2119 Jean St · Leesville, LA 71446

$145,776

4 bd · 2.0 ba · 1,936 sqft · SingleFamily · 64 Days on market

Built 1980 0.48 ac lot $75/sqft · 13% below area Est $167k · 13% 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 +26.3/30.0
• ARV discount +13.2/15.0
• DSCR +8.9/10.0
• 1% rule +6.3/10.0
• Rent growth +4.9/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity or family home. This spacious 4 bedroom 2 full bath offers a large living room with beautiful hardwood floors throughout. Outside you have 2 storage sheds and a beautiful yard with plenty of shade trees and not far from all the amenities Leesville has to offer. Also 15 minutes to Fort Polk.

Key facts

• Shade trees
• Large living room
• Beautiful yard

Tags

• LARGE LIVING ROOM
• HARDWOOD FLOORS
• STORAGE SHEDS
• BEAUTIFUL YARD
• SHADE TREES
• CLOSE TO AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $137k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 7.3% in Leesville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 comparable units currently listed for rent nearby; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $56k; list at $146k implies a 161% gain — meaningful room to come down on a strong offer.

Recommended offer $137,029 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.13% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 7.4

CMA / ARV

• ARV (median comp): $166,834
• List price: $145,776
• Delta: -12.62%
• 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
1908 Circles End	0.51mi	3/2.0 (-1)	1,836 (-5%)	4mo	$233,000	$127	60
2005 Columbus Cir	0.61mi	4/2.0	1,850 (-4%)	8mo	$175,000	$95	57
1213 Port Arthur Ter	0.70mi	3/2.0 (-1)	2,016 (+4%)	4mo	$213,000	$106	52
2004 Columbus Cir	0.55mi	3/2.0 (-1)	1,731 (-11%)	1mo	$192,000	$111	51
2005 Allison St	0.60mi	4/1.0	1,795 (-7%)	15mo	$164,000	$91	43
802 Dennis Ave	0.52mi	3/4.0 (-1)	1,725 (-11%)	2mo	$140,000	$81	43
1032 Hood Ln	0.41mi	4/1.5	1,660 (-14%)	15mo	$75,000	$45	43
1209 Port Arthur Ter	0.73mi	3/2.5 (-1)	1,785 (-8%)	18mo	$245,000	$137	31
109 Nelda	0.73mi	5/2.5 (+1)	2,187 (+13%)	16mo	$155,000	$71	24

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: 5.4%
• Equity multiple: 1.22×
• Total profit: $9,043
• Equity at exit: $21,736

10-year hold

• IRR: 18.8%
• Equity multiple: 2.92×
• Total profit: $78,225
• Equity at exit: $12,604

Cash invested: $40,817 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,645 medium
• Mortgage (P&I): −$764
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $377

Break-even live

Break-even rent $1,167

Max offer price $145,776

Occupancy floor 72%

Sensitivity live

Price	-10% $459	-5% $418	+0% $377	+5% $336	+10% $294
Rent	-10% $247	-5% $312	+0% $377	+5% $442	+10% $507
Rate	-1.0pp $450	-0.5pp $414	base $377	+0.5pp $339	+1.0pp $301

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: $36,444
• Closing costs: $4,373
• 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	44d	1	0.71mi

Listing history 23 events

1. 2026-06-19
   days on market $145,776 Active 64 DOM
2. 2026-06-18
   days on market $145,776 Active 63 DOM
3. 2026-06-17
   days on market $145,776 Active 62 DOM
4. 2026-06-16
   days on market $145,776 Active 61 DOM
5. 2026-06-15
   days on market $145,776 Active 60 DOM
6. 2026-06-14
   days on market $145,776 Active 58 DOM
7. 2026-06-12
   days on market $145,776 Active 57 DOM
8. 2026-06-09
   days on market $145,776 Active 54 DOM
9. 2026-06-08
   days on market $145,776 Active 53 DOM
10. 2026-06-07
    days on market $145,776 Active 52 DOM
11. 2026-06-07
    days on market $145,776 Active 51 DOM
12. 2026-06-04
    days on market $145,776 Active 48 DOM
13. 2026-06-02
    days on market $145,776 Active 47 DOM
14. 2026-06-01
    days on market $145,776 Active 46 DOM
15. 2026-05-31
    days on market $145,776 Active 45 DOM
16. 2026-05-31
    days on market $145,776 Active 44 DOM
17. 2026-04-16
    listed $145,776 Active 315-char remark

    Show marketing remark (315 chars)

    Investment opportunity or family home. This spacious 4 bedroom 2 full bath offers a large living room with beautiful hardwood floors throughout. Outside you have 2 storage sheds and a beautiful yard with plenty of shade trees and not far from all the amenities Leesville has to offer. Also 15 minutes to Fort Polk.

18. 2024-08-22
    historical $1,150
19. 2024-08-19
    price $1,150
20. 2024-06-17
    listed $1,300
21. 2021-06-22
    soldstatus 185-char remark

    Show marketing remark (185 chars)

    4 bedroom 2 bath, two bedrooms are jack n Jill bedrooms with a huge closet shared, dividing the two rooms. Spacious Living room! Tree limb went thru the roof, price deducted for that. .

22. 2021-02-23
    listed $90,000 185-char remark

    Show marketing remark (185 chars)

    4 bedroom 2 bath, two bedrooms are jack n Jill bedrooms with a huge closet shared, dividing the two rooms. Spacious Living room! Tree limb went thru the roof, price deducted for that. .

23. 2007-05-25
    soldstatus $55,833

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,165 · $97/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: $19,734
• − Mortgage interest: −$8,166
• − Property taxes: −$1,165
• − Insurance: −$729
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$4,241
• Taxable income: $2,276
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $3,976/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

+161.1% since first listed

7 events — show timeline

• 2026-04-16 Listed $145,776 GFPAR
• 2024-08-22 Rental Removed $1,150 RENTEC
• 2024-08-19 Price Changed $1,150 RENTEC
• 2024-06-17 Listed for Rent $1,300 RENTEC
• 2021-06-22 Sold (MLS) — GFPAR
• 2021-02-23 Listed $90,000 GFPAR
• 2007-05-25 Sold (Public Records) $55,833 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,165 · -0.8% YoY. Source: county tax records.