901 Kings Rd · Leesville, LA 71446

$60,000

3 bd · 1.0 ba · 2,000 sqft · SingleFamily · 213 Days on market

Fair condition 9,583 sqft lot $30/sqft · 63% below area ↓ 26% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-Bedroom , 1 Bath HOME offers the perfect opportunity for investors, flippers, or everyday buyers looking to create instante equity. With a classic layout that includes living room , dining room, kitchen and an extra room , this home has the space and flexibility today buyer's want !!!

Key facts

• 9,583 sq ft lot
• Listed 212 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $821 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.7% 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 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.56% ✓
• Cap rate: 22.72%
• Cash-on-cash: 58.66%
• DSCR: 3.61
• GRM: 3.3

CMA / ARV

• ARV (median comp): $160,741
• List price: $60,000
• Delta: -59.56%
• 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
1213 Port Arthur Ter	0.82mi	3/2.0	2,016 (+1%)	5mo	$213,000	$106	55
802 Dennis Ave	0.18mi	3/4.0	1,725 (-14%)	4mo	$140,000	$81	54
1032 Hood Ln	0.15mi	4/1.5 (+1)	1,660 (-17%)	16mo	$75,000	$45	47
1307 S 11th St	1.11mi	4/2.5 (+1)	1,992 (-0%)	8mo	$265,000	$133	47
1908 Circles End	0.93mi	3/2.0	1,836 (-8%)	5mo	$233,000	$127	43
1007 S 10th St	1.07mi	3/2.0	1,820 (-9%)	8mo	$280,000	$154	39
2004 Columbus Cir	0.98mi	3/2.0	1,731 (-14%)	3mo	$192,000	$111	36
2005 Columbus Cir	1.04mi	4/2.0 (+1)	1,850 (-8%)	10mo	$175,000	$95	35
902 S 10th St	0.99mi	4/2.0 (+1)	1,824 (-9%)	10mo	$240,000	$132	33
2026 Ruth St	0.46mi	2/1.5 (-1)	1,649 (-18%)	17mo	$139,900	$85	32
2005 Allison St	1.04mi	4/1.0 (+1)	1,795 (-10%)	16mo	$164,000	$91	29
1005 W Union St	0.79mi	4/2.0 (+1)	1,695 (-15%)	4mo	$149,000	$88	28

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: 62.8%
• Equity multiple: 4.02×
• Total profit: $50,708
• Equity at exit: $8,946

10-year hold

• IRR: 68.9%
• Equity multiple: 9.84×
• Total profit: $148,471
• Equity at exit: $5,188

Cash invested: $16,800 (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: 13 active · 2 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $140,000 ($75/sqft)
• Median days on market: 114 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +6.7% vs 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: 3.3×

Monthly cashflow live

• Estimated rent: $1,535 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$52 /mo · $621/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $821

Break-even live

Break-even rent $495

Max offer price $60,000

Occupancy floor 42%

Sensitivity live

Price	-10% $855	-5% $838	+0% $821	+5% $804	+10% $787
Rent	-10% $700	-5% $761	+0% $821	+5% $882	+10% $943
Rate	-1.0pp $852	-0.5pp $837	base $821	+0.5pp $806	+1.0pp $790

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: $15,000
• Closing costs: $1,800
• 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	0.81mi

