315 Thaxton Lndg · Anacoco, LA 71403

$98,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 93 Days on market

Built 2011 2,178 sqft lot

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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
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 2011 home is situated on a spacious half-acre lot in the Anacoco school district. This 3-bedroom, 2-bath home offers comfortable living with plenty of outdoor space to enjoy. Conveniently located just 25 minutes from Fort Polk and Toledo Bend, this property offers the perfect balance of peaceful country living with easy access to work and recreation. Whether you're a first-time homebuyer looking for an affordable place to call home or an investor seeking a great rental opportunity, this property checks all the boxes. Call your realtor today!

Key facts

• Half-acre lot
• Outdoor space
• 2,178 sq ft lot

Tags

• HALF-ACRE LOT
• OUTDOOR SPACE
• 25 MINUTES FROM FORT POLK
• 25 MINUTES FROM TOLEDO BEND
• PEACEFUL COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 5.6% in Anacoco — 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 69/100 on livability (#81 in LA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing 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.
• Market conditions: 47 active listings in the ZIP; 26 units permitted in Vernon Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($678 loan paydown + $8k 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.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $89,180 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.97% ✓
• Cap rate: 17.48%
• Cash-on-cash: 39.94%
• DSCR: 2.78
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.7%
• Equity multiple: 4.63×
• Total profit: $99,580
• Equity at exit: $75,572

10-year hold

• IRR: 47.7%
• Equity multiple: 9.96×
• Total profit: $245,726
• Equity at exit: $151,091

Cash invested: $27,440 (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 71403

• Home prices YoY: 4.6%
• Active inventory: 47
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,927 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $913

Break-even live

Break-even rent $771

Max offer price $98,000

Occupancy floor 48%

Sensitivity live

Price	-10% $969	-5% $941	+0% $913	+5% $886	+10% $858
Rent	-10% $761	-5% $837	+0% $913	+5% $989	+10% $1,066
Rate	-1.0pp $963	-0.5pp $938	base $913	+0.5pp $888	+1.0pp $862

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-27
   price $98,000 561-char remark

   Show marketing remark (561 chars)

   This charming 2011 home is situated on a spacious half-acre lot in the Anacoco school district. This 3-bedroom, 2-bath home offers comfortable living with plenty of outdoor space to enjoy. Conveniently located just 25 minutes from Fort Polk and Toledo Bend, this property offers the perfect balance of peaceful country living with easy access to work and recreation. Whether you're a first-time homebuyer looking for an affordable place to call home or an investor seeking a great rental opportunity, this property checks all the boxes. Call your realtor today!

2. 2026-02-23
   listed $105,000 Active 561-char remark

   Show marketing remark (561 chars)

   This charming 2011 home is situated on a spacious half-acre lot in the Anacoco school district. This 3-bedroom, 2-bath home offers comfortable living with plenty of outdoor space to enjoy. Conveniently located just 25 minutes from Fort Polk and Toledo Bend, this property offers the perfect balance of peaceful country living with easy access to work and recreation. Whether you're a first-time homebuyer looking for an affordable place to call home or an investor seeking a great rental opportunity, this property checks all the boxes. Call your realtor today!

3. 2016-01-26
   soldstatus 192-char remark

   Show marketing remark (192 chars)

   FIRST CLASS is exactly what this is. .. .beautiful well maintained 3/2, nice view of the lake, front porch, completely fenced all the way around. Convenience to the lake at an incredible value

4. 2016-01-26
   soldstatus $83,000

   Show marketing remark (192 chars)

   FIRST CLASS is exactly what this is. .. .beautiful well maintained 3/2, nice view of the lake, front porch, completely fenced all the way around. Convenience to the lake at an incredible value

5. 2015-09-21
   listed $79,120 192-char remark

   Show marketing remark (192 chars)

   FIRST CLASS is exactly what this is. .. .beautiful well maintained 3/2, nice view of the lake, front porch, completely fenced all the way around. Convenience to the lake at an incredible value

6. 2013-12-27
   soldstatus $50,000

ⓘ 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: $653 · $54/mo
• Projected year-2 tax: $653 · $54/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 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: $23,127
• − Mortgage interest: −$5,490
• − Property taxes: −$653
• − Insurance: −$490
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$2,851
• Taxable income: $9,943
• Est. tax owed @ 24.0%: −$2,386
• After-tax cash flow: $8,574/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 — 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

• Population (ZIP): 3,792

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 (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%

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

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

+96.0% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $98,000 GFPAR
• 2026-02-23 Listed $105,000 GFPAR
• 2016-01-26 Sold (Public Records) $83,000 Public Records
• 2016-01-26 Sold (MLS) — GFPAR
• 2015-09-21 Listed $79,120 GFPAR
• 2013-12-27 Sold (Public Records) $50,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $653 · -1.3% YoY. Source: county tax records.