611 Magnolia St · New Llano, LA 71461

$112,000

3 bd · 1.5 ba · 1,173 sqft · SingleFamily · 176 Days on market

Built 1960 0.25 ac lot $95/sqft · 10% below area Est $125k · 10% under

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Why this score? — see what drove the C+ 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 +20.9/30.0
• ARV discount +12.1/15.0
• Appreciation +7.1/10.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• 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

Looking for an affordable home just minutes from Fort Polk? This home delivers both Value and Convenience. This 3 bedroom, 1.5 bath home offers 1173 heated sq ft. Enjoy a functional floorplan and cozy living space. It features a carport and a fenced back yard, ideal for pets or playtime. Located close to post, shopping, dining and local schools. Easy to show, so schedule your showing now.

Key facts

• 0.25 acre lot
• Built 1960
• Listed 176 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (6.2% below list).
• Recommended offer: $99k (12.0% 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 $5k of equity ($774 loan paydown + $5k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $98,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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?
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: 0.94% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.97%
• DSCR: 1.27
• GRM: 8.9

CMA / ARV

• ARV (median comp): $124,787
• List price: $112,000
• Delta: -10.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Magnolia St	0.23mi	3/1.5	1,193 (+2%)	3mo	$65,000	$54	84
603 Magnolia St	0.05mi	3/1.5	1,198 (+2%)	19mo	$130,000	$109	78
609 Magnolia St	0.01mi	3/2.0	1,180 (+1%)	23mo	$100,000	$85	77
606 Elm	0.07mi	3/1.5	1,128 (-4%)	17mo	$120,000	$106	76
710 Hickory St	0.06mi	3/1.5	1,150 (-2%)	22mo	$126,000	$110	75
404 Fir St	0.15mi	4/1.5 (+1)	1,324 (+13%)	4mo	$60,000	$45	64
208 Ivy	0.42mi	3/1.5	1,048 (-11%)	2mo	$110,000	$105	60
405 Birch St	0.50mi	3/1.0	1,185 (+1%)	16mo	$132,000	$111	59
812 Stanton St	0.46mi	3/1.5	1,307 (+11%)	13mo	$145,000	$111	48

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: 15.9%
• Equity multiple: 1.97×
• Total profit: $30,382
• Equity at exit: $57,811

10-year hold

• IRR: 16.8%
• Equity multiple: 3.74×
• Total profit: $85,964
• Equity at exit: $95,382

Cash invested: $31,360 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $156

Break-even live

Break-even rent $853

Max offer price $112,000

Occupancy floor 80%

Sensitivity live

Price	-10% $219	-5% $188	+0% $156	+5% $124	+10% $93
Rent	-10% $73	-5% $114	+0% $156	+5% $197	+10% $239
Rate	-1.0pp $212	-0.5pp $184	base $156	+0.5pp $127	+1.0pp $97

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: $28,000
• Closing costs: $3,360
• 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	44d	1	1.02mi

Listing history 6 events

1. 2026-06-04
   days on market $112,000 Active 176 DOM
2. 2026-06-02
   days on market $112,000 Active 175 DOM
3. 2026-06-01
   days on market $112,000 Active 174 DOM
4. 2026-05-31
   days on market $112,000 Active 173 DOM
5. 2026-05-31
   days on market $112,000 Active 172 DOM
6. 2025-12-09
   listed $112,000 Active 391-char remark

   Show marketing remark (391 chars)

   Looking for an affordable home just minutes from Fort Polk? This home delivers both Value and Convenience. This 3 bedroom, 1.5 bath home offers 1173 heated sq ft. Enjoy a functional floorplan and cozy living space. It features a carport and a fenced back yard, ideal for pets or playtime. Located close to post, shopping, dining and local schools. Easy to show, so schedule your showing now.

ⓘ 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: $475 · $40/mo
• Projected year-2 tax: $616 · $51/mo
• Expected delta: +$141/yr (+$12/mo · 29.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: −$6,274
• − Property taxes: −$475
• − Insurance: −$560
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$3,258
• Taxable income: $17
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $1,867/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

1 event — show timeline

• 2025-12-09 Listed $112,000 GFPAR

Property tax history

-0.1%/yr

Latest (2025): $475 · -4.1% YoY. Source: county tax records.