Listing history 50 events

1. 2026-08-08
   days on market $60,000 Active 213 DOM
2. 2026-08-07
   days on market $60,000 Active 212 DOM
3. 2026-08-06
   days on market $60,000 Active 211 DOM
4. 2026-08-05
   pricedays on market $60,000 Active 210 DOM
5. 2026-08-04
   days on market $65,000 Active 209 DOM
6. 2026-08-03
   days on market $65,000 Active 208 DOM
7. 2026-07-31
   days on market $65,000 Active 205 DOM
8. 2026-07-30
   days on market $65,000 Active 204 DOM
9. 2026-07-29
   days on market $65,000 Active 203 DOM
10. 2026-07-27
    days on market $65,000 Active 201 DOM
11. 2026-07-25
    days on market $65,000 Active 199 DOM
12. 2026-07-24
    days on market $65,000 Active 198 DOM
13. 2026-07-23
    days on market $65,000 Active 197 DOM
14. 2026-07-22
    days on market $65,000 Active 196 DOM
15. 2026-07-21
    days on market $65,000 Active 195 DOM
16. 2026-07-18
    days on market $65,000 Active 192 DOM
17. 2026-07-16
    days on market $65,000 Active 190 DOM
18. 2026-07-15
    days on market $65,000 Active 189 DOM
19. 2026-07-14
    days on market $65,000 Active 188 DOM
20. 2026-07-13
    days on market $65,000 Active 187 DOM
21. 2026-07-12
    days on market $65,000 Active 186 DOM
22. 2026-07-12
    days on market $65,000 Active 185 DOM
23. 2026-07-11
    days on market $65,000 Active 184 DOM
24. 2026-07-09
    days on market $65,000 Active 183 DOM
25. 2026-07-08
    days on market $65,000 Active 182 DOM
26. 2026-07-07
    days on market $65,000 Active 181 DOM
27. 2026-07-07
    days on market $65,000 Active 180 DOM
28. 2026-07-03
    days on market $65,000 Active 179 DOM
29. 2026-07-03
    days on market $65,000 Active 178 DOM
30. 2026-07-01
    days on market $65,000 Active 177 DOM
31. 2026-06-30
    days on market $65,000 Active 176 DOM
32. 2026-06-29
    days on market $65,000 Active 175 DOM
33. 2026-06-28
    days on market $65,000 Active 174 DOM
34. 2026-06-27
    days on market $65,000 Active 173 DOM
35. 2026-06-26
    days on market $65,000 Active 171 DOM
36. 2026-06-22
    days on market $65,000 Active 168 DOM
37. 2026-06-19
    days on market $65,000 Active 165 DOM
38. 2026-06-18
    days on market $65,000 Active 164 DOM
39. 2026-06-17
    days on market $65,000 Active 163 DOM
40. 2026-06-16
    days on market $65,000 Active 162 DOM
41. 2026-06-15
    days on market $65,000 Active 161 DOM
42. 2026-06-14
    days on market $65,000 Active 159 DOM
43. 2026-06-12
    days on market $65,000 Active 158 DOM
44. 2026-06-09
    days on market $65,000 Active 155 DOM
45. 2026-06-08
    days on market $65,000 Active 154 DOM
46. 2026-06-07
    days on market $65,000 Active 153 DOM
47. 2026-06-07
    days on market $65,000 Active 152 DOM
48. 2026-06-04
    days on market $65,000 Active 149 DOM
49. 2026-06-02
    days on market $65,000 Active 148 DOM
50. 2026-06-01
    days on market $65,000 Active 147 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: $621 · $52/mo
• Projected year-2 tax: $621 · $52/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 20 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: $18,421
• − Mortgage interest: −$3,361
• − Property taxes: −$621
• − Insurance: −$300
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$1,745
• Taxable income: $9,446
• Est. tax owed @ 24.0%: −$2,267
• After-tax cash flow: $7,589/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 · 3 photos

Fair 45/100 Moderate rehab Est. rehab $50,000–$90,000 screening

This home requires significant repairs and maintenance, including a new roof, exterior painting, driveway repair, and interior wall repair. These updates will significantly increase its value for both resale and rental.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls or siding visible in photos

Repairs flagged

• Major roof — Signs of wear and potential leaks indicate a major repair is needed.
• Major siding — Peeling paint and chipping paint indicate a major repair is needed.
• Major driveway — Cracks and uneven surfaces indicate a major repair is needed.
• Major interior walls — Visible signs of wear and potential issues indicate a major repair is needed.

Value-add opportunities

• Both roof repair — A new roof will significantly improve the home's appearance and increase its value for both resale and rental. ↑
• Both exterior painting — Fresh paint will improve the home's curb appeal and make it more attractive to potential buyers and renters. ↑
• Both driveway repair — A repaired driveway will improve the home's curb appeal and make it more attractive to potential buyers and renters. ↑
• Both interior wall repair — A repaired interior will make the home more attractive to potential buyers and renters and improve its overall condition. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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

Price history

-26.1% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $65,000 GFPAR
• 2026-01-16 Price Changed $70,000 GFPAR
• 2026-01-05 Listed $88,000 GFPAR

Property tax history

+0.7%/yr

Latest (2025): $621 · -0.8% YoY. Source: county tax records.