1000 John Paul Jones Ave · Leesville, LA 71446

$149,900

3 bd · 2.0 ba · 1,356 sqft · SingleFamily · 212 Days on market

8,712 sqft lot $111/sqft · at area comps Est $146k · at est.

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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).

• Cash flow +18.5/30.0
• ARV discount +6.3/15.0
• DSCR +5.8/10.0
• Rent growth +4.9/5.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern Comfort Meets Turn-Key Convenience! This beautifully remodeled residence offers a seamless blend of modern updates and cozy charm. Featuring a bright, open floor plan, this home is completely move-in ready and waiting for you. Forget the stress of moving day. This home comes fully equipped with all appliances, including the washer and dryer. Even better? The furnishings may remain at the buyer's preference, offering a rare opportunity to simply turn the key and start living. Enjoy peace of mind from the recent upgrades, freshly painted interior, durable, waterproof flooring throughout, and a recently updated HVAC system and water heater. The exterior maintenance is done with a brand-new roof and new gutters. A huge living room with striking, solid wood rustic beams that add

Key facts

• 8,712 sq ft lot
• Listed 211 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $144 ($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 $139k (7.4% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising fast (+9.6%/yr); 210 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 0.93% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (median comp): $146,071
• List price: $149,900
• Delta: 2.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Dennis Ave	0.12mi	3/1.0	1,449 (+7%)	6mo	$70,000	$48	74
805 Dennis Ave	0.22mi	3/1.0	1,231 (-9%)	4mo	$91,000	$74	67
1001 Pinckney Ave	0.03mi	3/1.0	1,274 (-6%)	21mo	$115,000	$90	67
1201 John Paul Jones Ave	0.16mi	3/1.0	1,221 (-10%)	6mo	$143,000	$117	66
1007 W Union St	0.70mi	3/1.5	1,353 (-0%)	2mo	$140,000	$103	63
1006 Anderson Dr	0.38mi	3/1.0	1,247 (-8%)	8mo	$33,500	$27	58
512 Whittington St	0.36mi	3/1.5	1,208 (-11%)	9mo	$60,000	$50	56
804 Marvin Ave	0.28mi	3/1.0	1,244 (-8%)	21mo	$106,374	$86	52
913 Dennis Ave	0.10mi	4/2.0 (+1)	1,557 (+15%)	22mo	$157,500	$101	48
303 N Prairie St	0.56mi	3/2.0	1,556 (+15%)	2mo	$165,000	$106	47
507 Whittington St	0.37mi	3/1.0	1,235 (-9%)	20mo	$95,000	$77	47

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: -4.8%
• Equity multiple: 0.81×
• Total profit: $-7,843
• Equity at exit: $22,351

10-year hold

• IRR: 9.7%
• Equity multiple: 1.91×
• Total profit: $38,196
• Equity at exit: $12,961

Cash invested: $41,972 (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 71446

• Home prices YoY: -32.1%
• Rents YoY: 9.6%
• Active inventory: 210
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $144

Break-even live

Break-even rent $1,206

Max offer price $149,900

Occupancy floor 85%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.37mi
1219 Port Arthur Ter Leesville, LA	3.0	2.0	1800	$1,400	$0.78	43d	1	0.55mi
10 Katherine Loop Leesville, LA	3.0	2.0	1106	$1,100	$0.99	43d	1	1.44mi

Listing history 29 events

1. 2026-06-19
   days on market $149,900 Active 212 DOM
2. 2026-06-18
   days on market $149,900 Active 211 DOM
3. 2026-06-17
   days on market $149,900 Active 210 DOM
4. 2026-06-16
   days on market $149,900 Active 209 DOM
5. 2026-06-16
   days on market $149,900 Active 208 DOM
6. 2026-06-04
   days on market $149,900 Active 205 DOM
7. 2026-06-02
   days on market $149,900 Active 204 DOM
8. 2026-06-01
   days on market $149,900 Active 203 DOM
9. 2026-05-31
   days on market $149,900 Active 202 DOM
10. 2026-05-31
    days on market $149,900 Active 201 DOM
11. 2026-03-23
    price $154,900 792-char remark

    Show marketing remark (792 chars)

