM
27. 2026-07-06
    days on market $235,000 Active 971 DOM
28. 2026-07-05
    days on market $235,000 Active 970 DOM
29. 2026-07-04
    days on market $235,000 Active 969 DOM
30. 2026-07-03
    days on market $235,000 Active 968 DOM
31. 2026-07-03
    days on market $235,000 Active 967 DOM
32. 2026-07-01
    days on market $235,000 Active 966 DOM
33. 2026-06-30
    days on market $235,000 Active 965 DOM
34. 2026-06-29
    days on market $235,000 Active 964 DOM
35. 2026-06-28
    days on market $235,000 Active 963 DOM
36. 2026-06-27
    days on market $235,000 Active 962 DOM
37. 2026-06-26
    days on market $235,000 Active 960 DOM
38. 2026-06-22
    days on market $235,000 Active 957 DOM
39. 2026-06-19
    days on market $235,000 Active 954 DOM
40. 2026-06-18
    days on market $235,000 Active 953 DOM
41. 2026-06-17
    days on market $235,000 Active 952 DOM
42. 2026-06-16
    days on market $235,000 Active 951 DOM
43. 2026-06-15
    days on market $235,000 Active 950 DOM
44. 2026-06-14
    days on market $235,000 Active 948 DOM
45. 2026-06-12
    days on market $235,000 Active 947 DOM
46. 2026-06-09
    days on market $235,000 Active 944 DOM
47. 2026-06-08
    days on market $235,000 Active 943 DOM
48. 2026-06-07
    days on market $235,000 Active 942 DOM
49. 2026-06-07
    days on market $235,000 Active 941 DOM
50. 2026-06-04
    days on market $235,000 Active 938 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,111
• − Mortgage interest: −$14,575
• − Property taxes: −$3,903
• − Insurance: −$1,301
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$7,570
• Taxable loss: −$8,776
• Est. tax savings @ 24.0%: +$2,106
• After-tax cash flow: $-2,005/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 · 4 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a spacious floor plan and modern amenities. It is move-in ready and would benefit from minor updates to enhance its curb appeal and interior finishes.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal ↑
• Both Replace carpet with hardwood flooring — Improves both resale and rental value ↑
• Both Install smart home automation — Enhances home's marketability and energy efficiency ↑

D Composite school gradezoned avg 50/100

Zoned Schools

Elementary Anacoco Elementary School C+ LA #74/646 Nat'l #8,292/41,679 Middle Leesville Junior High School F LA #95/218 Nat'l #7,813/14,009 High Anacoco High School C+ LA #21/265 Nat'l #3,588/17,239

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

C Composite livability gradescore 69/100

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

• County: Vernon · 45,401 people
• Population (ZIP): 3,792
• Household income: $70,925
• Rent vs Own: 14.7% rent · 85.3% own

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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 (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%

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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: ▲ 8.17%
• Current HPI: 186.1416
• Rent YoY: —
• Metro: —
• 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

Price history

1 event — show timeline

• 2023-11-08 Listed $235,000 Zillow