    Modern Comfort Meets Turn-Key Convenience! This beautifully remodeled residence offers a seamless blend of modern updates and cozy charm. Featuring a bright, open floor plan, this home is completely move-in ready and waiting for you. Forget the stress of moving day. This home comes fully equipped with all appliances, including the washer and dryer. Even better? The furnishings may remain at the buyer's preference, offering a rare opportunity to simply turn the key and start living. Enjoy peace of mind from the recent upgrades, freshly painted interior, durable, waterproof flooring throughout, and a recently updated HVAC system and water heater. The exterior maintenance is done with a brand-new roof and new gutters. A huge living room with striking, solid wood rustic beams that add

12. 2025-12-12
    price $157,500 792-char remark

    Show marketing remark (792 chars)

    Modern Comfort Meets Turn-Key Convenience! This beautifully remodeled residence offers a seamless blend of modern updates and cozy charm. Featuring a bright, open floor plan, this home is completely move-in ready and waiting for you. Forget the stress of moving day. This home comes fully equipped with all appliances, including the washer and dryer. Even better? The furnishings may remain at the buyer's preference, offering a rare opportunity to simply turn the key and start living. Enjoy peace of mind from the recent upgrades, freshly painted interior, durable, waterproof flooring throughout, and a recently updated HVAC system and water heater. The exterior maintenance is done with a brand-new roof and new gutters. A huge living room with striking, solid wood rustic beams that add

13. 2025-11-10
    listed $159,900 Active 792-char remark

    Show marketing remark (792 chars)

    Modern Comfort Meets Turn-Key Convenience! This beautifully remodeled residence offers a seamless blend of modern updates and cozy charm. Featuring a bright, open floor plan, this home is completely move-in ready and waiting for you. Forget the stress of moving day. This home comes fully equipped with all appliances, including the washer and dryer. Even better? The furnishings may remain at the buyer's preference, offering a rare opportunity to simply turn the key and start living. Enjoy peace of mind from the recent upgrades, freshly painted interior, durable, waterproof flooring throughout, and a recently updated HVAC system and water heater. The exterior maintenance is done with a brand-new roof and new gutters. A huge living room with striking, solid wood rustic beams that add

14. 2025-08-28
    price $159,950
15. 2024-12-06
    soldstatus $112,000
16. 2024-12-05
    soldstatus Closed
17. 2024-12-05
    soldstatus
18. 2024-10-28
    price $104,900
19. 2024-09-18
    price $109,900
20. 2024-07-19
    price $114,900
21. 2024-06-21
    listed $120,419 Active
22. 2024-06-20
    listed $104,900
23. 2024-05-10
    historical
24. 2024-05-03
    listed
25. 2016-06-07
    soldstatus $55,000
26. 2016-06-03
    soldstatus
27. 2015-12-09
    listed $59,900
28. 2006-06-01
    soldstatus $67,500
29. 2006-05-31
    soldstatus

ⓘ 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: $1,247 · $104/mo
• Projected year-2 tax: $1,247 · $104/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,649
• − Mortgage interest: −$8,397
• − Property taxes: −$1,247
• − Insurance: −$750
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$4,361
• Taxable loss: −$769
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,908/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 — 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 · 21,275 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: 659.0

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: 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%

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

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

+129.5% since first listed

19 events — show timeline

• 2026-03-23 Price Changed $154,900 GFPAR
• 2025-12-12 Price Changed $157,500 GFPAR
• 2025-11-10 Listed $159,900 GFPAR
• 2025-08-28 Price Changed $159,950 GFPAR
• 2024-12-06 Sold (Public Records) $112,000 Public Records
• 2024-12-05 Sold (MLS) — SWLAR
• 2024-12-05 Sold (MLS) — GFPAR
• 2024-10-28 Price Changed $104,900 GFPAR
• 2024-09-18 Price Changed $109,900 GFPAR
• 2024-07-19 Price Changed $114,900 GFPAR
• 2024-06-21 Listed $120,419 GFPAR
• 2024-06-20 Listed $104,900 SWLAR
• 2024-05-10 Rental Removed — BUILDIUM
• 2024-05-03 Listed for Rent — BUILDIUM
• 2016-06-07 Sold (Public Records) $55,000 Public Records
• 2016-06-03 Sold (MLS) — GFPAR
• 2015-12-09 Listed $59,900 GFPAR
• 2006-06-01 Sold (Public Records) $67,500 Public Records
• 2006-05-31 Sold (MLS) — GFPAR

Property tax history

+5.1%/yr

Latest (2025): $1,247 · +78.9% YoY. Source: county tax records.